07-10-2019 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, July 10, 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 Regular Meeting - 7/10/2019 Page 1 / 75
Call to Order
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for City Council consideration should complete the Request for
Future Agenda Items form located at the Information Booth. If the issue can be handled administratively
without Council action, notification will be provided. If the item is scheduled for a meeting or study
session, notification of the date will be given.
B - RESERVE TIME TO SPEAK ON AGENDA ITEMS
This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve
time to speak. Please come forward, state your name and address, and the Agenda topic on which you will
be speaking.
DIRECTOR COMMUNICATION
This is an opportunity for the Director to comment on current events, activities, and issues of interest to
the commission.
Grand Island Regular Meeting - 7/10/2019 Page 2 / 75
Hall County Regional Planning
Commission
Wednesday, July 10, 2019
Regular Meeting
Item A1
Agenda
Staff Contact:
Grand Island Regular Meeting - 7/10/2019 Page 3 / 75
AGENDA AND NOTICE OF MEETING
Wednesday, July 10, 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 June 5, 2019.
3.Request Time to Speak.
4.Public Hearing – Substandard and Blight Study: Concerning a study to determine if the
proposed CRA Area #30 qualifies as substandard and blighted and to forward a
recommendation on the study to the Grand Island City Council. Proposed CRA Area #29
is approximately 2.57 acres of property in central Grand Island between 4th and 5th Street
and Carey Street and Ruby Avenue. (C-27-2019GI).
5.Public Hearing – Rezoning: Concerning proposed amendments to the Development Plan
for Autumn Park Third Subdivision from RD to Amended RD Zone located north of State
Street and east of Ebony Lane. (C-28-2019GI)
6.Preliminary and Final Plat for McCoy Meadows Subdivision a replat of Autumn Park
Third Subdivision. A tract of land consisting of all of Autumn Park Third Subdivision.
Located north of State Street and east of Ebony Lane.
Consent Agenda:
7.Preliminary and Final Plat – Ellington Pointe- Grand Island- A Tract of Land
Consisting of all of Lot 2 Hanover Second Subdivision, all of Lots 2 and 4 of Hanover Third
Subdivision all in Grand Island, Hall County, Nebraska. Located south of 13th Street and
Grand Island Regular Meeting - 7/10/2019 Page 4 / 75
west of North Road.
8.Final Plat – Four Aces Subdivision - Hall County- A tract of land located in part of the
Southwest Quarter of the Southeast Quarter (SW1/4 SE1/4) of Section Eighteen (18),
Township Ten (10) North, Range Ten (10) West of the 6th P.M, Hall County, Nebraska.
Located west of Alda Road and North of Wood River Road.
9.Directors Report
10.Next Meeting August 7, 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 - 7/10/2019 Page 5 / 75
Staff Recommendation Summary
For Regional Planning Commission Meeting
July 10, 2019
4. Public Hearing – Substandard and Blight Study: Concerning a study to
determine if the proposed CRA Area #30 qualifies as substandard and
blighted and to forward a recommendation on the study to the Grand Island
City Council. Proposed CRA Area #30 is approximately 2.57 acres of
property in central Grand Island between 4th and 5th Streets and Ruby Street
and Carey Avenue (C-27-2019GI). See Full Recommendation (Hearing,
Discussion Action)
5. Public Hearing – Rezoning: Concerning proposed amendments to the
Development Plan for Autumn Park Third Subdivision from RD to Amended
RD Zone located north of State Street and east of Ebony Lane. The
proposed development would reduce the number of units allowed on the
property from 288 apartments in 16 buildings to 92 units (4 single family
detached and 44 duplex buildings) per the plans submitted by the current
owners of the property.(C-28-2019GI). See Full Recommendation (Hearing,
Discussion Action)
6. Preliminary and Final Plat for McCoy Meadows Subdivision a replat of
Autumn Park Third Subdivision. A tract of land consisting of all of Autumn
Park Third Subdivision. Located north of State Street and east of Ebony
Lane. This is a plat related to the amended RD Zone discussed above.
Consent Agenda:
7. Preliminary and Final Plat – Ellington Pointe- Grand Island- A Tract of
Land Consisting of all of Lot 2 Hanover Second Subdivision, all of Lots 2 and
4 of Hanover Third Subdivision all in Grand Island, Hall County, Nebraska.
Located south of 13th Street and west of North Road. The preliminary plat is
39 lots and 1 out on 14.3 acres. The final plat is 26 lots and 2 outlots. The
property is zoned R3-Medium Density Residential and R1-Suburban Density
Residential.
8. Final Plat – Four Aces Subdivision - Hall County- A tract of land located
in part of the Southwest Quarter of the Southeast Quarter (SW1/4 SE1/4) of
Section Eighteen (18), Township Ten (10) North, Range Ten (10) West of
the 6th P.M, Hall County, Nebraska. Located west of Alda Road and North of
Wood River Road. This is a onetime split from a tract of 80 acres. This
property is zone AG-R in the Hall County jurisdiction.
