09-05-2018 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, September 5, 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:
Norma Hernandez
6:00 PM
City Hall
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Call to Order
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for City Council consideration should complete the Request for
Future Agenda Items form located at the Information Booth. If the issue can be handled administratively
without Council action, notification will be provided. If the item is scheduled for a meeting or study
session, notification of the date will be given.
B - RESERVE TIME TO SPEAK ON AGENDA ITEMS
This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve
time to speak. Please come forward, state your name and address, and the Agenda topic on which you will
be speaking.
DIRECTOR COMMUNICATION
This is an opportunity for the Director to comment on current events, activities, and issues of interest to
the commission.
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Hall County Regional Planning
Commission
Wednesday, September 5, 2018
Regular Meeting
Item A1
Agenda
Staff Contact:
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Staff Summary September 2018 Page 1
Staff Recommendation Summary
For Regional Planning Commission Meeting
September 5, 2018
4.Public Hearing – Substandard and Blight Study: Concerning a study to
determine if the proposed CRA Area #27 qualifies as substandard and
blighted and to forward a recommendation on the study to the Grand Island
City Council. Proposed CRA Area #27 is located 1 block 2.85 acre between
Elm and Cleburn Streets and 6th and 7th Streets in central Grand Island (C-
26-2018GI) (Hearing, Discussion, Action) See full recommendation.
5.Public Hearing – Zoning Regulation Change: Concerning proposed
changes to Chapter 36 of the Grand Island City Code specifically
sections§36-50 Zoning District, Use; §36-64.1 (R-3SL) Medium Density-
Small Lot Residential, §36-72 (M-1) Light Manufacturing Zone and§36-73
(M-2) Heavy Manufacturing. Copies of the proposed changes are available
from the Hall County Regional Planning Commission at 100 E. 1st Street in
Grand Island, Nebraska. (C-28-2018GI) (Hearing, Discussion, Action) These
changes have been brought forward by staff. See full recommendation
6.Public Hearing – Proposed Zoning Change Concerning a proposed
change to zoning on property being platted as Sterling Estates 10th
Subdivision located west of Ebony Lane between The Sterling Apartments
and Sterling Estates Park. Change requested is R-4 High Density
Residential to R-2 Low Density Residential. (C-29-2018GI) (Hearing,
Discussion, Action) This is a staff recommended change based on the 32’
street width along this section of Monarch Avenue. See full
recommendation
7.Preliminary Plat – The Orchard Subdivision located south of Capital Avenue,
east of Beal Street north of the intersection of 12th Street and Lambert
Avenue and west of the railroad tracks. (178 lots and 2 outlots). This
property is zone R-3SL Medium Density Residential Small Lot. The
proposed plat will not comply with the R-3SL minimum lot size unless the
proposed changes to minimum lot area for single family attached houses 3
or more are changed.
Consent Agenda
8.Final Plat – Bruhn Family Subdivision Hall County- A tract of land
consisting of part of the Northeast Quarter (NE1/4) of Section Fifteen (15),
Township Eleven (11) north, Range Eleven (11) west of the 6th P.M., Hall
County, Nebraska. West of Schauppsville Road and south of 13th Street.
This is an existing farmstead subdivision.
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Staff Summary September 2018 Page 2
9.Final Plat – Gooseberry Falls Subdivision Hall County- A tract of land
consisting of all of part of lot 1 Mieth Subdivision and part of the Northeast
Quarter (NE1/4) of Section Twenty-seven (27), Township Twelve (12) north,
Range Twelve (12) west of the 6th P.M., Hall County, Nebraska. West of
Cameron Road and south of White Cloud Road. This subdivision
reconfigures and existing farmstead subdivision squaring off the boundaries.
Meith Subdivision will need to be vacated by the County Board to approve
this reconfiguration.
10.Final Plat – Kings Crossing Subdivision Grand Island - Located between
Husker Highway (U.S. Highway 34) and Lake Street and west of Locust
Street at the southwest corner of the intersection of Locust and Husker
Highway. (3 lots 6.275 acres). This property is zoned B2-General Business
within the Gateway Corridor.
11.Final Plat – GIPS Jefferson Second Subdivision Grand Island- Located
between Broadwell Avenue and Adams Street south of Eighth Street in
Grand Island, Nebraska. (2 lots, 5.507 acres). This property is zoned R-4
High Density Residential.
12.Directors Report
13.Next Meeting October 3, 2018.
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Hall County Regional Planning
Commission
Wednesday, September 5, 2018
Regular Meeting
Item E1
Meeting of August 1, 2018
Staff Contact:
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THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
August 1, 2018
The meeting of the Regional Planning Commission was held Wednesday, August 1st, 2018, at
City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the "Grand Island
Independent" on July 20th, 2018.
Present: Pat O’Neill, Judd Allan Tony Randone
Derek Apfel Carla Maurer Leslie Ruge
Greg Robb Jaye Monter Hector Rubio
Robin Hendricksen
Absent: Dean Kjar,
Other:
Staff: Chad Nabity, Rashad Moxey (excused), Norma Hernandez
Press: Julie Blum, Grand Island Independent.
1. Call to order.
Chairman O’Neill called the meeting to order at 6:00 p.m.
O’Neill stated that this was a public meeting subject to the open meetings laws of the
State of Nebraska. He noted that the requirements for an open meeting are posted on
the wall in the room and easily accessible to anyone who may be interested in reading
them.
O’Neill also noted the Planning Commission may vote to go into Closed Session on
any agenda item as allowed by State Law.
The Commission will discuss and may take action on any item listed on this agenda.
The order of items on the agenda may be reorganized by the Chair to facilitate the flow
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of the meeting to better accommodate the public.
2. Minutes of the July 11th, 2018 meeting.
Ruge stated corrections to be made to the July 11th, 2018 minutes. The dates on
the mailed minutes were not changed from the May meeting they should read
meeting date July 11, 2018 and publication date June 29, 2018.
A motion was made by Hedricksen and seconded by Mauer to approve the
minutes of the July 11th, 2018 meeting as corrected.
The motion carried with nine members in favor (O’Neill, Apfel, Maurer, Robb, Monter,
Allan, Rubio, Hendricksen, and Randone) and one member abstaining (Ruge).
3. Request Time to Speak.
The following requested time to speak during discussion: Andrew Willis, 233 S.
13th Street, Suite 1900, Lincoln, NE Item #6 ; Zach Butz, 308 N. Locust Item #5
Ronald Leggott, 206 E. Plum, Doniphan,NE Item #4, Steve Carmin, 201 E.
Plum Doniphan, NE, Item#4 , Christine Musich, 921 E. 14th St. Item #4, Brad
Sallinger, 921 14th St. Item #4, April Mora, 922 Lambert St. Item #5, William
Marshalek, 922 E 14th, Item # ,
4. Public Hearing- Zoning Change – Concerning an application to rezone lots 30 and 31
for Scudder’s Second Addition to the Village of Doniphan from R3-Multiple Family
Residential District to I-2 Heavy Industrial. This property is located south of Cedar
Street and east of York Street in the Village of Doniphan (C-23-2018D)
O’Neill opened the public hearing.
Nabity explained there is an existing house that faces on to York Street on the west side
of the property and there is farm ground to the north and east. South is residential uses.
The future land use plan for the property in the property shows industrial development
extending the heavy industrial already across the street on the north side of Cedar
Street. It is in a transition area. It can be rezoned extending the zoning district across
the street. Gregg Robb is the owner of the property and would be abstaining from any
action on this item. The comprehensive plan would support this decision if the board
chooses to recommend approval.
Ron Leggott spoke against the property being zoned. He lives across the alley from the
property.
Steve Carmin is opposed to the property being rezoned because it’s on a dead end street
and believes traffic it could bring to the residential area would be a problem.
Brad Sallinger is the applicant applying for the zoning change. He stated their plan is
to build a storage building to store RVs. Ruge asked if the storage was all inside
storage and Mr. Sallinger confirmed it was all inside storage and they would be storing
3 RVs. Mr. Sallinger also stated that the building would big enough to store 5 RVs.
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Mauer asked how would the property be accessed as one side is an easement and the
other side of Cedar Street is not. Chad clarified that Cedar Street is a platted street and
went on to explain that there is a street there, but there have not been any
improvements. The street will remain on the right side of this rezoning. The I-2 Heavy
Industrial use will allow any industrial use.
O’Neill closed the public hearing.
A motion was made by Monter and seconded by Randone to approve the application to
rezone lots 30 and 31 for Scudder’s Second Addition to the Village of Doniphan from
R3-Multiple Family Residential District to I-2 Heavy Industrial.
The motion carried with six members in favor (Apfel, O’Neill, Monter, Rubio,
Hedricksen, Randone) three members voting no (Allan, Ruge and Mauer) and one
member abstaining (Robb)
5. Public Hearing- Zoning Change - Concerning an application to rezone property
proposed for platting as The Orchard Subdivision located south of Capital Avenue, east
of Beal Street north of the intersection of 12th Street and Lambert Avenue and west of
the railroad tracks from LLR Large Lot Residential and R2-Low Density Residential to
R3-SL Medium Density Small Lot Residential. (C-24-2018GI
O’Neill opened the public hearing
Nabity stated since 1995 there have been 4 applications on this property. The proposal
is to rezone the property from an R-2 to an R3-SL Medium Small Lot Residential. This
would extend south to the Lincoln Heights subdivision that would allow for additional
development on this property and some additional density. The area is planned for low
medium density residential district it is consistent with the Future Land use map and
Comprehensive Plan to go to the R2, R3-SL. The preliminary plat is set to go to
council for the September meeting. The property in question does include all the
property that Mr. Hoppe owns with the Orchard LLC and about 70 foot of a back piece
of some property owned by Bill and Julie Ziller. Nabity recommend approval for a
zone change.
