01-02-2019 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, January 2, 2019
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
Grand Island City Council Chamber
Grand Island Regular Meeting - 1/2/2019 Page 1 / 68
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, January 2, 2019
Regular Meeting
Item A1
Agenda
Staff Contact:
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AGENDA AND NOTICE OF MEETING
Wednesday, January 2, 2019
6:00 p.m.
City Hall Council Chambers — Grand Island
1. Call to Order - This is a public meeting subject to the open meetings laws of the State of
Nebraska. The requirements for an open meeting are posted on the wall in this room
and anyone who would like to find out what those are is welcome to read through them.
The Planning Commission may vote to go into Closed Session on any Agenda Item as
allowed by State Law.
The Commission will discuss and may take action on any item listed on this agenda.
The order of items on the agenda may be reorganized by the Chair to facilitate the flow
of the meeting to better accommodate the public.
2. Minutes of the December 5, 2018.
3. Request Time to Speak.
4. Public Hearing – Redevelopment Plan – Paramount Development LLC.– Concerning an
amendment to the redevelopment plan for CRA Area No. 1 to allow for redevelopment 411
W. Third (the 1st story of the west end of the Sears Building) to a single one bedroom
apartment and 6000 square foot of commercial space on the main floor of the building in
Grand Island Hall County Nebraska. (C-07-2019GI).
5. Public hearing – One and Six Year Street Improvement Plan – Grand Island – Public
hearing and action on the 2019 to 2024 street improvement plan for the City of Grand
Island, Hall County, Nebraska (C-08-2019GI)
6. Public Hearing – Zoning Change Concerning an application to rezone property platted
as Lot 2 of B & M Estates from R1-Suburban Density Residential to R2 Low Density
Residential and R3 Medium Density Residential in Grand Island, Hall County, Nebraska.
This property is located north of 13th Street and west of Mansfield Road in the City of
Grand Island (C-09-2019GI)
7. Public Hearing Text Amendment Concerning proposed amendments to Section 36-96
Off Street Parking Requirements relative to the Definition of the Central Business District
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and the addition of Section 36-107 Public Facilities. (C-10-2019GI)
Consent Agenda:
8. Final Plat – Brach’s Seventh Subdivision Grand Island- Located south of LaMar Avenue
and west of Harrison Street in Grand Island, Nebraska. (1 lot, 0.97 acres). This property is
zoned R1 Suburban Density Residential.
9. Directors Report
10. Next Meeting February 6, 2019.
11. Adjourn.
PLEASE NOTE: This meeting is open to the public, and a current agenda is on file at the
office of the Regional Planning Commission, located on the second floor of City Hall in
Grand Island, Nebraska.
Grand Island Regular Meeting - 1/2/2019 Page 5 / 68
Staff Summary January 2019 Page 1
Staff Recommendation Summary
For Regional Planning Commission Meeting
January 2, 2019
4. Redevelopment Plan – Orchard LLC/Hoppe Homes P.C. – Paramount
Development LLC.– Concerning an amendment to the redevelopment plan
for CRA Area No. 1 to allow for redevelopment 411 W. Third (the 1st story of
the west end of the Sears Building) to a single one bedroom apartment and
6000 square foot of commercial space on the main floor of the building in
Grand Island Hall County Nebraska. (C-07-2019GI). See full
recommendation and attached redevelopment plan.
5. One and Six Year Street Improvement Plan – Grand Island – Public
hearing and action on the 2019 to 2024 street improvement plan for the City
of Grand Island, Hall County, Nebraska (C-08-2019GI) City staff is
recommending approval See attached presentation.
6. Zoning Change Concerning an application to rezone property platted as Lot
2 of B & M Estates from R1-Suburban Density Residential to R2 Low Density
Residential and R3 Medium Density Residential in Grand Island, Hall
County, Nebraska. This property is located north of 13th Street and west of
Mansfield Road in the City of Grand Island (C-09-2019GI) See full
recommendation with the attached staff memo.
7. Public Hearing Text Amendment Concerning proposed amendments to
Section 36-96 Off Street Parking Requirements relative to the Definition of
the Central Business District and the addition of Section 36-107 Public
Facilities. (C-10-2019GI) See full recommendation with the attached staff
memo.
8. Final Plat – Brach’s Seventh Subdivision Grand Island- Located south of
LaMar Avenue and west of Harrison Street in Grand Island, Nebraska. (1 lot,
0.97 acres). This property is zoned R1 Suburban Density Residential. This
will consolidate 4 parcels and clear up potential title issues with the property
related to transfers between the property owners and City more than 40
years ago. Staff is recommending approval.
9. Directors Report
10. Next Meeting February 6, 2019.
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Hall County Regional Planning
Commission
Wednesday, January 2, 2019
Regular Meeting
Item E1
Minutes of December 5, 2018 Meeting
Staff Contact:
Grand Island Regular Meeting - 1/2/2019 Page 7 / 68
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
December 5, 2018
The meeting of the Regional Planning Commission was held Wednesday, December 5, 2018,
at City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the "Grand Island
Independent" on November 23, 2018.
Present: Pat O’Neill Leslie Ruge Tony Randone
Judd Allan Jaye Monter Gregg Robb
Carla Maurer Dean Kjar Leonard Rainforth
Robin Hendricksen
Absent: Derek Apfel and Hector Rubio
Other:
Staff: Chad Nabity, Rashad Moxey, Norma Hernandez (Excused)
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
Grand Island Regular Meeting - 1/2/2019 Page 8 / 68
of the meeting to better accommodate the public.