Grand Island Regular Meeting - 7/10/2019 Page 6 / 75
Hall County Regional Planning
Commission
Wednesday, July 10, 2019
Regular Meeting
Item E1
Meeting Minutes
Staff Contact:
Grand Island Regular Meeting - 7/10/2019 Page 7 / 75
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
June 5, 2019
The meeting of the Regional Planning Commission was held Wednesday, June 5, 2019, at City
Hall – Grand Island, Nebraska. Notice of this meeting appeared in the "Grand Island
Independent" on May 24, 2019.
Present: Pat O’Neill Leslie Ruge Tony Randone
Jaye Monter Robin Hendricksen
Carla Maurer Leonard Rainforth
Darrel Nelson Hector Rubio
Absent: Gregg Robb, Judd Allan and Dean Kjar
Other:
Staff: Chad Nabity, Norma Hernandez, Rashad Moxey (excused)
Press: Austin Koeller
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 - 7/10/2019 Page 8 / 75
of the meeting to better accommodate the public.
2. Minutes of the May 1, 2019 meeting.
A motion was made by Maurer and second by Ruge to approve the minutes of
the May 1, 2019 meeting.
The motion carried with nine members in favor (O’Neill, Nelson, Ruge, Maurer,
Monter, Rubio, Hedricksen, Randone and Rainforth) and no members voting no.
3.Request Time to Speak.
The following requested time to speak during discussion: Keith Marvin; PO
Box 410 David City, NE Item #5 & #6, Amos Anson; 4234 Arizona Ave; Item
#7Roger Bullington;3935 Westgate Road, Item #6, Casey Clausen; 3543
Farmstead Road, Item # 4
4.Public Hearing – Hall County One & Six Year Road Plan – Concerning adoption of
the 1 & 6 year street improvement plan, for Hall County, Nebraska for 2020-2025
(C-27-2019HC).
O’Neill opened the public hearing.
Steve Riehle, Hall County Engineer, presented the One & Six Year Road Plan as
required by the Nebraska Department of Transportation. A few projects were moved
back this year, a drainage /road is being recommended to be added and seven
resurfacing projects are all a part of the One & Six Year Road Plan. Riehle went over
some of the projects in the One & Six Year Road Plan. Engleman Road and Airport
Road south of Nebraska Highway 2 is still under construction, they are building a box
culvert and reconfiguring the roads at this location. If possible the grade will be
lowered to match the dike or levy that’s along the south bank the Silver Creek. They
hope to get the intersection reworked and paved soon. One culvert project that was not
completed last year is on Burwick just north of Capital Avenue Timber Bridge will be
taken out to be replaced with 60 inch culvert pipes. Riehle also went over some of the
projects that came in because of the floods in March. Flood control projects were done
in the Northwest area with the City of Grand Island, NRD and Merrick County. The
area was still affected with flooding with the March storms. Hall County Roads
Department will be following up with City of Grand Island, NRD and Merrick County
to find ways to prevent future flooding in this area. Riehle explained resurfacing
projects are typically not required to be listed on the One & Six Year Plan. In the past
1.1 million is spent on asphalt, this year’s estimate is about 1.4 million on asphalt
projects.
Casey Voss, 3543 Farmstead Road, Casey’s stated that the area residents would like to
see an improvement drainage on Farmstead Road area. All the water coming from the
west will sit there for a week to two weeks. He would like to see an improvement
project added to the county’s road plan to improve the issue.
Grand Island Regular Meeting - 7/10/2019 Page 9 / 75
O’Neill closed the public hearing.
A motion was made by Rainforth and second Randone by to approve the One & Six
year street improvement plan, for Hall County, Nebraska for 2020-2025.
The motion carried with nine members in favor (Nelson, O’Neill, Ruge, Maurer,
Monter, Rainforth, Rubio, Hendricksen and Randone) and no members voting no.
5.Public Hearing – Substandard and Blight Study: Concerning a study to determine if
the proposed CRA Area #16 qualifies as substandard and blighted and to forward a
recommendation on the study to the Grand Island City Council. Proposed CRA Area
#16 is approximately 569.09 acres of property in northern Grand Island north of State
Street and east of Webb Road including the all of the Central Nebraska Veterans Home
property (C-24-2019GI)
O’Neill opened the public hearing.
Nabity explained this study was commissioned by the Grand Island Community
Redevelopment Authority. They commissioned the study in 2014 after the decision
was made that the Veteran’s Home would be moving to Kearney. Keith Marvin
conducted the study in 2014 and also updated the study this spring. There were several
improvements. West of Eagle Scout Park was not in the city limits and it was annexed
as of May 28, 2019. The CRA wanted the study to include everything between Grand
Island Senior High and Houston Avenue and North of State Street. The study does
indicate that the area can be blighted and substandard. Nabity recommends approval of
the study.
O’Neill closed the public hearing
A motion was made by Monter and second by Maurer to approve resolution 2019-09.