Nabity went on to go over details on how the preliminary plat lays out and ties into
Habitat Subdivision to the north. It would be developed in 3 phases. The first phase is
an extension of what is being called 17th Street (not 17th that will be changed), will
bring 17th Street in and bring Peach Street down to 14th Street. Second Phase will
extend Apple Street down to 14th Street. The third phase will be the southern end
connecting Peach Street Apple Street and 13th Street. They are talking 32 foot streets
with offsets with driveways so there is parking on both sides. One issue is the
townhouse lots were set at the same square footage as the other lots and more depth is
needed.
Zach Butz, 308 N. Locust Item #5. Representing Fred Hoppe was available for
questions.
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Ruge asked if the changes that Nabity talked about would affect the zone change.
Nabity clarified that it would not affect the zone change but changes would have to be
made on the preliminary plat before being approved. Nabity said he would recommend
to amend it.
Christine Musich, 921 E. 14th St. Item #5. Christine stated she lived on 14th street right
by the dead end. She asked if the intention is solely for homes or if churches would be
allowed. Chad said zoning would allow churches in the area. No commercial
businesses. He also said they are looking at a park for the residence and a community
center for the residence. Christine wanted to know what the projected time frame would
be. Nabity said they would like to get started on building homes within the next year.
Christine also had concerns with traffic and asked if they would widen the street.
Nabity explained it would stay the same and the street would continue on and have
access to Capital Avenue.
William Marshalek, 922 E. 14th, Mr. Marshalek stated his property is at the dead end
up to 17th Street. He wanted to know if his property would be affected. Mr. Marshalek
did not know if for sure if this on his property or not. Nabity explained if he did not
own the property, then he needed to talk to Mr. Hoppe to settle.
Christine Musich, 921 E. 14th St. Christine asked with this development is there a plan
to connect the Hike and Bike trail to that side of the city. Nabity pointed out not with
this development but the Master Hike and Bike plans will be considering in a couple of
weeks will help identify those opportunities. This subdivision is planning a sidewalk
between the southern end of the subdivision and Lambert Street that will serve children
attending Lincoln School. O’Neill advised for Christine to watch the news because
they have struggled to get people to comment on the master plan.
O’Neill closed the public hearing.
A motion was made by Ruge and seconded by Apfel to approve the rezone property
proposed for platting as The Orchard Subdivision located south of Capital Avenue, east
of Beal Street north of the intersection of 12th Street and Lambert Avenue and west of
the railroad tracks from LLR Large Lot Residential and R2-Low Density Residential to
R3-SL Medium Density Small Lot Residential.
The motion carried with ten members in favor (Apfel, Allan, O’Neill, Ruge, Mauer,
Robb, Monter, Rubio, Hedricksen, and Randone)
6. Request for Conservation Easement - Concerning a Conservation Easement –
Sections 33 and 34 in Township 10 N, Range 10 W. of the 6th P.M. (C-25-2018HC)
Nabity explained in 1983 the Hall County Board approved the conservation easement
for the Crane Trust that they gave the easement to the Nature Conservancy to handle
the management of this property for the Cranes. This additional easement if being
requested by the Army Corps of Engineers. They are looking at taking out a road that
is there and creating some wetlands which are being created to replace wetlands that are
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being disturbed by the hospital.
Three reasons why a conservation easement can be denied 1) It isn’t be consistent with
comprehensive plan, 2) There’s a planned government purpose proposed for the
property. 3) If it is not in conformance with an existent conservation program. The Hall
County Attorney, Sara Carstensen looked at this and statue is any time a conservation
easement is filed it has to go through the process. Nabity recommend to move forward
with this.
Andrew Willis, 233 S. 13th Street Lincoln. Mr. Willis, on behalf of Prataria Venture
was available for questions. Mr. Willis explained the area by the hospital is about 1.89
of wetlands on the site.
O’Neill closed the public hearing.
A motion was made by Hedricksen and seconded by Robb to approve the Concerning a
Conservation Easement – Sections 33 and 34 in Township 10 N, Range 10 W.
The motion carried with nine members in favor (Apfel, Allan O’Neill, Ruge, Mauer,
Monter, Robb, Rubio, and Hedricksen) one member voting no (Randone)
Consent Agenda:
7. Final Plat – Felske Subdivision Hall County- A tract of land consisting of all of lot 1
Felske Subdivision and part of the Southeast Quarter (SE1/4) of Section Twenty-
six(26), Township Twelve (12) north, Range Eleven (11) west of the 6th P.M., Hall
County, Nebraska. Between Nebraska Highway 2 and Abbott Road west of 90th Road.
This is increasing the size of an existing farmstead subdivision.
8. Preliminary and Final Plat – Industrial Foundation Subdivision Grand Island -
Located south of Schimmer Drive west of Blaine Street Grand Island, Nebraska.
Preliminary plat 11 lots one outlot 57.32 acres. Final plat 6 lots and 1 outlot 21.52
acres. This property is zoned M2-Heavy Manufacturing.
Nabity said they have decided to start on the north end. They are looking at 6 smaller
lots. Workable with sewer and water from this side and will continue to farm the
southern portion. They are proposing industrial standard streets which are 30 foot and
40 foot streets.
9. Final Plat – Jensen Subdivison Grand Island- Located north of Capital Avenue and
west of Webb Road in Grand Island, Nebraska. (1 lots, 1 acre). This property is zoned
R-1 Suburban Density Residential.
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Nabity explained this is not an administrative plat because the southern portion of this
is a metes and bounds tract that was not platted. The intent is to hook power up to the
existing garage that was there from the old house. They can’t cross the property line
with power and they don’t want to build across the property line so they are
consolidating it to one lot. There will not be two houses on one lot. The north house is
gone.
10. Final Plat – Prairie Commons 2nd Subdivision – Located south of Husker Highway
and west of U.S. Highway 281 (8 lots, 1 outlot 95.32 acres) Property is zoned CD
Commercial Development Zone, B-2 General Business and RO Residential Office.
This is a replat of the Prairie Commons Subdivision that corrects property lines and
easements and dedicates additional right of way as needed for public streets.
11. Final Plat - Sterling Estates 10th Subdivision – Located north of Sterling Estates Park
between Sunrise Avenue and Ebony Lane (28 Lots, 4.919 acres). This property is
zoned R-4 High Density Residential.
12. Final Plat – Woodland Park 17th Subdivision – Located on the south side of Iowa
Avenue, between Idaho and Independence Avenues (3 lots 0.666 acres). This property
is zoned R-2 Low Density Residential.
Ruge asked if townhomes were being built in the middle of a residential. Nabity stated
it’s an R-2 zone. They are going from 112 foot lots to 66 foot lots. The lots were platted
13 years ago and have not sold. They will possibly do 3 smaller houses. It is consistent
with the consistent with the zoning district.
A motion was made by Ruge and seconded by Allan to recommend approval of all
Consent Agenda Items.
The motion carried with ten members in favor (Apfel, Allan, O’Neill, Ruge, Maurer,
Robb, Monter, Rubio, Hedrickson, and Randone) and one member abstaining from item
#9 (O’Neill).
13. Director’s Report
Nabity stated something would be coming forward with the M-2 manufacturing zone
that was talked about before. He will also be bringing an amended R3-SL.
14. Next Meeting September 5, 2018.
15. Adjourn
O’Neill adjourned the meeting at 6:59 p.m.
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___________________________________________
Leslie Ruge, Secretary
By Norma Hernandez
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Hall County Regional Planning
Commission
Wednesday, September 5, 2018
Regular Meeting
Item F1
Public Hearing - Substandard and Blight Study
Staff Contact:
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1
Agenda Item # 4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
April 16, 2018
SUBJECT:CRA Blight Study (Proposed CRA Area 27) C-27-2018GI
PROPOSAL: Attached is a copy of a Substandard and Blight Study as prepared by Marvin
Planning Consultants entitled “Grand Island NE, Blighted and Substandard Study Area 27”. This
area as defined by the study will be referred to as Community Redevelopment Authority (CRA)
Area 27. The study as prepared and submitted indicates that this property could be considered
substandard and blighted. This only includes property that is located within the municipal limits of
Grand Island. The study as presented shows that this property meets the criteria to be declared
blighted and substandard of its own accord. The Planning Commission recommendation must be
forwarded to the Grand Island City Council within 30 days of making the recommendation.
OVERVIEW
This study is for one full city block (2.85 acres) between Elm and Cleburn Streets and 6th and 7th
Streets in central Grand Island, Hall County, Nebraska (Study Area).
The Statutory authority and direction to the Planning Commission is referenced below to explain the
Planning Commission purpose in reviewing the study:
18-2109. Redevelopment plan; preparation; requirements; planning commission or
board; public hearing; notice; governing body; public hearing; notice.
(1) 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 the public hearings required under this section, declared
such area to be a substandard and blighted area in need of redevelopment.
(2) Prior to making such declaration, the governing body of the city shall conduct
or cause to be conducted a study or an analysis on whether the area is substandard
and blighted and shall submit the question of whether such area is substandard and
blighted to the planning commission or board of the city for its review and
recommendation. The planning commission or board shall hold a public hearing on
the question after giving notice of the hearing as provided in section 18-2115.01.
Such notice shall include a map of sufficient size to show the area to be declared
substandard and blighted or information on where to find such map and shall provide
information on where to find copies of the substandard and blighted study or analysis
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conducted pursuant to this subsection. The planning commission or board shall
submit its written recommendations to the governing body of the city within thirty
days after the public hearing.
(3) Upon receipt of the recommendations of the planning commission or board, or
if no recommendations are received within thirty days after the public hearing
required under subsection (2) of this section, the governing body shall hold a public
hearing on the question of whether the area is substandard and blighted after giving
notice of the hearing as provided in section 18-2115.01. Such notice shall include a
map of sufficient size to show the area to be declared substandard and blighted or
information on where to find such map and shall provide information on where to find
copies of the substandard and blighted study or analysis conducted pursuant to
subsection (2) of this section. At the public hearing, all interested parties shall be
afforded a reasonable opportunity to express their views respecting the proposed
declaration. After such hearing, the governing body of the city may make its
declaration.