2. Minutes of the November 7, 2018 meeting.
Maurer requested the spelling of her name be corrected on the minutes of the
November 7, 2018 meeting
A motion was made by Maurer and seconded by Allan to approve the minutes
of the November 7, 2018 meeting (as corrected).
The motion carried with six members in favor (O’Neill, Ruge, Monter, Maurer, Kjar,
and Randone) and three members abstaining (Robb, Allan and Rainforth).
3.Request Time to Speak.
The following requested time to speak during discussion: W. Fred Hoppe, 1600
Stonyhill Road, Lincoln, NE Item #4; Virgil Harden, 123 S Webb Road; Item
#4;Gordon Coble, 670 12th Ave, St. Paul, NE ; Item #4, Ray O’Connor, 611
Fleetwood Road; Item # 4
4.Redevelopment Plan – Orchard LLC/Hoppe Homes P.C. – Concerning a site specific
redevelopment plan for CRA Area No. 26 to allow for redevelopment about 23 acres of
property proposed for platting as The Orchard Subdivision located south of Capital
Avenue and west of the Central Nebraska Railroad for the development of up to 181
units of single family detached and attached housing in Grand Island, Hall County,
Nebraska. (C-06-2019GI)
O’Neill opened the public hearing.
Nabity stated this development opens up the northeast part of Grand Island. It will
facilitate future development for future residential purposes. As of now it is a
preliminary plat and will come forward as final plat in the February meeting. City
Council will decide if TIF should be permitted for the project. It is zoned for medium
density residential. Nabity recommends the board approves the redevelopment plan for
The Orchard Subdivision.
Mr. Hoppe explained he is trying to develop workforce housing. The project cannot
happen without TIF. TIF is needed to reach income levels for homes purchases below
$200,000. The Orchard Subdivision will include approximately 180 units of Row
homes and Town houses and single family detached homes.
Mr. Harden expressed concerns on the impact that TIF on this project will have on the
school district. As an example he explained that there are 99 students living at Copper
Creek in the 212 units that have been built using TIF. Forty-eight of those students are
enrolled at Shoemaker elementary. The school district supported that development
when it was brought forward, but reserved the right to express concerns about the use
of TIF on other residential projects. This project in the Lincoln School area is one that
they are concerned about.
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Mr. Coble stated he believes the other part of the problem which is the need of
affordable housing in the area. He believes this project is good for this community.
Mr. O’Connor believes there is a need for affordable housing at the same time there
needs to be a plan in place to attain the school district.
O’Neill closed the public hearing.
A motion was made by Randone and seconded by Rainforth to approve Resolution 219-
03 redevelopment plan for CRA Area No. 26 finding that the redevelopment plan is
consistent with the Comprehensive Plan for the City of Grand Island.
The motion carried with ten members in favor (Allan, O’Neill Ruge, Maurer, Robb,
Monter, Rainforth, Kjar, Hedricksen, Randone) no members voting no.
5.Final Plat – Bolanos Second Subdivision Grand Island - Located south of 4th Street
and west of Saint Paul Road in Grand Island, Nebraska. (2 lots, 0.998 acres). This
property is zoned M2 Heavy Manufacturing.
This item was pulled from the agenda.
6.Director’s Report
Nabity stated the March meeting will be on March 13, 2019.
7.Next Meeting January 2, 2019
8.Adjourn.
O’Neill adjourned the meeting at 6:58 p.m.
___________________________________________
Leslie Ruge, Secretary
By Norma Hernandez
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Hall County Regional Planning
Commission
Wednesday, January 2, 2019
Regular Meeting
Item F1
Redevelopment Plan Amendment for CRA Area #1 Paramount
Development LLC main floor west side of Old Sears Building
Staff Contact:
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Agenda Item #4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
December 20, 2018
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 1 for
property located at 411 W Third Street (the main floor the of the west side of the old Sears
Building) in Grand Island, in Hall County, Nebraska to support this development. (C-07-
2019GI)
PROPOSAL:
The Paramount Development LLC is proposing to renovate 6,000 square foot of commercial
space and build a small 1 bedroom apartment in this first floor space at the west end of the old
Sears building at 411 W Third Street. The property is zoned B-3 Heavy Business the proposed
uses are permitted in this zoning district..
OVERVIEW:
The purpose of the CRA and the designated blight and substandard area is to provide
incentives for development in underdeveloped areas of the community. This area has
already been declared blighted and substandard the Grand Island City Council.
This project is consistent with the existing zoning and the future land use plan for this
area within the City of Grand Island. This is evident by the fact that the property is zoned B-
3 Heavy Business. The B-3 zone allows uses such as residential as permitted principal use
with no maximum density and requires a minimum lot size of 6000 square feet. This
furthers the effort of the Downtown Improvement District and Grand Island City Council to
develop downtown residential units and update the commercial space in the downtown
area..
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Grand Island Comprehensive Plan call for the
development of a mix of commercial and residential uses at this location. This proposed
facility will be able to connect to city utilities including sewer and water at this location.
The Planning Commission is required to comment on these applications to confirm that
expenditure of public funds through TIF is not supporting uses that would be inconsistent
with the comprehensive plan. The proposed use for a mixed use development at this
location appears to be supported by the plan.
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RECOMMENDATION:
That the Regional Planning Commission recommends that City Council approve of the
redevelopment plan as submitted. A resolution is attached for your consideration.
___________________ Chad Nabity AICP, Planning Director
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Redevelopment Plan Amendment
Grand Island CRA Area 1
December 2018
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 1 with in the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific infrastructure related project in Area 1.