The motion was carried with nine members voting in favor (Nelson, O’Neill, Ruge,
Maurer, Monter, Rainforth, Rubio, Hendricksen, and Randone) and no members voting
no.
6.Public Hearing – Substandard and Blight Study: Concerning a study to determine if
the proposed CRA Area #29 qualifies as substandard and blighted and to forward a
recommendation on the study to the Grand Island City Council. Proposed CRA Area #
29 is approximately 33.18 acres of property in southern Grand Island south of
Wildwood Drive and east of U.S. Highway 281 including the former Lewis Greenscape
property (C-25-2019GI).
O’Neill opened the public hearing.
Grand Island Regular Meeting - 7/10/2019 Page 10 / 75
Nabity stated the study was conducted by Keith Marvin with Marvin Planning
Associates on behalf Station 31 LLC the current owners of Mr. Marvin was able to
identify sufficient conditions to declare it blighted and substandard. Regional Planning
Commission is being asked to make recommendation on the blight study. There is no
specific TIF project at this point but do anticipate one will come forward.
Commissioner Randone questioned if this study was sufficient to declare the area
blighted and substandard and asked why Garret Tire was not included. Mr. Marvin
explained the average age of the structures are 47 years of age and that while this area
does not have numerous conditions that would indicate blighted and substandard
conditions it does meet the requirements. Nabity responded to the second question by
stating that the Garret Tire property is not in the city limits and was not proposed for
annexation. A portion of this area was annexed at the request of the owners on May 28,
2019.
O’Neill closed the public hearing.
A motion was made by Ruge and second by Rubio to approve a change to approve
resolution 2019-10.
The motion carried with nine members in favor (Nelson, O’Neill, Ruge, Maurer,
Monter, Rainforth, Rubio, Hendricksen and Randone) and no members voting no.
7.Public Hearing –Text Amendment – Grand Island – Concerning proposed
amendments to Section 36-70 (B-3) Heavy Business Zone relative to the required
setbacks Section 36-102 Landscaping Requirements relative to the R-3SL Medium
Density Small Lot Zone, B-3 Heavy Business Zone and additions and enlargements of
existing improvements in any zoning district. (C-26-2019GI)
O’Neill opened the public meeting
Nabity explained the request from the Railside board regarding changing the front yard
setback from 10 foot to 0 feet along with the proposed changes to the Landscaping
regulations necessary to accommodate this change. The addition of the R3-SL district
should have been done with the adoption of that district and this will clean that up. The
changes for additions and required landscaping were suggested after the Grand Island
Board of Adjustment granted a variance to a car lot on 2nd Street that was increasing
their hard surfaced parking by 25%. The board of adjustment made the determination
that adding landscaping to just this portion of the property would constitute a hardship
and that the owners should be able to proceed without adding the landscaping. This
change will make the regulation consistent with their ruling.
O’Neill closed the public meeting
A motion was made by Ruge and second by Nelson to approve.
Grand Island Regular Meeting - 7/10/2019 Page 11 / 75
The motion was carried with nine members in favor (Nelson, O’Neill, Ruge, Maurer,
Monter, Rainforth, Rubio, Hendricksen, and Randone) no members voting no.
Consent Agenda:
8.Final Plat – Five – H Ranch Subdivision Hall County – A Tract of Land
consisting of part of the Southeast Quarter (SE ¼ ) of Section Thirty Two (32),
Township Eleven (11) North, Range Eleven (11) West of the 6th P.M. , Hall
County, Nebraska. West of 130th Road and north of Schimmer Drive.
9.Final Plat –Peter Ventures Subdivision Hall County – A Tract of Land consisting of
part of the Northeast Quarter (NE ¼) of Section Twenty Eight (28), Township Twelve
(12) North, Range Ten (10) West of the 6th P.M. , Hall County, Nebraska. West
A motion was made by Monter and second by Randone to approve all items on the
consent agenda.
The motion was carried with nine members in favor (Nelson, O’Neill, Ruge, Maurer,
Monter, Rainforth, Rubio, Hendricksen, and Randone) no members voting no.
10.Budget
Nabity stated still looking at CRA paying 20% Norma and his salary and Utilities
department is paying 32% of Rashad’s salary. Not counting on the 10% that comes
from building department for Norma’s salary. The full amount will be submitted to the
county board. The 2018-2019 personnel budget was $239,666 and proposing $246,635
for 2019-2020. A slight increase to the operating expenditures. Added some to dues
and subscriptions since both Nabity and Rashad are both members to the Nebraska
Chapter of American Planning Association.
A motion was made by Randone and second by Ruge to approve the proposed 2019-
2020 budget.
The motion was carried with nine members in favor (Nelson, O’Neill, Ruge, Maurer,
Monter, Rainforth, Rubio, Hendricksen, and Randone) no members voting no.
Grand Island Regular Meeting - 7/10/2019 Page 12 / 75
11.Director’s Report
A press release will be sent out for the Beautification Award. It will be awarded in the
September meeting.
12.Adjourn.
O’Neill adjourned the meeting at 7:07 p.m.