(4) Copies of each substandard and blighted study or analysis conducted pursuant
to subsection (2) of this section shall be posted on the city’s public web site or made
available for public inspection at a location designated by the city.
~Reissue Revised Statutes of Nebraska
The attached study does not include a redevelopment plan. If this study is approved subsequent
action will be necessary by both the Planning Commission and the City Council prior to any action
involving Tax Increment Financing or the expenditure of tax dollars from the CRA budget within
this area.
It is appropriate for the planning commission in conducting its review and considering its
recommendation regarding the substandard and blighted designation to:
1.review the study,
2.take testimony from interested parties,
3.make findings of fact, and
4.Include those findings of fact as part of its recommendation to Council.
Blighted and Substandard Defined
The terms blighted and substandard have very specific meanings within the context of the
Community Redevelopment Statutes. Those terms as defined by Statute are included below:
Section 18-2103
Terms, defined.
For purposes of the Community Development Law, unless the context otherwise requires:
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(3) Blighted area means an area (a) which, 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 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. A redevelopment project involving a
formerly used defense site as authorized under section 18-2123.01 shall not count towards the
percentage limitations contained in this subdivision;
(31) 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;
~Reissue Revised Statutes of Nebraska
ANALYSIS-Blight and Substandard Study
The following findings are copied directly from the Study. The analysis of the substandard and
blighted factors is conducted on pages 5 to 10 of the study.
FINDINGS FOR GRAND ISLAND
Study Area 27 has several items contributing to the Blight and Substandard Conditions. These
conditions include:
Blighting Summary
These conditions are contributing to the blighted conditions of the study area.
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Criteria under Part A of the Blight Definition
Substantial number of deteriorating structures
o Within the study are 100.0% of the structures were deemed to be in either average or badly worn condition.
o One structure has been deemed a Problem Property by the Problem Property Team
Deterioration of site or other improvements
o 60% of the road surfaces, including the alley, serving this study area are deteriorating
o 100.0% of the curb and gutter are in a deteriorating state
o Approximately 63.0% of the sidewalk is in a deteriorating state
Diversity of Ownership
o There are 12 different property owners within the study area.
Improper Subdivision or Obsolete Platting
o Portions of HG Clarks Addition, specifically in this case, sit along a ¼ section line and the platted lots also
overlay Grand Island Original Town platting.
Faulty Lot Layout
o Lot 5, Block 18 of HG Clarks Addition has been split into three smaller parcels. The lots are located at the
corner of West 6th Street and North Cleburn Street, facing North Cleburn Street.
Criteria under Part B of the Blight Definition
The average age of the residential or commercial units in the area is at least forty years
o 12 (100.0%) buildings or improvements were determined to be 40 years of age or older
o 0 ( 0.0%) buildings or improvements were determined to be less than 40 years of age
o The average age based upon a cumulative age calculation is 92.3 years.
The other criteria for Blight were not present in the area, these included:
Combination of factors which are impairing and/or arresting sound growth
Stable or decreasing population based upon the last two decennial census
Insanitary and Unsafe Conditions
Dangerous conditions to life or property due to fire or other causes
Defective/Inadequate street layouts
Tax or special assessment delinquency exceeding fair value of the land.
Defective or unusual condition of title,
Unemployment in the designated area is at least 120% of the state or national average.
The per capita income of the area is lower than the average per capita income of the city or village in which the area
is designated.
These issues were either not present or were limited enough as to have little impact on the overall condition of the study
area.
Substandard Summary
Nebraska State Statute requires that “…an area in which there is a predominance of buildings or improvements, whether
nonresidential or residential in character, which, by reason of dilapidation, deterioration, age or obsolescence,
inadequate provision for ventilation, light, air, sanitation, or open spaces, high density of population and overcrowding,
or the existence of conditions which endanger life or property by fire and other causes, or any combination of such
factors, is conducive to ill health, transmission of disease, 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;”
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This Study Area in Grand Island meets the defintion of Substandard as defined in the Revised Nebraska State Statutes.
FINDINGS FOR GRAND ISLAND BLIGHT STUDY AREA #27
Blight Study Area #27 has several items contributing to the Blight and Substandard Conditions. These conditions
include:
Blighted Conditions under Part A
Substantial number of deteriorating structures
Deterioration of site or other improvements
Diversity of Ownership
Improper Subdivision or Obsolete Platting
Faulty Lot Layout
Criteria under Part B of the Blight Definition
The average age of the residential or commercial units in the area is at least forty years
Substandard Conditions
Average age of the structures in the area is at least forty years
RECOMMENDATION:
Blight and Substandard Designation
Planning Commission staff is recommending consideration of the following questions as a starting
point in the analysis of this Study and in making a recommendation on the question of whether the
property in question is blighted and substandard.
Recommend Questions for Planning Commission
Does this property meet the statutory requirements to be considered blighted and
substandard? (See the prior statutory references.)
Are the blighted and substandard factors distributed throughout the Redevelopment Area, so
basically good areas are not arbitrarily found to be substandard and blighted simply because
of proximity to areas which are substandard and blighted? Is development of adjacent
property necessary to eliminate blighted and substandard conditions in the area?
Is public intervention appropriate and/or necessary for the redevelopment of the area?
Will a blight declaration increase the likelihood of development/redevelopment in the near
future and is that in the best interest of the City?
What is the policy of the City toward increasing development and redevelopment in this area
of the City?
Findings of fact must be based on the study and testimony presented including all written
material and staff reports. The recommendation must be based on the declaration, not based on
any proposed uses of the site. All of the testimony, a copy of the study and this memo along
with any other information presented at the hearing should be entered into the record of the
hearing.
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6
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.
___________________ Chad Nabity AICP, Planning Director
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Grand Island, Nebraska
Blight and Substandard Study - Area 27
Completed on behalf of: Keystone Properties
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City of Grand Island, Nebraska • June 2018 Page 1
PURPOSE OF THE BLIGHT AND SUBSTANDARD STUDY
The purpose of completing this Blight and Substandard study is to examine existing conditions
within a specific part of Grand Island. This study has been commissioned by Keystone Properties
in order to analyze the possibility of declaring the area as blighted and substandard.
The City of Grand Island, when considering conditions of Blight and Substandard, will be looking
at those issues and definitions provided for in the Nebraska Community Redevelopment Law as
found in Chapter 18, Section 2104 of the Revised Nebraska State Statutes, as follows:
“The governing body of a city, to the greatest extent it deems to be feasible in
carrying out the provisions of the Community Development Law, shall afford
maximum opportunity, consistent with the sound needs of the city as a whole, to the
rehabilitation or redevelopment of the community redevelopment area by private
enterprises. The governing body of a city shall give consideration to this objective in
exercising its powers under the Community Development Law, including the
formulation of a workable program, the approval of community redevelopment
plans consistent with the general plan for the development of the city, the exercise
of its zoning powers, the enforcement of other laws, codes, and regulations, relating
to the use of land and the use and occupancy of buildings and improvements, the
disposition of any property acquired, and the providing of necessary public
improvements.”
The Nebraska Revised Statutes §18-2105 continues by granting authority to the governing body
for formulation of a workable program; disaster assistance; effect. The statute reads,
“The governing body of a city or an authority at its direction for the purposes of the
Community Development Law may formulate for the entire municipality a workable
program for utilizing appropriate private and public resources to eliminate or prevent
the development or spread of urban blight, to encourage needed urban
rehabilitation, to provide for the redevelopment of substandard and blighted areas,
or to undertake such of the aforesaid activities or other feasible municipal activities
as may be suitably employed to achieve the objectives of such workable program.
Such workable program may include, without limitation, provision for the prevention
of the spread of blight into areas of the municipality which are free from blight
through diligent enforcement of housing, zoning, and occupancy controls and
standards; the rehabilitation or conservation of substandard and blighted areas or
portions thereof by replanning, removing congestion, providing parks, playgrounds,
and other public improvements by encouraging voluntary rehabilitation and by
compelling the repair and rehabilitation of deteriorated or deteriorating structures;
and the clearance and redevelopment of substandard and blighted areas or
portions thereof.”
“Notwithstanding any other provisions of the Community Development Law, where
the local governing body certifies that an area is in need of redevelopment or
rehabilitation as a result of flood, fire, hurricane, earthquake, storm, or other
catastrophe respecting which the Governor of the state has certified the need for
disaster assistance under federal law, the local governing body may approve a
redevelopment plan and a redevelopment project with respect to such area without
regard to the provisions of the Community Development Law requiring a general
plan for the municipality and notice and public hearing or findings other than herein
set forth.”
Based on the Nebraska Revised Statutes §18-2103 the following definitions shall apply:
“Blighted area means an area (a) which, 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
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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 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. A redevelopment project involving a
formerly used defense site as authorized under section 18-2123.01 shall not count
towards the percentage limitations contained in this subdivision;”
“Extremely blighted area means a substandard and blighted area in which: (a) The
average rate of unemployment in the area during the period covered by the most
recent federal decennial census is at least two hundred percent of the average rate
of unemployment in the state during the same period; and (b) the average poverty
rate in the area exceeds twenty percent for the total federal census tract or tracts or
federal census block group or block groups in the area;”
“Substandard area means 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; and”
“Workforce housing means:
(a) Housing that meets the needs of today's working families;
(b) Housing that is attractive to new residents considering relocation to a rural community;
(c) Owner-occupied housing units that cost not more than two hundred seventy-five
thousand dollars to construct or rental housing units that cost not more than two
hundred thousand dollars per unit to construct. For purposes of this subdivision (c),
housing unit costs shall be updated annually by the Department of Economic
Development based upon the most recent increase or decrease in the Producer Price
Index for all commodities, published by the United States Department of Labor, Bureau
of Labor Statistics;
(d) Owner-occupied and rental housing units for which the cost to substantially
rehabilitate exceeds fifty percent of a unit's assessed value; and
(e) Upper-story housing.”