Executive Summary:
Project Description
THE REDEVELOPMENT OF A PORTION OF THE OLD SEARS BUILDING
LOCATED AT 411 W. 3RD STREET FOR COMMERCIAL AND RESIDENTIAL
USES, INCLUDING ACQUISTION, FIRE/LIFE SAFETY IMPROVEMENTS AND
BUILDING REHABILITATION AND REMODELING.
The use of Tax Increment Financing to aid in rehabilitation expenses associated with
redevelopment of the first floor the west side of Old Sears located at 411 W. 3rd street for
6,500 square foot of commercial space and one 500 square foot luxury one bedroom
accessible apartment.This is the first of the anticipated additional TIF applications will
be proposed for commercial uses within the remainder of the building. The use of Tax
Increment Financing is an integral part of the development plan and necessary to make
this project profitable. The project will result in renovating a portion of this building into
a market rate residential unit and 6,500 square feet of first floor commercial space. This
project would not be feasible without the use of TIF.
Paramount Development LLC is the purchasing the rights to this section of the building
through a condominium arrangement. They are purchasing the property for $52,000. The
purchase price is included as an eligible TIF activity. The building is currently vacant.
The developer is responsible for and has provided evidence that they can secure adequate
debt financing to cover the costs associated with the remodeling and rehabilitation of this
building. The Grand Island Community Redevelopment Authority (CRA) intends to
pledge the ad valorem taxes generated over the 15 year period beginning January 1, 2020
towards the allowable costs and associated financing for rehabilitation.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
The second floor and necessary first floor exits and entrances at 411 W. 3rd Street in
Grand Island Nebraska. The actual legal will be provided with the master deed for the
condominium.
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Legal Descriptions: The first floor of the building on the easterly 44 feet of Lot Three
(3) in Block Sixty-Three (63) in the Original Town, now City of Grand Island, Hall
County, Nebraska.
Existing Land Use and Subject Property
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The tax increment will be captured for the tax years the payments for which become
delinquent in years 2020 through 2034 inclusive.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from rehabilitation of this
portion of the building for commercial and residential uses as permitted in the B3
Heavy Business Zoning District.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution
providing for the issuance of the TIF Note, the Authority hereby provides that any ad
valorem tax on the Redevelopment Project Area for the benefit of any public body be
divided for a period of fifteen years after the effective date of this provision as set forth in
the Redevelopment Contract, consistent with this Redevelopment Plan. Said taxes shall
be divided as follows:
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of; the interest on,
and any premiums due in connection with the bonds, loans, notes, or advances on money
to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise,such
Authority for financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, notes, advances of money, or indebtedness including interest
and premium due have been paid, the Authority shall so notify the County Assessor and
County Treasurer and all ad valorem taxes upon real property in such redevelopment
project shall be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Redevelopment Plan Amendment Complies with the Act:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on December 19, 2000.[§18-2109] Such
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declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to rehabilitate the building for permitted uses on this property as defined by
the current and effective zoning regulations. The Hall County Regional Planning
Commission held a public hearing at their meeting on January 2, 2019 and passed
Resolution 2019-0? confirming that this project is consistent with the Comprehensive
Plan for the City of Grand Island. The Grand Island Public School District has submitted
a formal request to the Grand Island CRA to notify the District any time a TIF project
involving a housing subdivision and/or apartment complex is proposed within the
District. The school district was notified of this plan amendment at the time it was
submitted to the CRA for initial consideration.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
The Redevelopment Plan for Area 1 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority.
b. Demolition and Removal of Structures:
The project to be implemented with this plan does not provide for the demolition and
removal any structures on this property. Demotion of internal structures to accommodate
the redevelopment is anticipated and permitted.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. All of the area
around the site in private ownership is planned for Downtown Commercial development;
this includes housing and commercial uses within the same structure. This property is in
private ownership. [§18-2103(b) and §18-2111] The attached map also is an accurate site
plan of the area after redevelopment. [§18-2111(5)]
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City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 1/2/2019 Page 18 / 68
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned B3-Heavy Business zone. No zoning changes are anticipated with this
project. No changes are anticipated in street layouts or grades. No changes are
anticipated in building codes or ordinances. Nor are any other planning changes
contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is rehabilitating the existing building. The developer is not proposing to
increase the size of the building and current building meets the applicable regulations
regarding site coverage and intensity of use. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. .
Electric utilities are sufficient for the proposed use of this building.
No other utilities would be impacted by the development.
The developer will be responsible for replacing any sidewalks damaged during
construction of the project.
No other utilities would be impacted by the development. [§18-2103(b) and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This property is vacant and
has been vacant for more than 1 year; no relocation is contemplated or necessary.
[§18-2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106] No members of the
authority or staff of the CRA have any interest in this property. Tom Gdowski, is
President of Equitable bank and most likely will be part of the bank approval of a loan for
this project.
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
The developer is purchasing the rights to just this portion of the property through a
condominium arrangement for $52,000. The estimated costs of rehabilitation of this
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property is $484,0000, planning related expenses for Architectural and Engineering
services of $8,000 and are included as a TIF eligible expense. Legal, Developer and
Audit Fees of $9,600 including a reimbursement to the City and the CRA of $5,600 are
included as TIF eligible expense. The total of eligible expenses for this project exceeds
$540,000.
No property will be transferred to redevelopers by the Authority. The developer will
provide and secure all necessary financing.
b. Statement of proposed method of financing the redevelopment project.
The developer will provide all necessary financing for the project. The Authority will
assist the project by granting the sum of $199,000 from the proceeds of the TIF. This
indebtedness will be repaid from the Tax Increment Revenues generated from the project.
TIF revenues shall be made available to repay the original debt and associated interest
after January 1, 2021 through December 2034.
c. Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this plan.