Next Planning Commission meeting July 10, 2019
___________________________________________
Leslie Ruge, Secretary
By Norma Hernandez
Grand Island Regular Meeting - 7/10/2019 Page 13 / 75
Hall County Regional Planning
Commission
Wednesday, July 10, 2019
Regular Meeting
Item F1
Public Hearing - Substandard and Blight Study
Staff Contact:
Grand Island Regular Meeting - 7/10/2019 Page 14 / 75
1
Agenda Item # 4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
June 18, 2019
SUBJECT: CRA Blight Study (Proposed CRA Area 30) C-27-2019GI
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 30”.
This area as defined by the study will be referred to as Community Redevelopment Authority
(CRA) Area 30. 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 approximately 2.57 acres of property (1 block) located between 4th and 5th
Streets and Carey Street and Ruby Avenue, in central Grand Island (Study Area).
The Statutory authority and direction to the Planning Commission is referenced below to explain
the Planning Commission purpose in reviewing the study:
18-2109.3 Redevelopment plan; preparation; requirements; planning
commission or board; public hearing; notice; governing body; public hearing;
notice.
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
Grand Island Regular Meeting - 7/10/2019 Page 15 / 75
2
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 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.
Grand Island Regular Meeting - 7/10/2019 Page 16 / 75
3
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:
(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
Grand Island Regular Meeting - 7/10/2019 Page 17 / 75
4
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 12 of the study.
FINDINGS FOR GRAND ISLAND
Study Area 30 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.
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 normal
condition or worse.
Deterioration of site or other improvements
o 100% of sidewalks are in a deteriorating condition
o 33% of the curb and gutter along Howard Avenue is in a deteriorating condition
o 100% of the alley is unpaved and is dirt/gravel
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 8 (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 75.9 years.
The other criteria for Blight were not present in the area, these included:
One-half of unimproved property is over 40 years old.
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
Faulty Lot Layout
Improper Subdivision or Obsolete Platting
Defective/Inadequate street layouts
Diversity of Ownership
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.
Grand Island Regular Meeting - 7/10/2019 Page 18 / 75
5
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 #30
Blight Study Area #30 has several items contributing to the Blight and Substandard Conditions.
These conditions include:
Blighted Conditions
Criteria under Part A of the Blight Definition
Average age of structures is over 40 years of age
Substantial number of deteriorated or deteriorating structures
Deterioration of site or other improvements
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?
Grand Island Regular Meeting - 7/10/2019 Page 19 / 75
6
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.
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
Grand Island Regular Meeting - 7/10/2019 Page 20 / 75
City of Grand Island, NE
Blight and Substandard Study (Micro-Blight)
Area #30
May 2019
Grand Island Regular Meeting - 7/10/2019 Page 21 / 75
Blight and Substandard Study
City of Grand Island, Nebraska • May 2019 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 JOJA Investment LLC
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, look 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 the 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
Grand Island Regular Meeting - 7/10/2019 Page 22 / 75
Blight and Substandard Study
City of Grand Island, Nebraska • May 2019 Page 2
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 Blighted and Substandard Area 30. 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 are existing within the City’s jurisdiction and as allowed under Chapter
18. Through this process, the City and property owners will attempt to address economic and/or
social liabilities which are harmful to the well-being of the entire community.
Grand Island Regular Meeting - 7/10/2019 Page 23 / 75
Blight and Substandard Study
City of Grand Island, Nebraska • May 2019 Page 3
Figure 1 shows the study area of this report. A Redevelopment Plan to be submitted in the future
containing, by 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.
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 study area can be seen in Figure 1 of this report. The Redevelopment Plan portion of this
report will contain, 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.
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, Section 2123.01. 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.
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 5th Street and Ruby Avenue; thence,
westerly along the centerline of 5th Street to the intersection with the centerline of Carey
Avenue; thence, southerly along the centerline of Carey Avenue to the intersection with the
centerline of 4th Street; thence, easterly along the centerline of 4th Street to the intersection with
the centerline of Ruby Avenue; thence northerly to the point of beginning.
Grand Island Regular Meeting - 7/10/2019 Page 24 / 75
Blight and Substandard Study
City of Grand Island, Nebraska • May 2019 Page 4
Study Area
Figure 1: Study Area Map
Source: Google Earth and Marvin Planning Consultants 2019
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
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 1.64 63.8% 63.8%
Single-family 1.64 63.8% 63.8%
Multi-family 0 0.0% 0.0%
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 0.93 36.2% 36.2%
Total Developed Land 2.57 100.0%
Vacant/Agriculture 0.00 0.0%
Total Area 2.57 100.0%
Source: Marvin Planning Consultants 2019
Grand Island Regular Meeting - 7/10/2019 Page 25 / 75
Blight and Substandard Study
City of Grand Island, Nebraska • May 2019 Page 5
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 (21.6%) and land
considered vacant accounts for only 78.4% of the total area.
Figure 2
Existing Land Use Map
Source: Marvin Planning Consultants, 2019
Note: Lines and Aerial may not match.