This Blight and Substandard Study is being considered a “micro-blight” area under the definition
established by the City of Grand Island. The Study is intended to give the Grand Island
Community Redevelopment Authority, Hall County Regional Planning Commission and Grand
Island City Council the basis for identifying and declaring Blighted and Substandard conditions
existing within the City’s jurisdiction and as allowed under Chapter 18. Through this process, the
City and property owners will be attempting to address economic and/or social liabilities which
are harmful to the well-being of the entire community.
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The study area can be seen in Figure 1 of this report. A Redevelopment Plan to be submitted in
the future containing, in accordance with the law, definite local objectives regarding
appropriate land uses, improved traffic, public transportation, public utilities and other public
improvements, and the proposed land uses and building requirements in the redevelopment
area and shall include:
• The boundaries defining the blighted and substandard areas in question (including existing
uses and conditions of the property within the area), and
• A list of the conditions present, which qualify the area as blighted and substandard.
BLIGHT AND SUBSTANDARD ELIGIBILITY STUDY
This study targets a specific area within an established part of the community for evaluation. The
area is indicated in Figure 1 of this report. The existing uses in this Micro-blight include residential
uses including accessory uses within the corporate limits of Grand Island.
Through the redevelopment process the City of Grand Island can guide future development
and redevelopment throughout the area. The use of the Community Redevelopment Act by the
City of Grand Island is intended to redevelop and improve the area. Using the Community
Redevelopment Act, the City of Grand Island can assist in the elimination of negative conditions
and implement different programs/projects identified for the City.
The following is the description of the designated area within Grand Island.
Point of beginning is the intersection of the centerlines of West 7th Street and North Elm Street;
thence bearing southeasterly along the centerline of North Elm Street to the intersection of the
centerline of West 6th Street; thence, southwesterly along the centerline of West 6th Street to the
intersection with the centerline of North Cleburn Street; thence, northwesterly along the
centerline of North Cleburn Street to the intersection with the centerline of West 7th Street;
thence, northeasterly along the centerline of West 7th Street to the point of beginning.
Study Area
Figure 1: Study Area Map
Source: Hall County GIS and Marvin Planning Consultants 2018
Note: Lines and Aerial may not match.
EEXXIISSTTIINNGG LLAANNDD UUSSEESS
The term “Land Use” refers to the developed uses in place within a building or on a specific
parcel of land. The number and type of uses are constantly changing within a community and
produce a number of impacts either benefitting or detracting from the community. Existing
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City of Grand Island, Nebraska • June 2018 Page 4
patterns of land use are often fixed in older communities and neighborhoods, while
development in newer areas is often reflective of current development practices.
Existing Land Use Analysis within Study Area
As part of the planning process, a survey was conducted through both in-field observations, as
well as data collection online using the Hall County Assessors website. This survey noted the use
of each parcel of land within the study area. These data from the survey are analyzed in the
following paragraphs.
TABLE 1: EXISTING LAND USE, GRAND ISLAND - 2017
Type of Use Acres Percent of
Developed land
within the Study Area
Percent of
Study Area
Residential 1.59 56.0% 56.0%
Single-family 1.19 42.0% 42.0%
Multi-family 0.40 14.0% 14.0%
Manufactured Housing 0 0.0% 0.0%
Commercial 0 0.0% 0.0%
Industrial 0 0.0% 0.0%
Quasi-Public/Public 0 0.0% 0.0%
Parks/Recreation 0 0.0% 0.0%
Transportation 1.26 44.0% 44.0%
Total Developed Land 2.85 100.0% 100.0%
Vacant/Agriculture 0.00 0.00%
Total Area 2.85 100.0%
Source: Marvin Planning Consultants 2018
Table 1 includes the existing land uses for the entire study area. The table contains the total
acres determined per land use from the survey; next is the percentage of those areas compared
to the total developed land; and finally, the third set of data compare the all land uses to the
total area within the Study Area. The Study Area is made up of single-family (42.0%), multi-family
dwellings (14.0%), Transportation oriented land (street and R.O.W)(44.0%). The entire area
considered completely developed.
Figure 2
Existing Land Use Map
Source: Hall County GIS and Marvin Planning Consultants 2018
Note: Lines and Aerial may not match.
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Legend Average Condition
Badly Worn Condition
Problem Property. Has been on watch
list of Problem Resolution Team
FFIINNDDIINNGGSS OOFF BBLLIIGGHHTT AANNDD SSUUBBSSTTAANNDDAARRDD CCOONNDDIITTIIOONNSS EELLIIGGIIBBIILLIITTYY SSTTUUDDYY
This section of the study examines the conditions found in the study area. The Findings Section
will review the conditions based upon the statutory definitions.
CONTRIBUTING FACTORS
There were a number of conditions examined and evaluated in the field and online. There are a
number of conditions that will be reviewed in detail, on the following pages, while some of the
statutory conditions are not present.
Structural Conditions
Structural conditions were evaluated, structures were either rated as: Very Good, Good, Fair,
Average, or badly worn. The data and rating system comes from the Hall County Assessor’s
database and is the same database used to value properties in the area.
Based upon the data provided to the planning team, the following is the breakdown for
structures in the study area:
• 0 ( 0.0%) structures rated as very good
• 0 ( 0.0%) structures rated as good
• 0 ( 0.0%) structure rated as fair
• 8 (66.7%) structures rated as average
• 4 ( 33.3%) structure rated as badly worn
Figure 3: Structural Conditions
Source: Hall County Assessor and Marvin Planning Consultants 2018
Note: Lines and Aerial may not match.
Based upon these data, an assumption has been made that average condition and less would
constitute less than desirable conditions due to age and conditions. It is common for older
structures to get more maintenance and upkeep in order to maintain a good or higher
condition. Even an average structure will show some signs of deteriorating which in turn can
become a dilapidated structure in the future if it is not addressed over time. Overall, 100.0% of
the structures in this study area are average condition or worse.
Due to the stated conditions found in the Hall County Assessor’s data, the condition of the
structure is a contributing factor.
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Legend Average Sidewalk
Deteriorating Sidewalk
Deteriorating Curb and Gutter
Average Streets
Deteriorating Streets
Completely deteriorated or dirt/gravel
Figure 4: Deterioration of Site or Other Improvements
Source: Hall County GIS, Google Earth and Marvin Planning Consultants 2018
Note: Lines and Aerial may not match.
Deterioration of Site or Other Improvements
Site Improvements Conditions
The properties within the study area are accessed via
West 6th and 7th Streets, North Elm Street, North Cleburn
Street and via the alley. In addition, the entire study area
is served by sidewalk, some setback from the curb and
others immediately behind the curb.
Based upon review of images of the study area, Figure 4
was created. The Figure indicates:
• 60% of the road surfaces, including the alley, serving
this study area are deteriorating
• 100.0% of the curb and gutter are in a deteriorating
state
• Approximately 63.0% of the sidewalk is in a
deteriorating state
Based upon the field analysis, there are sufficient
elements present to meet the definition of deterioration
of site and other improvements in the Study Area.
Age of Structure
Age of structures can be a contributing factor to the blighted and substandard conditions in an
area. Statutes allow for a predominance of structures 40 years of age or older to be a
contributing factor regardless of their condition. The following paragraphs document the
structural age of the structures within the Study Area. Note the age of structure was determined
from the Appraisal data within the Hall County Assessor’s website data.
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TABLE 2: AVERAGE STRUCTURAL AGE, BY METHOD - 2018
Number of Structures Construction date Age Cumulative Age
3 1906 112 336
1 1925 93 429
1 1937 81 510
1 1967 51 561
1 1951 67 628
1 1926 92 720
1 1942 76 796
2 1921 97 990
1 1900 118 1108
Total Cummulative 12 1108
Average Age 92.3 Source: Hall County Assessor’s and Marvin Planning Consultants 2018
Within the study area there are 12 primary structures. After researching the structural age on the
Hall County Assessor’s and Treasurer’s websites, the following breakdown was determined:
• 12 (100.0%) unit was determined to be 40 years of age or older
• 0 ( 0.0%) unit was determined to be less than 40 years of age
However, when examining the age based upon a cumulative approach, as in Table 2, the
average age of the primary structures is equal to 92.3 years; thus, meeting the requirements of
the statutes.
The age of the structures would be a direct contributing factor.
Figure 5: Unit Age Map
Source: Hall County GIS, Hall County Assessor and Marvin Planning Consultants 2018
Note: Lines and Aerial may not match.
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Blighting Summary
These conditions are contributing to the blighted conditions of the study area.
Criteria under Part A of the Blight Definition
• Substantial number of deteriorating structures
o Within the study are 100.0% of the structures were deemed to be in either average or
badly worn condition.
o One structure has been deemed a Problem Property by the Problem Property Team
• Deterioration of site or other improvements
o 60% of the road surfaces, including the alley, serving this study area are deteriorating
o 100.0% of the curb and gutter are in a deteriorating state
o Approximately 63.0% of the sidewalk is in a deteriorating state
• Diversity of Ownership
o There are 12 different property owners within the study area.
• Improper Subdivision or Obsolete Platting
o Portions of HG Clarks Addition, specifically in this case, sit along a ¼ section line and the
platted lots also overlay Grand Island Original Town platting.
• Faulty Lot Layout
o Lot 5, Block 18 of HG Clarks Addition has been split into three smaller parcels. The lots are
located at the corner of West 6th Street and North Cleburn Street, facing North Cleburn
Street.
Criteria under Part B of the Blight Definition
• The average age of the residential or commercial units in the area is at least forty years
o 12 (100.0%) buildings or improvements were determined to be 40 years of age or older
o 0 ( 0.0%) buildings or improvements were determined to be less than 40 years of age
o The average age based upon a cumulative age calculation is 92.3 years.