7. Section 18-2113 of the Act requires:
Prior to recommending a redevelopment plan to the governing body for approval, an
authority shall consider whether the proposed land uses and building requirements in the
redevelopment project area are designed with the general purpose of accomplishing, in
conformance with the general plan, a coordinated, adjusted, and harmonious development
of the city and its environs which will, in accordance with present and future needs,
promote health, safety, morals, order, convenience, prosperity, and the general welfare, as
well as efficiency and economy in the process of development, including, among other
things, adequate provision for traffic, vehicular parking, the promotion of safety from
fire, panic, and other dangers, adequate provision for light and air, the promotion of the
healthful and convenient distribution of population, the provision of adequate
transportation, water, sewerage, and other public utilities, schools, parks, recreational and
community facilities, and other public requirements, the promotion of sound design and
arrangement, the wise and efficient expenditure of public funds, and the prevention of the
recurrence of insanitary or unsafe dwelling accommodations or conditions of blight.
The Authority has considered these elements in proposing this Plan Amendment. This
amendment, in and of itself will promote consistency with the Comprehensive Plan. This
will have the intended result of preventing recurring elements of unsafe buildings and
blighting conditions. This will accomplish the goal of both the Downtown Business
Improvement District and the Grand Island City Council of increasing the number of
residential units available in the Downtown area and refurbish street level commercial
space that has been vacant for several years.
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8. Time Frame for Development
Development of this project is anticipated to be completed between February 2019 and
December of 2019. Excess valuation should be available for this project for 15 years
beginning with the 2020 tax year.
9. Justification of Project
This is an historic building in downtown Grand Island that will be preserved with this
project. The addition of a new residential unit is consistent with goals to build 50 new
residential units in downtown Grand Island by 2019 and with the goals of the 2014 Grand
Island housing study and Grow Grand Island. The primary use of the street level space
for commercial development is consistent with the long term development plans for
Downtown.
10. Cost Benefit Analysis Section 18-2113 of the Act, further requires the Authority
conduct a cost benefit analysis of the plan amendment in the event that Tax Increment
Financing will be used. This analysis must address specific statutory issues.
As authorized in the Nebraska Community Development Law, §18-2147, Neb. Rev. Stat.
(2012), the City of Grand Island has analyzed the costs and benefits of the proposed
Redevelopment Project, including:
Project Sources and Uses. Approximately $199,000 in public funds from tax increment
financing provided by the Grand Island Community Redevelopment Authority will be
required to complete the project. This investment by the Authority will leverage
$393,600 in private sector financing; a private investment of $2.03 for every TIF dollar
invested.
Use of Funds Source of Funds.
Description TIF Funds Other
Grants Private Funds Total
Site Acquisition $52,000 _$0 $52,000
Legal and Plan* $9,600 $0 $9,600
Engineering/Arch $8,000 $0 $8,000
Renovation $129,400 $354,600 $484,000
Contingency $50,000 $50,000
TOTALS $199,000 $393,600 $603,600
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2019,
valuation of approximately $52,000. Based on the 2017 levy this would result in a real
property tax of approximately $1,171. It is anticipated that the assessed value will
increase by $588,000 upon full completion, as a result of the site redevelopment. This
development will result in an estimated tax increase of over $13,245 annually. The tax
Grand Island Regular Meeting - 1/2/2019 Page 21 / 68
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for a period of 15 years, or such shorter time as may be
required to amortize the TIF bond, but would be used for eligible private redevelopment
costs to enable this project to be realized.
Estimated 2019 assessed value: $ 52,000
Estimated value after completion $ 640,000
Increment value $ 588,000
Annual TIF generated (estimated) $ 13,245
TIF bond issue $ 199,000
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $52,000. The
proposed redevelopment will create additional valuation of $640,000. No tax shifts are
anticipated from the project. The project creates additional valuation that will support
taxing entities long after the project is paid off.
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
No additional public service needs have been identified. Existing water and waste
water facilities will not be impacted by this development. The electric utility has
sufficient capacity to support the development. It is not anticipated that this will impact
schools in any significant way. Fire and police protection are available and should not be
negatively impacted by this development. The addition of life safety elements to this
building including fire sprinklers and a second exit actually reduce the chances of
negative impacts to the fire department.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This will provide additional housing and commercial space options in the downtown
area consistent with the planned development in Downtown Grand Island.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This project will not have a negative impact on other employers in any manner
different from any other expanding business within the Grand Island area. This will
provide housing options for employees of Downtown businesses that wish to live
Downtown and will refurbish Downtown commercial space.
(e) Impacts on student populations of school districts within the City or Village:
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This development will have a minimal impact on the Grand Island School
system as it will likely not result in any increased attendance. The unit to be
developed with this project is a one bedroom unit and unlikely to be a family unit,
especially for families with school age children.
The average number of persons per household in Grand Island for 2012 to 2016
according the American Community Survey is 2.65. One additional household in a one
bedroom unit would likely house a maximum of two people. According to the 2010
census 19.2% of the population of Grand Island was between the ages of 5 and 18. If the
averages hold it would be expected that there would be no additional school age children
generated by this development. According to the National Center for Educational
Statistics1 the 2015-16 enrollment for GIPS was 9,698 students and the cost per student in
2013-14 was $12,343 of that $5,546 is generated locally. It is unlikely that there will be
any school age children associated with this project.
(f) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This project is consistent the goals of the Council, the Downtown BID, the CRA, and
Grow Grand Island to create additional housing units in downtown Grand Island.