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, Above Normal,
Normal, Below Normal, or Poor. The data and rating system come 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 Above Normal
• 6 (75.0%) structure rated as Normal
• 1 (12.5%) structures rated as Below Normal
• 1 (12.5%) structure rated as Poor
Grand Island Regular Meeting - 7/10/2019 Page 26 / 75
Blight and Substandard Study
City of Grand Island, Nebraska • May 2019 Page 6
Legend
Very Good
Above Normal
Normal
Below Normal
Poor
Figure 3: Structural Conditions
Source: Hall County Assessor and Marvin Planning Consultants 2019
Note: Lines and Aerial may not match.
Based upon these data, an assumption has been made that normal 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 a normal 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 normal 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.
Grand Island Regular Meeting - 7/10/2019 Page 27 / 75
Blight and Substandard Study
City of Grand Island, Nebraska • May 2019 Page 7
Legend
Fair but Deteriorating
Sidewalk
Fair but Deteriorating
Alley/Dirt
Figure 4: Deterioration of Site or Other Improvements
Source: Hall County GIS, Google Earth and Marvin Planning Consultants 2017
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 Howard Avenue and an alley in the rear.
In addition, the study area is served by a sidewalk located immediately behind the curb along
Howard Avenue.
Based upon review of images of the study area, Figure 4 was created. The Figure indicates:
• 100% of the sidewalks within this study are in Fair condition but showing signs of deterioration
• 100% of alley way is dirt/gravel
• Approximately 33% of the curb and gutters are beginning to deteriorate. Mostly in at the
radius locations at intersections.
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.
Grand Island Regular Meeting - 7/10/2019 Page 28 / 75
Blight and Substandard Study
City of Grand Island, Nebraska • May 2019 Page 8
TABLE 2: AVERAGE STRUCTURAL AGE, BY METHOD - 2019
Number of Structures Construction date Age Cumulative Age
1 1920 99 99
1 1921 98 197
1 1934 85 282
2 1941 78 438
1 1951 68 506
1 1962 57 563
1 1975 44 607
Total Cummulative 8 607
Average Age 75.9 Source: Hall County Assessor’s and Marvin Planning Consultants 2019
Within the study area there are two primary structures. After researching the structural age on
the Hall County Assessor’s and Treasurer’s websites, the following breakdown was determined:
• 8 (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 75.9 years; thus, meeting the requirements of
the statutes.
The age of the structures would be a direct contributing factor.
Grand Island Regular Meeting - 7/10/2019 Page 29 / 75
Blight and Substandard Study
City of Grand Island, Nebraska • May 2019 Page 9
Legend
Less than 40 years
40 years or more
Figure 5: Unit Age Map
Source: Hall County GIS, Hall County Assessor and Marvin Planning Consultants 2019
Note: Lines and Aerial may not match.
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 normal
condition or worse.
• Deterioration of site or other improvements
o 100% of sidewalks are in a deteriorating condition
o 33% of the curb and gutter along Howard Avenue is in a deteriorating condition
o 100% of the alley is unpaved and is dirt/gravel
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 8 (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 75.9 years.
The other criteria for Blight were not present in the area, these included:
• One-half of unimproved property is over 40 years old.
• 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
• Faulty Lot Layout
• Improper Subdivision or Obsolete Platting
• Defective/Inadequate street layouts
Grand Island Regular Meeting - 7/10/2019 Page 30 / 75
Blight and Substandard Study
City of Grand Island, Nebraska • May 2019 Page 10
• Diversity of Ownership
• 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.
Grand Island Regular Meeting - 7/10/2019 Page 31 / 75
Blight and Substandard Study
City of Grand Island, Nebraska • May 2019 Page 11
Legend
Less than 40 years
40 years or more
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 METHOD - 2019
Number of Structures Construction date Age Cumulative Age
1 1920 99 99
1 1921 98 197
1 1934 85 282
2 1941 78 438
1 1951 68 506
1 1962 57 563
1 1975 44 607
Total Cummulative 8 607
Average Age 75.9 Source: Hall County Assessor’s and Marvin Planning Consultants 2019
Within the study area there is a total of two primary structures. After researching the structural
age on the Hall County Assessor’s and Treasurer’s websites, the following breakdown was
determined:
• 8 (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 3, the
average age of the primary structures is equal to 75.9 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 2019
Note: Lines and Aerial may not match.
Grand Island Regular Meeting - 7/10/2019 Page 32 / 75
Blight and Substandard Study
City of Grand Island, Nebraska • May 2019 Page 12
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 #30
Blight Study Area #30 has several items contributing to the Blight and Substandard Conditions.