The other criteria for Blight were not present in the area, these included:
• Combination of factors which are impairing and/or arresting sound growth
• Stable or decreasing population based upon the last two decennial census
• Insanitary and Unsafe Conditions
• Dangerous conditions to life or property due to fire or other causes
• Defective/Inadequate street layouts
• Tax or special assessment delinquency exceeding fair value of the land.
• Defective or unusual condition of title,
• Unemployment in the designated area is at least 120% of the state or national average.
• The per capita income of the area is lower than the average per capita income of the city
or village in which the area is designated.
These issues were either not present or were limited enough as to have little impact on the
overall condition of the study area.
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Substandard Conditions
Average age of the residential/commercial units in the area is at least 40 years
Age of structures can be a contributing factor to the blighted and substandard conditions in an
area. Statutes allow for a predominance of structures 40 years of age or older to be a
contributing factor regardless of their condition. The following paragraphs document the
structural age of the structures within the Study Area. Note the age of structure was determined
from the Appraisal data within the Hall County Assessor’s website data.
TABLE 3: AVERAGE STRUCTURAL AGE, BY CUMMULATIVE METHOD – 2018
Number of Structures Construction date Age Cumulative Age
3 1906 112 336
1 1925 93 429
1 1937 81 510
1 1967 51 561
1 1951 67 628
1 1926 92 720
1 1942 76 796
2 1921 97 990
1 1900 118 1108
Total Cummulative 12 1108
Average Age 92.3 Source: Hall County Assessor’s and Marvin Planning Consultants 2018
Within the study area there is a total of 12 primary structures. After researching the structural age
on the Hall County Assessor’s and Treasurer’s websites, the following breakdown was
determined:
• 12 (100.0%) unit was determined to be 40 years of age or older
• 0 ( 0.0%) unit was determined to be less than 40 years of age
However, when examining the age based upon a cumulative approach, as in Table 2, the
average age of the primary structures is equal to 92.3 years; thus, meeting the requirements of
the statutes.
The age of the structures would be a direct contributing factor.
Figure 6: Unit Age Map
Source: Hall County GIS, Hall County Assessor and Marvin Planning Consultants 2018
Note: Lines and Aerial may not match.
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Substandard Summary
Nebraska State Statute requires that “…an area in which there is a predominance of buildings or
improvements, whether nonresidential or residential in character, which, by reason of
dilapidation, deterioration, age or obsolescence, inadequate provision for ventilation, light, air,
sanitation, or open spaces, high density of population and overcrowding, or the existence of
conditions which endanger life or property by fire and other causes, or any combination of such
factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency,
and crime, (which cannot be remedied through construction of prisons), and is detrimental to
the public health, safety, morals, or welfare;”
This Study Area in Grand Island meets the defintion of Substandard as defined in the Revised
Nebraska State Statutes.
FINDINGS FOR GRAND ISLAND BLIGHT STUDY AREA #27
Blight Study Area #27 has several items contributing to the Blight and Substandard Conditions.
These conditions include:
Blighted Conditions under Part A
• Substantial number of deteriorating structures
• Deterioration of site or other improvements
• Diversity of Ownership
• Improper Subdivision or Obsolete Platting
• Faulty Lot Layout
Criteria under Part B of the Blight Definition
• The average age of the residential or commercial units in the area is at least forty years
Substandard Conditions
• Average age of the structures in the area is at least forty years
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Resolution Number 2018-09
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A BLIGHT AND SUBSTANDARD
STUDY BY THE CITY OF GRAND ISLAND, NEBRASKA; AND APPROVAL OF
RELATED ACTIONS
WHEREAS, the Grand Island City Council at its August 14, 2018 meeting, referred the Blight and
Substandard Study commissioned by Andrew Marsh to the Hall County Regional Planning Commission, (the
“Commission”) for review and recommendation as to its conformity with the general plan for the development of the
City of Grand Island, Hall County, Nebraska, pursuant to the Nebraska Community Development Law, Chapter 18,
Article 21, Reissue Revised Statutes of Nebraska, as amended (the “Act”); and
WHEREAS, the Commission has reviewed said Blight and Substandard Study and confirmed the
following findings:
This property as presented in the study meets the requirements to be declared substandard,
This property as presented in the study meets the requirements to be declared blighted,
The factors are necessary to declare the property blighted and substandard are sufficiently distributed
to impact development across the entire site,
That development of this property to its full potential is in the best interest of the City of Grand Island
and the entire region,
That there are projects ready to develop at this site if they can meet the financial goals of the
developers,
NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL PLANNING
COMMISSION AS FOLLOWS:
Section 1. The Commission hereby recommends approval of the Blight and Substandard Study.
Section 2. All prior resolutions of the Commission in conflict with the terms and provisions of this
resolution are hereby expressly repealed to the extent of such conflicts.
Section 3. This resolution shall be in full force and effect from and after its passage as provided by law.
DATED: September 5, 2108.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
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Hall County Regional Planning
Commission
Wednesday, September 5, 2018
Regular Meeting
Item F2
Public Hearing - Zoning Regulation Change
Staff Contact:
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Agenda Item # 5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
August 27, 2018
SUBJECT:
Concerning proposed amendments to Section 36-56 Zoning Districts/Use;
Section 33-64.1 (R-3SL) Medium Density Residential Small Lot Zone; Section
36-72 (M-1) Light Manufacturing Zone and Section 36-73 (M-2) Heavy
Manufacturing Zone. (C-28-2018GI).
PROPOSAL:
These changes propose to amend the above mentions sections as detailed
below. All of these changes are being proposed by staff to address potential
issues within the regulations as they currently exist.
OVERVIEW:
Proposed Changes to the List of Zoning Districts
In 2017 the Grand Island City Council adopted the R-3SL Zoning District at that
time it was not included in the list of zoning districts the proposed change would
list it with the other zoning districts allowed in the jurisdiction of Grand Island.
§36-50. Zoning Districts; Use
For the purpose of this chapter, the City of Grand Island and its extra-territorial jurisdiction is hereby
divided into 27 zoning districts, designated as follows:
AG-1 Primary Agricultural Zone
AG-2 Secondary Agricultural Zone
AG-SC Special Agricultural / Conservation Zone
AG-SE Special Agricultural / Events Zone
AG-SI Special Agricultural / Industrial Zone
SRC Special Recreation / Conservation Zone
TA Transitional Agricultural Zone
LLR Large Lot Residential Zone
R-1 Suburban Residential Zone
R-2 Low Density Residential Zone
R-3 Medium Density Residential Zone
R3-SL Medium Density Small Lot Residential Zone
R-4 High Density Residential Zone
RO Residential Office Zone
B-1 Light Business Zone
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B-2 General Business Zone
AC Arterial Commercial Overlay Zone
B-3 Heavy Business Zone
ME Industrial Estates Zone
M-1 Light Manufacturing Zone
M-2 Heavy Manufacturing Zone
M-3 Mixed Use Manufacturing Zone
CD Commercial Development Zone
TD Travel Development Zone
RD Residential Development Zone
A Airport Zone
GCO Gateway Corridor Overlay District
M and MD Manufactured Home Overlay Zone
Proposed Changes to the R-3SL Zoning District
This district was adopted in October of 2017 and we are starting to get the first
subdivisions designed for the housing this district can provide. One issue that
has become apparent is that it is not practical to require the same lot area for
attached single units with 3 or more attached units as would be required for
either single family units or two unit townhomes. The suggested changes would
reduce the minimum lot area to 2100 square feet. This would allow a structure
with an area of 1050 square feet to be built on the property and has area
proportional to the outside lots that require a 10 foot side yard setback (34 foot
minimum lot width). The changes suggested also clarify when a 24 foot lot width
is allowed, only with 3 or more attached single family dwellings. A two unit town
home would require a minimum lot width of 35 feet and area of 3000 square feet
for each lot.
This example below shows how a 35 foot wide by 87.5 foot long (just over 3000
square feet) lines up with lots of the same depth planned for 3 or more attached
single family homes in this example 5, all of which have a width of 24 feet. The
internal lots all have a depth of 87.5 feet and width of 24 feet so they are 2100
square feet. The second example shows that in order to make the 24 foot lots
3000 square feet it is necessary to increase the depth of the lots to 125 feet while
the wider lots are only 87.5 feet.
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Figure 1 Interior 24 foot wide lots are 2100 square feet
Figure 2 Interior 24 foot wide lots are 3000 square feet
§36-64.1 (R-3SL) Medium Density-Small Lot Residential Zone
Intent: To provide for residential uses at a maximum density of fourteen to fifteen dwelling units per
acre with supporting community facilities. This zoning district is sometimes used as a transitional zone
between lower density residential zones and higher density residential, office, business, or manufacturing
Grand Island Regular Meeting - 9/5/2018 Page 39 / 87
zones. Specifically this zoned is intended to provide market flexibility regarding lot size and housing
configuration.
(A) Permitted Principal Uses: The following principal uses are permitted in the (R-3SL) Medium Density
Small Lot Residential Zoning District.
(1) Dwelling units
(2) Truck, bush and tree farming, provided, there is no display or sale at retail of such products on the
premises
(3) Public parks and recreational areas
(4) Country clubs as defined herein
(5) Public, parochial and private schools having a curriculum equivalent to an elementary or higher
educational level and colleges offering courses of general instruction, including convents, monasteries,
dormitories and other related living structures when located on the same site as the college.
(6) Churches, synagogues, chapels, and similar places of religious worship and instruction of a quiet
nature.
(7) Utility substations necessary to the functioning of the utility, but not including general business
offices, maintenance facilities and other general system facilities, when located according to the yard
space rules set forth in this section for dwellings and having a landscaped or masonry barrier on all
sides. Buildings shall be of such exterior design as to harmonize with nearby properties.