Time Frame for Development
Development of this project is anticipated to be completed during between December of
2018 and December of 2019. The base tax year should be calculated on the value of the
property as of January 1, 2019. Excess valuation should be available for this project for
15 years beginning in 2020 with taxes due in 2021. Excess valuation will be used to pay
the TIF Indebtedness issued by the CRA per the contract between the CRA and the
developer for a period not to exceed 15 years or an amount not to exceed $199,000 the
projected amount of increment based upon the anticipated value of the project and current
tax rate. Based on the estimates of the expenses of the rehabilitation the developer will
spend at least $603,000 on TIF eligible activities in excess of other grants given.
1 https://nces.ed.gov/ccd/districtsearch/district_detail.asp?ID2=3100016
Grand Island Regular Meeting - 1/2/2019 Page 23 / 68
Resolution Number 2019-04
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF AN AMENDMENT TO A
REDEVELOPMENT PLAN IN THE CITY OF GRAND ISLAND, NEBRASKA;
AND APPROVAL OF RELATED ACTIONS
WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City
of Grand Island, Nebraska (the “Authority”), referred the amendment of the Redevelopment Plan for
CRA Area 1 requested by Paramount Development LLC. to the Hall County Regional Planning
Commission, (the “Commission”) for review and recommendation as to its conformity with the
general plan for the development of the City of Grand Island, Hall County, Nebraska, pursuant to
Section 18-2112 of the Community Development Law, Chapter 18, Article 21, Reissue Revised Statutes
of Nebraska, as amended (the “Act”); and
WHEREAS, the Commission held a public hearing on the proposed plan on January 2, 2019, and
WHEREAS, the chair or president of Hall County Board, Grand Island School Board, Central
Platte Natural Resources District, Educational Service Unit #10 and Central Community College were
notified by certified mail of said hearing, and
WHEREAS, the Commission advertised the time, date and location public hearing in the Grand
Island Independent on Friday December 14th and Friday December 21st, and
WHEREAS, there are no Neighborhood Associations registered with the City of Grand Island, and
WHEREAS, the Commission has reviewed said Redevelopment Plan as to its conformity with
the general plan for the development of the City of Grand Island, Hall County;
NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL
PLANNING COMMISSION AS FOLLOWS:
Section 1. The Commission hereby recommends approval of the Redevelopment Plan finding that
it is in conformance with the comprehensive development plan (general plan for development) for the
City of Grand Island.
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: January 2, 2019
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
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Hall County Regional Planning
Commission
Wednesday, January 2, 2019
Regular Meeting
Item F2
Grand Island 1 and 6 Year Street Improvement Plan
Staff Contact:
Grand Island Regular Meeting - 1/2/2019 Page 25 / 68
PUBLIC WORKS
Presented by: John Collins, PE
1 & 6 YEAR STREET
IMPROVEMENT PLAN
2019
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PUBLIC WORKS
2018 SUBSTANTIALLY COMPLETE PROJECTS
(FROM 1 & 6 STREET IMPROVEMENT PLAN)
**DOES NOT INCLUDE ALL CAPITAL PROJECTS
PROJECT TOTAL PROJECT
Hwy 281 GI & North $ 10,843,000
Sycamore Underpass Rehabilitation – Design $ 320,000
Stolley Park Rd Rehabilitation / Reconfiguration- Design & Environmental $ 160,000
Old Potash Improvements - Claude to Webb- Traffic Study $ 150,000
13th St Improvements - North Rd to Diers Ave $ 1,300,000
William Street Reconfiguration- 2018-P-7 $ 300,000
Asphalt Resurfacing, 2018-AC-1 $ 650,000
TOTAL $ 13,723,000
2
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1 & 6 YEAR STREET IMPROVEMENT PLAN
(NOTES CITY COSTS)
Hwy 30 Realignment- $1.3M of $2,775,764 City share was paid in FY 17/18
**DOES NOT INCLUDE ALL CAPITAL PROJECTS**
2019 2020 2021 2022 2023 2024
OBLIGATED TO OTHER AGENCIES
Stolley Park Rd Rehabilitation / Reconfiguration- Construction $ 0
Five Points Intersection Improvements $ 170,000 $ 538,000
Hwy 30 Realignment, S-30-4(1046) - City Share Est. $10M $ 1,475,764
Hwy 2 Resurfacing NDOR, NH-2-4(112) - City Share Est. $600K $ 200,000
Hwy 30 Bridges NDOT, NH-30-4(162)$ 80,000
RECONSTRUCTION/NEW CONSTRUCTION
Asphalt Resurfacing (annual)$ 900,000 $ 900,000 $ 900,000 $ 900,000 $ 900,000 $ 900,000
Old Potash Improvements- Post Office to Webb Rd, PE/ROW $ 643,000 $ 2,200,000 $ 6,525,000 $ 2,275,000
Hwy 281 St Lighting - Stolley Park to Hwy 30 Interchange $ 95,000
Hwy 281 Corridor Signal Timing Optimization $ 85,000
Sycamore Underpass- Storm Pump Replacement/ S Front St
Bridge Deck Replacement/ Retaining Wall Rehab $ 2,200,000
Jefferson St Reconfiguration (Jefferson School)$ 0
Husker Hwy Improvements- Prairieview to Hwy 281 $ 0
TOTAL $ 4,093,000 $ 3,638,000 $ 7,425,000 $ 3,255,000 $ 2,575,764 $ 900,000
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2019 ONE YEAR PROJECTS MAP
4
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PUBLIC WORKS
STOLLEY PARK ROAD RECONFIGURATION
M-310 (584)
Restriping for new lane designations
Pavement repairs and diamond grinding for
improving pavement structure and ride quality
5
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PUBLIC WORKS
Five Points Intersection Improvements
M-310 (643)
80% Federally funded safety project through Nebraska
Department of Transportation (NDOT)
Consists of multi-lane roundabout
Will right size the lane configuration to optimize safety and
efficiency, and meet the Federal Highway Administration
(FHWA) safety program requirements
7
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4th Street
Sky Park Road
Airport Road
North Road
9
LOCAL RESURFACING
M-310 (654)
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PUBLIC WORKS
OLD POTASH HIGHWAY IMPROVEMENTS
M-310 (644)
10
The interaction between the various traffic features is complex,