These conditions include:
Blighted Conditions
• Average age of structures is over 40 years of age
• Substantial number of deteriorated or deteriorating structures
• Deterioration of site or other improvements
Substandard Conditions
• Average age of the structures in the area is at least forty years
Grand Island Regular Meeting - 7/10/2019 Page 33 / 75
Resolution Number 2019-11
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 May 14 , 2019 meeting, referred the Blight and
Substandard Study for CRA Area 30, commissioned by JOJA Investments LLC to the Hall County Regional
Planning Commission, (the “Commission”) for review and recommendation as to its conformity with the general plan
for the development of the City of Grand Island, Hall County, Nebraska, pursuant to the Nebraska Community
Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as amended (the “Act”); and
WHEREAS, the Commission held a public hearing regarding said Blight and Substandard Study at their
meeting on July 10, 2019, 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: July 10, 2019.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 7/10/2019 Page 34 / 75
Hall County Regional Planning
Commission
Wednesday, July 10, 2019
Regular Meeting
Item F2
Public Hearing - Rezoning
Staff Contact:
Grand Island Regular Meeting - 7/10/2019 Page 35 / 75
Agenda Item # 5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
June 24, 2019
SUBJECT:Zoning Change (C-28-2019GI)
PROPOSAL: To amend the existing RD-Residential Development Zone for Autumn Park Third
Subdivision located north of State Street and west of the Moore’s Creek Drainway. The RD Zone
application also includes both the Preliminary and Final Plats for the McCoy Meadows Subdivision
in the City of Grand Island. The proposed development would change the plan from 16 builds and
288 units of apartments to 92 units (44 duplex’s and 4 single family detached).
OVERVIEW:
Site Analysis
Current zoning designation: RD Residential Development Zone
Permitted and conditional uses: RD Residential uses at a density of up to 43 dwelling units per
acre depending on the plan approved by Council. In October
of 1996, the Grand Island City Council permitted 144 units of
apartments in 12 buildings units on this tract with an additional
144 units in 12 buildings planned for the final phase. This was
amend in December of 2005 to allow 288 units in 16 buildings.
That plan did not move forward and the property has been
vacant since the original 144 units were constructed.
Comprehensive Plan Designation: Medium Density Residential to Office Use
Existing land uses. Farm Ground
Adjacent Properties Analysis
Current zoning designations: North: R4- High Density Residential
East: B2-General Business
West R1- Suburban Density Residential
and South: R4- High Density Residential
Permitted and conditional uses: B2 Commercial and retail uses including those with outside
storage of merchandise, office uses and residential uses up to
a density of 43 units per acre. R1 Residential uses at a
density of 4 dwelling units per acre. R4 Residential uses at a
density of 43 dwelling units per acre. .
Comprehensive Plan Designation: North: Medium Density Residential to Office Use
East: Commercial
West: Low to Medium Density Residential
South: Medium Density Residential to Office Use
Existing land uses: North: Attached Single Family Residential
East: Menards, Moore’s Creek Drainway
West: Single Family Residential
South: Nursing Home and Farm Ground
Grand Island Regular Meeting - 7/10/2019 Page 36 / 75
EVALUATION:
Positive Implications:
•Consistent with the City’s Comprehensive Land Use Plan: The subject property is designated
for commercial development.
•Accessible to Existing Municipal Infrastructure: Water and sewer services are available to
service the area. Sanitary sewer and water are along the north and east sides of the property.
•Provides Additional Housing Opportunities: This development will add 88 duplex units (44
buildings) and 4 single family along Ebony Lane at the southwest edge of the property. This
development would complete a project that has been in process for almost 25 years.
•Continues a development that has been on hold for 23 years: The second phase of this
development was approved in 1996 and a similar concept to the original plan was approved in
2005 and has not had any activity since that approval.
•Adds Connectivity to the Existing Apartments: This proposal includes a connection between the
north side of the existing parking lot and the new area to be developed. This lane will allow
traffic, including emergency vehicles, multiple access points to the first of the Autumn Park
Apartments.
•Density of Housing is Consistent with Existing Neighborhood: The proposed density of housing
is much closer to the density of the housing that has developed to the north and west of this
parcel of property.
•Monetary Benefit to Applicant: Would allow the applicant to develop this property.
Negative Implications:
•None Foreseen
Other
The developers are proposing to reduce the number of units on this property by almost 200. The
original plan and the plan as modified in 2005 would have allowed 432 units on this property the
new proposed total is 236 units. This street will be completed and connected as part of this phase
of the development. The final phase of this development will include an additional 144 units of
apartments in another 9 buildings.