(8) Public and quasi-public buildings for cultural use
(9) Railway right-of-way, but not including railway yards or facilities
(10) Off street parking lots for residents and guests
(B) Conditional Uses: The following uses are subject to any conditions listed in this chapter and are subject
to other conditions relating to the placement of said use on a specific tract of ground in the (R-3SL)
Medium Density Small Lot Residential Zoning District as approved by City Council.
(1) Nonprofit community buildings and social welfare establishments other than those providing living
accommodations
(2) Driveways, parking lots, or buildings when directly associated with or accessory to a permitted
principal use in an adjacent zone.
(3) Preschools, nursery schools, day care centers, children's homes, and similar facilities
(4) Towers
(5) Off-street parking areas for schools and places of religious worship/instruction on lands adjacent to
and within three hundred (300.0) feet of the principal building associated with the aforementioned
uses.
(6) All other Conditional Uses indicated as conditional within the Zoning Matrix [Attachment A
hereto]
(C) Permitted Accessory Uses:
(1) Customary home occupations
(2) Buildings and uses accessory to the permitted principal use
(D) Space Limitations:
Uses Minimum Setbacks
A B C D E
Minimum
Parcel
Area
(feet)
Minimum Lot Area
per Dwelling Unit
Minimum Lot Width
(feet)
Front
Yard
(feet)
Rear
Yard
(feet)
Side
Yard
(feet)
Street
Side
Yard
(feet)
Maximum
Ground
Coverage
MaximumBuilding Height
(feet)
Permitted
Uses
3,000 3,000 35 20*15 5 10 50%35
Grand Island Regular Meeting - 9/5/2018 Page 40 / 87
Conditional
Uses
3,000 3,000 35 20*15 5 10 50%35
Attached
Single
Family
Dwelling
Units
21003000 21003000 24 20*15 10 10 50%35
(E) Miscellaneous Provisions:
(1) Supplementary regulations shall be complied with as defined herein
(2) Only one principal building shall be permitted on one zoning lot except as otherwise provided
herein.
(3) Front yard setback may be reduced to 10 foot if paved access easements and parking (garage counts
as parking) is provide at the back of each lot.
(4) Sideyard setback for attached single family dwellings shall be reduced to 0 feet on all lots with
contiguous attached units
Proposed changes to the M1 Light Manufacturing Zone and M2 Heavy
Manufacturing Zone relative to dwelling units
Previous versions of the Grand Island zoning regulations have allowed limited
residential uses in the Manufacturing Districts in the form of a night watchman’s
quarters. In 2004, with the revision of the regulations, those provisions were
removed from the regulations and after that time no new residential structures
were to be constructed within these districts. The biggest issue staff had at the
time was how to define the night watchman’s quarters. If it really was intended
for a night watchman did it need to or should it even include a bed.
The City is currently dealing with a few cases where people have illegally added
residential units within the M2 Heavy Manufacturing district. Since we used to
allow the night watchman’s quarters not every apartment within a building in
these districts is illegal so it is necessary to prove that the unit was not there prior
to 2004. This adds to the issues in clearing these cases up.
We already permit a mix of residential and commercial or manufacturing uses in
the all of our commercial zones except the CD Commercial Development zone a
planned unit development and in the M3 Mixed Use Manufacturing zone.
This proposed change would make it easier to enforce building and fire codes on
these properties as people could actually apply for a permit and get inspections
on these projects. Under the current regulations anyone that builds a new one of
these units in an existing building is doing so with no inspection or review for
safety of the occupants of either the dwelling or the business. The changes as
drafted will not permit the construction of a single family house or multiple
dwellings within a single building. Owners would be limited to one dwelling unit
within a building that would otherwise be a permitted use.
Grand Island Regular Meeting - 9/5/2018 Page 41 / 87
The downside to allowing this use in the Manufactuing districts is that it may
increase the likelihood of conflicts between the dwellings a permitted use and the
other uses that are permitted. If the dwellings that are constructed in these
buildings are done so illegally it is unlikely that the people living in them will
complain about the activities of their neighbors.
§36-72. (M-1) Light Manufacturing Zone
Intent: The intent of this zoning district is to provide for light fabrication, service, warehousing,
administrative and research uses within a zoning district having generally limited public contact and
requiring some minimal landscaping standards.
(A) Permitted Principal Uses: The following principal uses are permitted in the (M-1) Light Manufacturing
Zoning District.
(1) Administrative, executive, professional, research and similar office use having limited contact with
the public
(2) Agriculture, including the raising of field crops, tree and bush crops, animals and fowls, but not
including feed lots, poultry farms, fur farms, and commercial kennels
(3) Buildings and installations for public utilities; facilities shall observe yard space requirements but
shall not be subject to minimum area or width requirements
(4) Railway right-of-way, but not including railway yards or facilities
(5) Radio and television stations, private clubs, and meeting halls
(6) Manufacture, processing, assembly, fabrication or storage of non-hazardous products and materials
(7) Parking Lot
(8) Other uses found in the Zoning Matrix [Attachment A hereto]
(B) Conditional Uses: The following uses are subject to any conditions listed in this chapter and are subject
to other conditions relating to the placement of said use on a specific tract of ground in the (M-1) Light
Manufacturing Zoning District as approved by City Council.
(1) Gravel, sand, or dirt removal, stockpiling, processing or distribution, and batching plant
(2) Concrete or cement products manufacturing and batching plant.
(3) Truck terminal, tractor, trailer, or truck storage, including maintenance facilities
(4) Contractor's storage yard or plant
(5) Motels and hotels
(6) Towers
(C) Permitted Accessory Uses:
(1) Sales of new merchandise when same is manufactured, processed, assembled, fabricated or stored
on the premises
(2) Buildings and uses accessory to the permitted principal use
(3) A single dwelling unit occupying not more than 50% of the space located within the permitted
principal structure on the property.
(D) Specifically Excluded Uses:
(1) Any residential use Residences as a principal use
(2) Manufactured homes and manufactured home parks
(3) Churches, schools, institutions and other public and semi-public uses except for trade and
vocational schools
(E) Space Limitations:
Uses Minimum Setbacks
A B C D E
Minimum
Parcel
Area
(feet)
Minimum LotWidth
(feet)
Front
Yard
(feet)
Rear
Yard
(feet)
Side
Yard
(feet)
Street
Side
Yard
(feet)
Maximum
Ground
Coverage
MaximumBuilding Height
(feet)
Permitted
Uses
20,000 100 351 20 10 10 50%50
Grand Island Regular Meeting - 9/5/2018 Page 42 / 87
Conditional
Uses 20,000 100 351 20 10 10 50%50
1with 15 feet adjacent to a street landscaped to satisfaction of the zoning official.
(F) Miscellaneous Provisions:
(1) Supplementary regulations shall be complied with as defined herein
(2) Landscaping shall be provided and maintained by the owner or developer within the 15 feet
adjacent to a street; landscaping shall include but is not limited to, screen planting, lawn area, trees,
shrubs, fences and walls; all landscaping shall be planned and maintained to the satisfaction of the
zoning official.
(3) Only one principal building shall be permitted on one zoning lot except as otherwise provided
herein.
§36-73. (M-2) Heavy Manufacturing Zone
Intent: The intent of this zoning district is to provide for the greatest amount of manufacturing,
warehousing, wholesaling and business uses. Conditional use permits are required for those uses with more
significant health and safety concerns.
(A) Permitted Principal Uses:
(1) Administrative, executive, professional, research and similar office use having limited contact with
the public
(2) Agencies as found in the Zoning Matrix [Attachment A hereto]
(3) Agriculture, including the raising of field crops, tree and bush crops, animals and fowl, but not
including feed lots, poultry farms, and fur farms
(4) Concrete or cement products manufacturing and batching plant
(5) Contractors storage yard or plant
(6) Gravel, sand or dirt removal, stockpiling, processing or distribution, and batching plant
(7) Manufacture, processing, assembly, fabrication and/or storage of non-hazardous products and
materials
(8) Mortuaries, funeral homes, and funeral chapels
(9) Parking Lot
(10) Office and office buildings for professional and personal services as found in the Zoning Matrix
[Attachment A hereto]
(11) Outdoor sales and rental lots for new or used automobiles, boats, motor vehicles, trailers,
manufactured homes, farm and construction machinery
(12) Radio and television stations, private clubs and meeting halls
(13) Railway right-of-way, including yards and facilities
(14) Stores and shops that conduct retail business, provided, all activities and display goods are carried
on within an enclosed building except that green plants and shrubs may be displayed in the open, as
per the Zoning Matrix [Attachment A hereto]
(15) Stores and shops for the conduct of wholesale business, including sale of used merchandise
(16) Truck, bush and tree farming, provided, there is no display or sale at retail of such products on the
premises
(17) Truck terminal, tractor, trailer, or truck storage, including maintenance facilities
(18) Utility substations necessary to the functioning of the utility, but not including general business
offices, maintenance facilities and other general system facilities, when located according to the yard
space rules set forth in this section for dwellings and having a landscaped or masonry barrier on all
sides. Buildings shall be of such exterior design as to harmonize with nearby properties
(19) Vocational or trade schools, business colleges, art and music schools and conservatories, and
other similar uses
(20) Other uses found in the Zoning Matrix [Attachment A hereto]
(B) Conditional Uses: The following uses are subject to any conditions listed in this chapter and are subject
to other conditions relating to the placement of said use on a specific tract of ground in the (M-2) Heavy
Manufacturing Zoning District as approved by City Council.
(1) Automobile wrecking yard
(2) Acid or acid by-products manufacture
(3) Ammonia bleaching powder, chlorine, perozylin or celluloid manufacture
Grand Island Regular Meeting - 9/5/2018 Page 43 / 87
(4) Explosives manufacture or storage
(5) Garbage, refuse, offal or dead animal reduction or disposal area
(6) Glue manufacture, fat rendering, distillation of bones or by-products
(7) Meat packing plants, including poultry and animal slaughterhouses and abattoirs
(8) Milling or smelting of ores
(9) Petroleum refining
(10) Motels and hotels
(11) Petroleum refining
(12) Stock or feed yards
(13) Salvage yard
(14) Tanning, curing, or storage of hides or skins
(15) Towers
(C) Permitted Accessory Uses:
(1) Buildings and uses accessory to the permitted principal uses
(2) A single dwelling unit occupying not more than 50% of the space located within the permitted
principal structure on the property.