prompting the creation of a master plan for the corridor to ensure that
the individual street and intersection projects will function together
Preferred alternative was recently presented, which included widening
and reconfiguring Old Potash, signal and geometric improvements at
each intersection, and increased connectivity to roadway network
Anticipated expenditures will include design engineering and property
acquisition
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PUBLIC WORKS
Highway 281 Lighting
M-310 (497)
Stolley Park Road to US Highway 30 Interchange
lighting
Addition of roadway lighting to allow for improved
safety by creating consistent lighting for commuters
on US Highway 281
Last section from north to south side through the City
12
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PUBLIC WORKS
SYCAMORE UNDERPASS REHAB
M-310 (631)
Replace bridge deck, two (2)
abutment walls, patch and seal
retaining walls, improve drainage,
and reconstruct pump station
Construction began in 2018 with
completion slated in 2019
14
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Jefferson Street
Reconfiguration
M-310 (651)
GIPS project to improve
traffic & pedestrian
safety
16
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Husker Highway Improvements-
Prairieview to Highway 281
M-310 (648)
In connection with Grand Island
Regional Hospital development
with no City cost
Improvements to roadway &
drainage
Roundabout at Prairieview
Street & Husker Highway
17
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2020 – 2024 YEAR PROJECTS MAP
18
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Hall County Regional Planning
Commission
Wednesday, January 2, 2019
Regular Meeting
Item F3
Rezoning 13 and North Road from R1 Suburban Density
Residentital to R2 Low Density Residential and R3 Medium
Density Residential
Staff Contact:
Grand Island Regular Meeting - 1/2/2019 Page 44 / 68
Agenda Item 6
PLANNING RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
January 2, 2019
SUBJECT: Zoning Change (C-09-2018GI)
PROPOSAL: To rezone approximately 6.866 acres of land north of 13th Street and
east of Mansfield Road, from R-1 Suburban Residential Zone to R-2 Low Density
Residential Zone and R-3 Medium Density Residential Zone, in the City of Grand Island.
The purpose of this rezoning request is to make the zoning consistent across the
northern portion and most westerly portion of the property by extending the R-2
residential zone from adjacent properties, along with a zoning change along the
southern portion of the property to an R-3 medium residential zone with backing 13th
street onto to provide a buffer from a high volume street.
OVERVIEW:
Site Analysis
Current zoning designation: R-1: Suburban Residential Zone
Intent of zoning district R-1: To provide for residential neighborhoods at a
maximum density of four to five dwelling units per
acre with supporting community facilities.
Permitted and conditional uses: R-1: Agricultural uses, recreational uses and
residential uses at a density of 4 dwelling units per
acre
Proposed zoning district R-2: Residential uses with a density of 1 unit per
6,000 square feet of property. Minimum lot size of
6,000 square feet. Churches, schools, parks are
permitted in this zoning district
R-3: Residential uses with a density of 1 unit per
3,000 square feet of property. Minimum lot size of
6,000 square feet. Churches, schools, parks and
some limited non-profit operations and day care
facilities are also allowed as permitted or
conditional uses in this district.
Comprehensive Plan Designation: Designated for Low to Medium Density Residential
Development.
Existing land uses: Vacant Ground
Adjacent Properties Analysis
Current zoning designations: North: R-2: Low Density Residential Zone
South: R-1: Suburban Residential Zone
East: R-1: Suburban Residential Zone
West: R-2: Low Density Residential Zone
Grand Island Regular Meeting - 1/2/2019 Page 45 / 68
Intent of zoning district: R-1: To provide for residential neighborhoods at a
maximum density of four to five dwelling units per
acre with supporting community facilities.
R-2: To provide for residential neighborhoods at a
maximum density of seven dwelling units per acre
with supporting community facilities.
Permitted and conditional uses: R-1: Residential uses at a density of 4 dwelling
units per acre, agricultural uses, and recreational
uses
R-2: Residential uses with a density of 1 unit per
6,000 square feet of property. Minimum lot size of
6,000 square feet. Churches, schools, parks are
permitted in this zoning district
Comprehensive Plan Designation: All Directions: Designated for Low to Medium
Density Residential Development.
Existing land uses: North: Single-Family Residential
South: Vacant Lot & Hall County Emergency
Management Facility
East: Suburban residential lot with Single Family
Home
West: Church and Single-Family Attached
Residential.
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EVALUATION:
Positive Implications:
Consistent with the City’s Comprehensive Land Use Plan: The subject property is
designated low to medium density residential development. (Typically R-2 & R-3).
Accessible to Existing Municipal Infrastructure: City water and sewer services are
available to service the rezoning area.
Constent with the existing residential development: This property is adjacent to an
existing low density single-family residential development. This proposal extends the
R-2 low-density zoning across the northern portion and most westerly portion of the
property. The southern portion of the property will be zoned R-3
Negative Implications:
No Negative Consequences Foreseen
Other Considerations
This proposal is consistent with the 2004 comprehensive plan.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island City
Council change the zoning on the this site from R-1 Suburban Residential Zone to R-
2 Low Density Residential Zone and R-3 Medium Density Residential Zone as
requested and shown on the attached map.