The developers are not changing the number of units from the number originally approved for this
RD zone but they are changing the location and number of buildings and adding amenities.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island City Council amend
the existing RD Residential Development Zone as presented along with the Preliminary and
Final Plats for McCoy Meadows Subdivision.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 7/10/2019 Page 37 / 75
Grand Island Regular Meeting - 7/10/2019 Page 38 / 75
Grand Island Regular Meeting - 7/10/2019 Page 39 / 75
Grand Island Regular Meeting - 7/10/2019 Page 40 / 75
Grand Island Regular Meeting - 7/10/2019 Page 41 / 75
Grand Island Regular Meeting - 7/10/2019 Page 42 / 75
Grand Island Regular Meeting - 7/10/2019 Page 43 / 75
Grand Island Regular Meeting - 7/10/2019 Page 44 / 75
Grand Island Regular Meeting - 7/10/2019 Page 45 / 75
Grand Island Regular Meeting - 7/10/2019 Page 46 / 75
Grand Island Regular Meeting - 7/10/2019 Page 47 / 75
Grand Island Regular Meeting - 7/10/2019 Page 48 / 75
Grand Island Regular Meeting - 7/10/2019 Page 49 / 75
Grand Island Regular Meeting - 7/10/2019 Page 50 / 75
Grand Island Regular Meeting - 7/10/2019 Page 51 / 75
Grand Island Regular Meeting - 7/10/2019 Page 52 / 75
Grand Island Regular Meeting - 7/10/2019 Page 53 / 75
Grand Island Regular Meeting - 7/10/2019 Page 54 / 75
Grand Island Regular Meeting - 7/10/2019 Page 55 / 75
Grand Island Regular Meeting - 7/10/2019 Page 56 / 75
Hall County Regional Planning
Commission
Wednesday, July 10, 2019
Regular Meeting
Item J1
Preliminary and Final Plat - Ellington Pointe - Grand Island
Staff Contact:
Grand Island Regular Meeting - 7/10/2019 Page 57 / 75
NORTH RD NDRIFTWOOD DR
EllingtonPointeSubdivision
PROPOSED SUBDIVISIONLOCATION MAP
®
Scale: NONEFor Illustration Purposes
Grand Island Regular Meeting - 7/10/2019 Page 58 / 75
NORTH RD NDRIFTWOOD DR
EllingtonPointeSubdivision
PROPOSED SUBDIVISIONAERIAL MAP
®
Scale: NONEFor Illustration Purposes
Grand Island Regular Meeting - 7/10/2019 Page 59 / 75
Providing false information on this application will result in nullification of the application and forfeiture of all related fees. If you have any questions
regarding this form or subdivision regulations administered by the Hall County Regional Planning Department call (308) 384-3341. FEE SCHEDULE ON REVERSE SIDE
Hall County Regional Planning Commission
SUBDIVISION APPLICATION
This application must be submitted a minimum of 20 calendar days prior to a planning commission meeting to be considered at that meeting. Planning Commission meetings are typically held on the first Wednesday of the month. Owners Information
Name______________________________________________________
Address____________________________________________________
City _____________________, State ______ Zip ___________
Phone____________________________
Attach additional information as necessary for all parties listed as an owner on the plat and any
other party such as: partners, Deed of Trust holders, etc…
All owners, lien holder’s etc… will be required to sign the dedication certificate on the final plat.
As the applicant for this subdivision I do hereby certify that I have provided complete
information regarding the ownership of the property included in this application:
By:______________________________
(Applicant)
Surveyor/Engineers Information
Surveyor/Engineering Firm_______________________________________________
Address____________________________________________________
City _____________________, State ______ Zip ___________
Phone____________________________
Surveyor/Engineer Name________________________________License Number__________
SUBDIVISION NAME: ________________________________________________________
Please check the appropriate location
______ Grand Island City Limits
______ 2 Mile Grand Island Jurisdiction
______ Hall County ______ City of Wood River or 1 Mile Jurisdiction
______ Alda or 1 Mile Jurisdiction
______ Cairo or 1 Mile Jurisdiction
______ Doniphan or 1 Mile Jurisdiction
Please check the appropriate Plat
______ Preliminary Plat ______ Final Plat
______ Administrative Plat (Grand Island, Alda, Doniphan, and Cairo)
Number of Lots ________________________
Number of Acres _______________________
Checklist of things Planning Commission Needs
______ 10 + 15 copies if in City limits or the two mile jurisdiction of Grand Island
______ 5 + 15 copies if in Hall County, City of Wood River, Village of Cairo, Doniphan or Alda. ______ 5 copies if Administrative Plat