(D) Specifically Excluded Uses:
(1) Any residential use Residences as a principal use
(2) Manufactured homes, and manufactured home parks
(3) Churches, schools, institutions and other public and semi-public uses except for trade and
vocational schools
(E) Space Limitations:
Uses Minimum Setbacks
A B C D E
Minimum
Parcel
Area
(feet)
Minimum LotWidth
(feet)
Front
Yard
(feet)
Rear
Yard
(feet)
Side
Yard
(feet)
Street
Side
Yard
(feet)
Maximum
Ground
Coverage
MaximumBuilding Height
(feet)
Permitted
Uses
6,000 50 10 01 02 10 65%-
Conditional
Uses 6,000 50 10 01 02 10 65%-
1 None when bounded by an alley, otherwise 10 feet
2 No required Side Yard Setback, but if provided, not less than 5 feet or unless adjacent to a parcel whose zone requires
a side yard setback, then 5 feet. When adjacent to a public alley, the setback is optional and may range from 0 feet to 5
feet.
(F) Miscellaneous Provisions:
(1) Supplementary regulations shall be complied with as defined herein
(2) Only one principal building shall be permitted on one zoning lot except as otherwise provided
herein.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island
City Council approve the changes to the Grand Island Zoning Ordinances as
presented.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 9/5/2018 Page 44 / 87
Hall County Regional Planning
Commission
Wednesday, September 5, 2018
Regular Meeting
Item F3
Public Hearing - Proposed Zoning Change - Sterling Estates C-29-
2018GI
Staff Contact:
Grand Island Regular Meeting - 9/5/2018 Page 45 / 87
Agenda Item ?
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
August 27, 2018
SUBJECT: Zoning Change (C-29-2018GI)
PROPOSAL:The Regional Planning Department staff is recommending that a change
of zoning be considered for property being platted as Sterling Estates Tenth Subdivision.
This is An application has been made to rezone 4.919 acres south of Capital Avenue,
north of Sterling Estates Park between Ebony and Sunrise north from R4 High Density
Residential to R2 Low Density Residential.. The developers have built 64 town homes
around the south and west side of Sterling Estates Park and are planning to build an
additional 28 units on the north side on either side of Monarch Avenue. Monarch
Avenue was built as a 32 foot wide street with parking allowed on the north side of the
street and restricted from the south side.
OVERVIEW:
Site Analysis
Current zoning designation:R4- High Density Residential
Permitted and conditional uses:R4-
Residential uses at a density of 43 dwelling units
per acre with 60% coverage, recreational uses,
non-profit and institutional uses along with
agricultural use
Comprehensive Plan Designation:Low to Medium Density Residential and Medium
Density Residential to Office
Existing land uses.Vacant Undeveloped Property
Adjacent Properties Analysis
Current zoning designations:West: R1- Suburban Density Residential
East and South: R4-High Density Residential
North: RD Residential Development Zone
Permitted and conditional uses:R1- Agricultural uses, recreational uses and
residential uses at a density of 4 dwelling units per
acre R4- Residential uses at a density of 43
dwelling units per acre with 60% coverage,
recreational uses, non-profit and institutional uses
along with agricultural uses. RD - Residential uses
at a density of 43 dwelling units per acre with 50%
coverage. This is a planned development and must
be approved by Council.
Comprehensive Plan Designation:East South and North: Medium Density
Residential to Office Use
West: Low to Medium Density Residential
Existing land uses:North: Farm Ground
Grand Island Regular Meeting - 9/5/2018 Page 46 / 87
East: Townhouse development similar to the
proposed development here with 37, streets,
West: Farm house and farm ground
South: City Park, Townhouse development similar
to the proposed development here with 37, streets,
EVALUATION:
Positive Implications:
In general conformance with the City’s Comprehensive Land Use Plan: This
particular site is designated both Low to Medium Density Residential and Medium
Density Residential to Office uses within the plan lower densities to the west and
higher densities to the east.
Will limit the density of dwelling along the narrower street: As planned the proposed
development will be the same as the other units built around the park. Each unit has
a 2 car garage and 2 parking spaces off street in front of the garage. Because the
street is narrower here, and there is less on street parking allowed, this will help
insure that in the future densities do not increase without consideration of the impact
of higher density on the parking area available?
Monetary Benefit to Applicant: As always this change has the potential to benefit the
applicant monetarily.
Negative Implications:
None foreseen
Other
The reason that staff is suggesting this change is to avoid problems with parking
availability in the future. It is likely that the current developer will finish this out with
townhomes as planned and rezoning would not be necessary. It is also possible that
one or more of these lots could be developed with apartment buildings containing up to 6
dwelling units based on the current zoning. That would most likely result in an issue with
parking especially with the limited street parking.
This particular site will serve as a good test for narrower streets with similar housing on
both the north and south sides of the park and different size streets on the north and
south side of the park.
Grand Island Regular Meeting - 9/5/2018 Page 47 / 87
Figure 1 Future Land Use Map from the Grand Island Comprehensive Plan
Grand Island Regular Meeting - 9/5/2018 Page 48 / 87
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island City
Council change the zoning on this site from R4-High Density Residential to R2- Low
Density Residential.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 9/5/2018 Page 49 / 87
Hall County Regional Planning
Commission
Wednesday, September 5, 2018
Regular Meeting
Item J1
Final Plat - Bruhn Family Subdivision Hall County
Staff Contact:
Grand Island Regular Meeting - 9/5/2018 Page 50 / 87
August 23st, 2018
Dear Members of the Board:
RE: Final Plat – Subdivision List.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a list of Subdivision Plats, for properties located in Hall County,
Nebraska as attached.
You are hereby notified that the Regional Planning Commission will consider these
Subdivision Plats at the next meeting that will be held at 6:00 p.m. on September
5th, 2018, in the City Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
CC: City Clerk
City Attorney
City Public Works
City Utilities
City Building Director
County Assessor/Register of Deeds
Manager of Postal Operations
Applicant’s Surveying Company
Applicant
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 9/5/2018 Page 51 / 87
Name Acres Lots Legal Description
Bruhn Subdivision 2.989 1 A tract of land comprising a part of the Northeast Quarter (NE1/4) Section Fifteen (15),
Township Eleven (11) north, Range Eleven (11) west of the 6th P.M., Hall County,
Nebraska.
GIPS Jefferson Second Subdivision 5.507 2 A replat of all lots 1 and 2, GIPS Jefferson Subdivision and all of lots 2-4, block 14, in
Wallichs Addition. All in the City of Grand Island, Hall County, Nebraska.
Gooseberry Falls Subdivision 3.298 1
A tract of land comprising a part of the Northeast Quarter (NE1/4) Section Twenty Seven
(27), Township Twelve (12) north, Range Twelve (12) west of the 6th P.M., Hall County,
Nebraska.
Kings Crossing Subdivision 6.275 2 A tract of land consisting of part of the Northeast Quarter of the Northeast Quarter (NE
1/4, NE1/4) Section Thirty-three (33), Township Eleven( 11) North, Range Nine (9) west
of the 6th P.M., City of Grand Island, Hall County, Nebraska.
The Orchard Subdivision
**(Preliminary Plat Update)23.81 182
That part of the East half of the Northwest Quarter of Section 10, Township 11 north, Range
9 west of the 6th Principal Meridian, Hall County Nebraska, lying west of the Westerly right-
of-way line of the Union Pacific Railroad company, except the northerly 581.50 feet thereof;
the easterly 35.00 feet of lot 8, Norwood Subdivision; and the easterly 75.00’ of lot 2 ,
except the north 85.00’, Norwood Subdivision, and the easterly 75.00’ of lots 3,4&5,
Norwood Subdivision; and that part of Southwest Quarter of the Northwest Quarter of said
section 10.
Grand Island Regular Meeting - 9/5/2018 Page 52 / 87
Grand Island Regular Meeting - 9/5/2018 Page 53 / 87
SCHAUPPSVILLE RD N13TH ST W
Bruhn FamilySubdivision
Scale:NONEFor Illustration Purposes
¬Proposed Area
Legend
Subdivision Location Map
Grand Island Regular Meeting - 9/5/2018 Page 54 / 87
SCHAUPPSVILLE RD N13TH ST W
Bruhn FamilySubdivision
Scale:NONEFor Illustration Purposes
¬Proposed Area
Legend
Subdivision Location Map
Grand Island Regular Meeting - 9/5/2018 Page 55 / 87
Grand Island Regular Meeting - 9/5/2018 Page 56 / 87
Grand Island Regular Meeting - 9/5/2018 Page 57 / 87
Grand Island Regular Meeting - 9/5/2018 Page 58 / 87
Grand Island Regular Meeting - 9/5/2018 Page 59 / 87
Hall County Regional Planning
Commission
Wednesday, September 5, 2018
Regular Meeting
Item J2
Final Plat - Gooseberry Falls Subdivision Hall County
Staff Contact:
Grand Island Regular Meeting - 9/5/2018 Page 60 / 87
August 23st, 2018
Dear Members of the Board:
RE: Final Plat – Subdivision List.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a list of Subdivision Plats, for properties located in Hall County,
Nebraska as attached.
You are hereby notified that the Regional Planning Commission will consider these
Subdivision Plats at the next meeting that will be held at 6:00 p.m. on September
5th, 2018, in the City Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
CC: City Clerk
City Attorney
City Public Works
City Utilities
City Building Director
County Assessor/Register of Deeds
Manager of Postal Operations
Applicant’s Surveying Company
Applicant
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 9/5/2018 Page 61 / 87
Name Acres Lots Legal Description
Bruhn Subdivision 2.989 1 A tract of land comprising a part of the Northeast Quarter (NE1/4) Section Fifteen (15),
Township Eleven (11) north, Range Eleven (11) west of the 6th P.M., Hall County,
Nebraska.