___________________ Rashad Moxey, Planner I
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2018 Existing Zoning Map
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2004 Future Land Use Map as Adopted with the Grand Island Comprehensive Plan
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Hall County Regional Planning
Commission
Wednesday, January 2, 2019
Regular Meeting
Item F4
Text Amendment Chapter 36 Sections 96 Off Street Parking and
Section 107 Public Facilities
Staff Contact:
Grand Island Regular Meeting - 1/2/2019 Page 55 / 68
Agenda Item # 7
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
December 21, 2018
SUBJECT:
Concerning proposed to and Section 36-96 Off Street Parking Requirements
relative to the definition of the Central Business District and Section 36-107
Reserved relative to the construction of Public Facilities in all zoning districts.
(C-10-2019GI)
PROPOSAL:
To Define the Central Business District Parking Exemption by the actual
description of the boundaries of the area instead of by reference to Chapter 13
and Downtown Parking District No. 1. A map of the proposed Parking District 3
is attached and the boundaries are identical to those used for Parking District 1.
To specify that public facilities owned and operated by a government entity are
permitted in all zoning districts unless specifically prohibited.
OVERVIEW:
The City of Grand Island has two identified areas where parking requirements
are not enforce. The first is within the confines of Parking District No. 1 as
defined in Chapter 13 (the Central Business District) of the Grand Island City
Code. The second is the 4th Street Business District as defined in Chapter 36
Section 96. The Fourth Street District is defined by a boundary description
based on the surrounding streets. The Central Business District is defined the
same way in Chapter 13. This change would replace the reference to Parking
District No. 1 with an actual description of the boundaries similar to the
description use for the Fourth Street District. Staff is suggesting this change, at
this time, because it is likely that Parking District No. 1 will be repealed and
replaced with Parking District No. 3 to allow for changes in the way assessments
are made.
The Changes proposed for Chapter 36 Section 107 would clarify that the City
and other Government entities have the ability to locate government owned and
operated facilities in any zoning district unless specifically prohibited. This would
not apply to facilities rented or leased by a government entity or to those that
they do not operate.
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The proposed changes are attached with strike outs and highlights.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island
City Council approve the changes to the Grand Island Zoning Ordinance as
presented.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 1/2/2019 Page 57 / 68
§36-96. Off-Street Parking Requirements
(A) Purposes:
(1) It is the intent of this section that all buildings and uses shall provide off-street parking and loading
facilities in a minimum amount as required herein to meet the needs of such buildings and uses on private
property and under the same ownership as such buildings or uses. The accommodations may consist of lots,
garages, or other buildings, and accessories; they may be surface facilities or facilities above or under the
ground.
(2) It is the further intent of this section that all off-street parking and loading spaces and facilities shall be
sited and built according to the requirements contained in this section, and shall require an application for
and issuance of a building permit pursuant to §8-22.
(B) Application. Each building or use hereafter constructed, and each addition to or altered building or use
shall be provided with off-street parking and loading spaces as required herein. Each off-street parking
space or loading facility and space hereafter constructed, upon proper application and permit being granted
shall be sited and constructed pursuant to the requirements of this section. No application for a building
permit for such building, addition, alteration, or use shall be approved unless accompanied by a plot plan
showing the location and amount of off-street parking and loading spaces as required herein for the existing
or proposed building or use and including all such additions or alterations. No occupancy or use permit
shall be issued unless the required parking and loading facilities shall have been provided in accordance
with the approved plot plan. Requirements shall be applicable to all zones and districts but not to include
the following business districts or tracts of land as identified below:
(1) Central Business District as identified and described in Chapter 13 of this code as the Downtown
Improvement and Parking District No. 1. Beginning at the intersection of Sycamore Street and First
Street; thence westerly on First Street to Pine Street; thence southerly on Pine Street to the southerly
boundary of Courthouse Addition; thence westerly along the southerly boundary of Courthouse
Addition to Locust Street; thence westerly on Division Street to Walnut Street; thence northerly on
Walnut Street to the alley between Division Street and First Street; thence westerly on said alley to
Cedar Street; thence northerly on Cedar Street to the alley between Second Street and Third Street;
thence westerly on said alley to Elm Street; thence northerly on Elm Street to a point 40 feet north of
the southerly right-of-way line of the Union Pacific Railroad; thence easterly parallel to and 40 feet
from said right-of-way line to Walnut Street; thence northerly on Walnut Street to a point 100 feet
north of the northerly right-of-way line of South Front Street; thence easterly parallel to and 100 feet
from said right-of-way line to Kimball Avenue extended; thence southerly on Kimball Avenue
extended and Kimball Avenue to the alley between Third Street and Second Street; thence southerly on
Sycamore Street to the point of beginning.
(2) Fourth Street Business District. Beginning at the intersection of Eddy Street and the alley in the
block between Fourth and Fifth Streets; thence easterly on the alley to the intersection of the alley with
Sycamore Street; thence southerly on Sycamore Street to 100 feet south of the south right-of-way line
of North Front Street; thence westerly on the aforesaid line to its intersection with Eddy Street; thence
northerly on Eddy Street to the point of beginning.
(3) Tracts of land ten acres or more used for seasonal events (one event every three months) of not
more than fourteen consecutive days in duration and a minimum of fourteen days between events.