GIPS Jefferson Second Subdivision 5.507 2 A replat of all lots 1 and 2, GIPS Jefferson Subdivision and all of lots 2-4, block 14, in
Wallichs Addition. All in the City of Grand Island, Hall County, Nebraska.
Gooseberry Falls Subdivision 3.298 1
A tract of land comprising a part of the Northeast Quarter (NE1/4) Section Twenty Seven
(27), Township Twelve (12) north, Range Twelve (12) west of the 6th P.M., Hall County,
Nebraska.
Kings Crossing Subdivision 6.275 2 A tract of land consisting of part of the Northeast Quarter of the Northeast Quarter (NE
1/4, NE1/4) Section Thirty-three (33), Township Eleven( 11) North, Range Nine (9) west
of the 6th P.M., City of Grand Island, Hall County, Nebraska.
The Orchard Subdivision
**(Preliminary Plat Update)23.81 182
That part of the East half of the Northwest Quarter of Section 10, Township 11 north, Range
9 west of the 6th Principal Meridian, Hall County Nebraska, lying west of the Westerly right-
of-way line of the Union Pacific Railroad company, except the northerly 581.50 feet thereof;
the easterly 35.00 feet of lot 8, Norwood Subdivision; and the easterly 75.00’ of lot 2 ,
except the north 85.00’, Norwood Subdivision, and the easterly 75.00’ of lots 3,4&5,
Norwood Subdivision; and that part of Southwest Quarter of the Northwest Quarter of said
section 10.
Grand Island Regular Meeting - 9/5/2018 Page 62 / 87
Grand Island Regular Meeting - 9/5/2018 Page 63 / 87
CAMERON RD NWHITE CLOUD RD W
Gooseberry Falls Subdivision
Scale:NONEFor Illustration Purposes
¬Proposed Area
Legend
Subdivision Location Map
Grand Island Regular Meeting - 9/5/2018 Page 64 / 87
CAMERON RD NWHITE CLOUD RD W
Gooseberry Falls Subdivision
Scale:NONEFor Illustration Purposes
¬Proposed Area
Legend
Subdivision Location Map
Grand Island Regular Meeting - 9/5/2018 Page 65 / 87
Grand Island Regular Meeting - 9/5/2018 Page 66 / 87
Hall County Regional Planning
Commission
Wednesday, September 5, 2018
Regular Meeting
Item J3
Final Plat - Kings Crossing Subdivision Grand Island
Staff Contact:
Grand Island Regular Meeting - 9/5/2018 Page 67 / 87
August 23st, 2018
Dear Members of the Board:
RE: Final Plat – Subdivision List.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a list of Subdivision Plats, for properties located in Hall County,
Nebraska as attached.
You are hereby notified that the Regional Planning Commission will consider these
Subdivision Plats at the next meeting that will be held at 6:00 p.m. on September
5th, 2018, in the City Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
CC: City Clerk
City Attorney
City Public Works
City Utilities
City Building Director
County Assessor/Register of Deeds
Manager of Postal Operations
Applicant’s Surveying Company
Applicant
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 9/5/2018 Page 68 / 87
Name Acres Lots Legal Description
Bruhn Subdivision 2.989 1 A tract of land comprising a part of the Northeast Quarter (NE1/4) Section Fifteen (15),
Township Eleven (11) north, Range Eleven (11) west of the 6th P.M., Hall County,
Nebraska.
GIPS Jefferson Second Subdivision 5.507 2 A replat of all lots 1 and 2, GIPS Jefferson Subdivision and all of lots 2-4, block 14, in
Wallichs Addition. All in the City of Grand Island, Hall County, Nebraska.
Gooseberry Falls Subdivision 3.298 1
A tract of land comprising a part of the Northeast Quarter (NE1/4) Section Twenty Seven
(27), Township Twelve (12) north, Range Twelve (12) west of the 6th P.M., Hall County,
Nebraska.
Kings Crossing Subdivision 6.275 2 A tract of land consisting of part of the Northeast Quarter of the Northeast Quarter (NE
1/4, NE1/4) Section Thirty-three (33), Township Eleven( 11) North, Range Nine (9) west
of the 6th P.M., City of Grand Island, Hall County, Nebraska.
The Orchard Subdivision
**(Preliminary Plat Update)23.81 182
That part of the East half of the Northwest Quarter of Section 10, Township 11 north, Range
9 west of the 6th Principal Meridian, Hall County Nebraska, lying west of the Westerly right-
of-way line of the Union Pacific Railroad company, except the northerly 581.50 feet thereof;
the easterly 35.00 feet of lot 8, Norwood Subdivision; and the easterly 75.00’ of lot 2 ,
except the north 85.00’, Norwood Subdivision, and the easterly 75.00’ of lots 3,4&5,
Norwood Subdivision; and that part of Southwest Quarter of the Northwest Quarter of said
section 10.
Grand Island Regular Meeting - 9/5/2018 Page 69 / 87
Grand Island Regular Meeting - 9/5/2018 Page 70 / 87
LA
K
E
S
T LOCUST ST SUS 34 HWY W
US 34 HWY ERAMADA RDKNOTT AVE
L
O
C
USTSTACCESS
TRI STKing's Crossing Subdivision
Scale:NONEFor Illustration Purposes
¬Proposed Area
Legend
Subdivision Location Map
Grand Island Regular Meeting - 9/5/2018 Page 71 / 87
LA
K
E
S
T LOCUST ST SUS 34 HWY W
US 34 HWY ERAMADA RDKNOTT AVE
L
O
C
USTSTACCESS
TRI STKing's Crossing Subdivision
Scale:NONEFor Illustration Purposes
¬Proposed Area
Legend
Subdivision Location Map
Grand Island Regular Meeting - 9/5/2018 Page 72 / 87
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Grand Island Regular Meeting - 9/5/2018 Page 74 / 87
Hall County Regional Planning
Commission
Wednesday, September 5, 2018
Regular Meeting
Item J4
Final Plat - GIPS Jefferson Second Subdivision Grand Island
Staff Contact:
Grand Island Regular Meeting - 9/5/2018 Page 75 / 87
August 23st, 2018
Dear Members of the Board:
RE: Final Plat – Subdivision List.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a list of Subdivision Plats, for properties located in Hall County,
Nebraska as attached.
You are hereby notified that the Regional Planning Commission will consider these
Subdivision Plats at the next meeting that will be held at 6:00 p.m. on September
5th, 2018, in the City Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
CC: City Clerk
City Attorney
City Public Works
City Utilities
City Building Director
County Assessor/Register of Deeds
Manager of Postal Operations
Applicant’s Surveying Company
Applicant
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 9/5/2018 Page 76 / 87
Name Acres Lots Legal Description
Bruhn Subdivision 2.989 1 A tract of land comprising a part of the Northeast Quarter (NE1/4) Section Fifteen (15),
Township Eleven (11) north, Range Eleven (11) west of the 6th P.M., Hall County,
Nebraska.
GIPS Jefferson Second Subdivision 5.507 2 A replat of all lots 1 and 2, GIPS Jefferson Subdivision and all of lots 2-4, block 14, in
Wallichs Addition. All in the City of Grand Island, Hall County, Nebraska.
Gooseberry Falls Subdivision 3.298 1
A tract of land comprising a part of the Northeast Quarter (NE1/4) Section Twenty Seven
(27), Township Twelve (12) north, Range Twelve (12) west of the 6th P.M., Hall County,
Nebraska.
Kings Crossing Subdivision 6.275 2 A tract of land consisting of part of the Northeast Quarter of the Northeast Quarter (NE
1/4, NE1/4) Section Thirty-three (33), Township Eleven( 11) North, Range Nine (9) west
of the 6th P.M., City of Grand Island, Hall County, Nebraska.
The Orchard Subdivision
**(Preliminary Plat Update)23.81 182
That part of the East half of the Northwest Quarter of Section 10, Township 11 north, Range
9 west of the 6th Principal Meridian, Hall County Nebraska, lying west of the Westerly right-
of-way line of the Union Pacific Railroad company, except the northerly 581.50 feet thereof;
the easterly 35.00 feet of lot 8, Norwood Subdivision; and the easterly 75.00’ of lot 2 ,
except the north 85.00’, Norwood Subdivision, and the easterly 75.00’ of lots 3,4&5,
Norwood Subdivision; and that part of Southwest Quarter of the Northwest Quarter of said
section 10.
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Grand Island Regular Meeting - 9/5/2018 Page 78 / 87
8T H S T W
9TH ST W
BROADWELL AVE NA
D
A
MS
S
T
N
5TH ST WWHITE AVE6T H S T W
MA
DI
S
O
N
S
T
N 7T H S T W
FAIDLEYAVEW WA
S
H
I
N
GT
O
N
S
T
N
J
E
F
F
E
R
S
O
N
S
T
N
GIPS Jefferson 2nd Subdivision
Scale:NONEFor Illustration Purposes
¬Proposed Area
Legend
Subdivision Location Map
Grand Island Regular Meeting - 9/5/2018 Page 79 / 87
8T H S T W
9TH ST W
BROADWELL AVE NA
D
A
MS
S
T
N
5TH ST WWHITE AVE6T H S T W
MA
DI
S
O
N
S
T
N 7TH ST W
FAIDLEYAVEW WA
S
H
I
N
GT
O
N
S
T
N
J
E
F
F
E
R
S
O
N
S
T
N
GIPS Jefferson 2nd Subdivision
Scale:NONEFor Illustration Purposes
¬Proposed Area
Legend
Subdivision Location Map
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Grand Island Regular Meeting - 9/5/2018 Page 82 / 87
Hall County Regional Planning
Commission
Wednesday, September 5, 2018
Regular Meeting
Item L1
The Orchard
Staff Contact:
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