(C) Area and Computation: An off-street parking space shall be of appropriate dimensions of not less than
180 square feet exclusive of access or maneuvering area, ramps, columns, etc., and shall have a vertical
clearance of not less than seven feet. An off-street loading space shall be of appropriate dimensions of not
less than 360 square feet exclusive of access or maneuvering area, ramps, columns, etc., and shall have a
vertical clearance of not less than fourteen feet. When determination of the number of off-street parking or
loading spaces required by this chapter results in a requirement of a fractional space, any fraction of one-
half or less may be disregarded while a fraction in excess of one-half shall be counted as one parking space.
(D) Location: All off-street parking spaces shall be on the same lot as the building or within 300 feet of the
lot. Permanent off-street parking spaces shall not be permitted within the required front yard setback,
provided, however, that for a building containing three dwelling units or less, one space per unit may be
placed within the front yard setback if such space is not directly in front of the building excluding garages
or carports. Residential Garages with overhead doors facing the street shall provide a 25 foot setback
between the garage door and the property line.
(E) Collective Facilities: Off-street parking facilities for separate or mixed buildings or uses may be
provided collectively so long as the total number of spaces is not less than the sum of the separate required
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spaces, and provided further, that the requirement concerning location of such facility with respect to
distance from the building or use served shall be complied with. In order to eliminate a multiplicity of
entrances and exits and diminish traffic hazards to conserve space where space is at a premium and to
promote orderly development generally, the city council is hereby authorized to plan and group parking
facilities collectively for a number of businesses in a given area, and especially in the central business
district, in such a manner as to obtain a maximum of efficiency and capacity in parking and traffic
movement.
(F) Employee Parking: Parking spaces required on an employee basis shall be based on the maximum
number of employees on duty on the premises at any one time.
(G) Design Standards. All off-street parking and loading facilities shall be designed with appropriate
means of vehicular access to a street or alley and contain adequate and safe maneuvering areas. Detailed
plans shall be submitted to the public works director for approval of all curb cuts or driveway openings
before a permit may be obtained therefor. No signs shall be displayed except such signs as required for the
orderly use of the facilities. All facilities shall be provided with a permanent type, dust-free surface
meaning asphaltic cement concrete, Portland cement concrete, or paving brick.
All parking lots containing five or more parking spaces, which are within 30 feet of property occupied by
a residential use in a Large Lot Residential Zoning District or of property within a Suburban Residential
Zoning District, Low Density Residential Zoning District, Medium Density Residential Zoning District,
High Density Residential Zoning District or Residential Development Zoning District, shall provide a
sight-obscuring fence or screen not less than six feet nor more than eight feet in height along the boundary
of the parking lot adjacent to such districts. No fence or screen shall be required between abutting parking
lots or adjacent to an alley. The height of any fence or screen shall be subject to other restrictions provided
by the City Code.
(H) Maintenance: The parking and loading facilities required by this section shall be provided and
maintained so long as the use exists which the facilities are designed to serve. Reasonable precautions must
be taken by the owners of particular uses to assure the use of the parking facilities only by the employees or
the social or business visitors of the premises for which the facilities are provided. The facilities must be so
designed and maintained as not to constitute a nuisance at any time and must not be used in such a manner
as to constitute a hazard or unreasonable impediment to traffic.
(I) Reduction of Number of Spaces: Off-street parking or loading facilities shall not be reduced in total
extent, after their provision required hereunder, except upon the approval of the Board of Adjustment, and
then only after proof that the parking or loading spaces are no longer required by reason of a change in use
of the premises of which the facilities are adjunct.
(J) Requirement for Uses Not Listed: For any use not listed, the Board of Adjustment shall determine the
proper requirement by classifying the proposed use among the uses specified herein so as to assure equal
treatment.
(K) Administration and Enforcement: The off-street parking and loading provisions of this section shall be
administered by the zoning official and enforced by the chief building official, who shall also serve in
advisory capacity to the city council on matters relative to any phase of such provisions.
(L) Penalty for Violation: The provisions of parking and loading facilities as required by this section shall
be a continuing obligation of the owner or sponsor of a given building or use so long as the building or use
is in existence and so long as parking and loading facilities are required hereunder in connection therewith,
and it shall be unlawful to discontinue, change, or dispense with such facilities without establishing
alternate facilities that meet the requirements herein. Penalty provisions applicable to this chapter as a
whole shall apply to the violations of these provisions. In addition, at such time as the facilities required
hereunder shall fail to continue to be available for the purpose, the building permit for the structures to
which the facilities are adjunct and the use or occupancy permits issued for the premises shall be canceled
and become null and void.
Amended by Ordinance No. 8976, effective 06-08-2005
Amended by Ordinance No. 9151, effective 12-18-2007
Amended by Ordinance No. 9229, effective 09-09-2009
Amended by Ordinance No. 9574, effective 03-15-2016
Amended by Ordinance No. 9689, effective 06-12-2018
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§36-107. ReservedPublic Facilities:
Unless specifically prohibited, public facilities (eg. schools, fire stations, police stations, government
offices) owned and operated by a government entity are permitted in all zoning districts subject to the
setbacks and rules for that district.
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Parking District 3Assesment
Legend
City of Grand Island Owned Lots
Parking District 3
Parcels
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Hall County Regional Planning
Commission
Wednesday, January 2, 2019
Regular Meeting
Item M1
Brach's Seventh Subdivision
Staff Contact:
Grand Island Regular Meeting - 1/2/2019 Page 62 / 68
HARRISON ST SG
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BARBARA AVELAMAR AVELOCATION MAP
Brach's 7th Subdivision
Scale:NONEFor Illustration Purposes
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HARRISON ST SG
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BARBARA AVELAMAR AVELOCATION MAP
Brach's 7th Subdivision
Scale:NONEFor Illustration Purposes
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