______ Closure Sheet ______ Utilities Sheet
______ Receipt for Subdivision Application Fees in the amount of $_________________
Perseverence LLC, Huff Properties LLC, Andrew Eiler
Grand Island NE 68803
Initial Point Surveying / Alfred Benesch & Company
1207 Allen Drive
Grand Island NE 68803
Brent Cyboron LS /Terry Brown PE 727/8731
Ellington Pointe
34 + 1 outlot
13 acres
10
$925
4801 West Chapman Rd.
(308) 380-9665
(308) 384-1032
Grand Island Regular Meeting - 7/10/2019 Page 60 / 75
80.00'80.00'80.00'80.00'
104.15'106.15'
104.15'
104.15'
104.15'
76.10'
106.15'104.15'
212.30'
98.00'
98.00'
98.00'
98.00'
98.00'
98.00'
100.00'
100.00'100.00'100.00'100.00'100.05'
111.52'111.52'
223.04'
222.38'
103.58'95.00'93.00'
102.41'
118.00'
118.00'
118.00'
107.71'80.00'80.00'80.00'80.00'
100.00'8.91'91.35' Ch
102.55' Ch
36.46' C
h
42.22'
23.20' Ch
77.22' Ch
35.03'112.67'
46.85'48.32' Ch
96.37' Ch
64.00'
64.00'46.90'
163.08' Ch
64.00'64.00'98.00'99.22'100.44'101.65'53.20'146.50'142.10'142.10'64.00'64.00'136.01'136.36'136.71'144.09'168.27'80.00'80.00'123.91'203.91'135.63'136.00'120.01'120.01'80.00'80.00'80.00'80.00'80.00'91.00'91.00'123.00'97.84'88.00'90.00'60.78'80.00'80.00'80.00'80.00'53.20'52.01'LOT 1LOT 2LOT 3
LOT 9
LOT 7 LOT 6 LOT 5 LOT 4
LOT 3
LOT 2 LOT 1
LOT 8LOT 7LOT 4
LOT 3
LOT 2
LOT 1
LOT 5
LOT 3
LOT 1
LOT 6
LOT 4
LOT 2
LOT 4
LOT 5
LOT 8
LOT 10
LOT 11LOT 12
139.91'
BLOCK 6
BLOCK 5
OUTLOT A
LOT 1
BLOCK 2
NOT A PART
NORTH ROAD80.00'80.00'80.00'80.00'80.00'106.15'80.00'LOT 1
HANOVER 2ND
SUBDIVISION
432.30' M N 88°38'03" E
175.69' M S 01°25'13" E150.00' M N 89°32'48" E
722.43' M S 89°42'18" W813.01' M N 00°53'49" E197.61' M S 01°24'15 ELOT 1LOT 2LOT 3LOT 4LOT 5LOT 6
WESTWOOD PARK SUBDIVISION
106.15'
Scale 1" = 50'
LOT 3
HANOVER THIRD SUBDIVISION
LOT 1 BLOCK 2NEUMANN SECOND SUBDIVISIONLOT 1
HANOVER THIRD SUBDIVISION
PRELIMINARY PLAT
1" = 50'6/10/19 Brent C.
111908.00 19-002
1 OF 3
PART OF LOT TWO (2) HANOVER SECOND
SUBDIVISION AND A PART OF LOT FOUR (4)
HANOVER THIRD SUBDIVISION
INITIAL POINT SURVEYING LLC
410 S. Webb Rd.; Suite 4B
Grand Island, NE 68803
308-383-6754 Cell
308-675-4141 Office
NOT A PART
NOT A PARTNOT A PART5/11/19
5/13/19
7' Utility Easement
7' Utility Easement 7' Utility Easement
7' Utility Easement
7' Utility
Easement
20' Drainaged &
Utility Easement
7' Utility
Easement
10' Drainaged &
Utility Easement
7' Utility Easement
7' Utility
Easement
7' Utility Easement
20' Utility & Drainaged
Easement
7' Utility Easement
7' Utility Easement
20' Utility & Drainage
Easement
7' Utility Easement
20' Utility & Drainaged
Easement
20' Utility & Drainaged
Easement
20' Utility & Drainaged
Easement
20' Utility & Drainaged
Easement
LEGAL DESCRIPTION
A Tract of land consisting of Part of Lot Two (2) Hanover Second Subdivision and Lot Two (2) and a Part of Lot Four (4) Hanover Third
Subdivision, In the City of Grand Island, Hall County, Nebraska, more particularly described as follows:
Commencing at the Northwest Corner of Lot Four (4) Hanover Third Subdivision, Said point being the Point of Beginning; Thence
N 88°38'03” E along the North line Lot Four (4) Hanover Third Subdivision, a distance of Four Hundred Thirty Two and Thirty
Hundredths (432.30') Feet; Thence N 01°20'19” W, a distance of One Hundred Eighty Seven and Ninety Nine
Hundredths (187.99') feet; Thence N 88°39'34” E, a distance of Two Hundred Ninety and Eight Hundredths (290.08') feet; Thence
S 01°21'52” E, a distance of Two Hundred Eight and Three Hundredths (208.03') feet; Thence S 88°40'03” W, a distance of One Hundred
Fifty and Three Hundredths (150.03') feet; Thence S 01°25'13” E, a distance of One Hundred Seventy Five and Sixty Nine
Hundredths (175.69') feet; Thence N 89°32'48” E, a distance of One Hundred Fifty (150.00') feet; Thence S 01°24'15” E, a distance of One
Hundred Ninety Seven and Sixty One Hundredths (197.61') feet; Thence S 00°25'36” E, a distance of Four Hundred Thirty and Eighty One
Hundredths (430.81') feet; Thence S 89°42'18” W, a distance of Seven Hundred Twenty Two and Forty Three
Hundredths (722.43') feet; Thence N 00°53'49” W, a distance of Eight Hundred Thirteen and Two Hundredths (813.02') feet to the Point
of Beginning, Said tract contains a area of 621659.071 Square Feet or 14.271 Acres More or Less.
SUBDIVISION INFORMATION
OWNER: Huff Properties LLC & Andrew J. Eiler & City of Grand Island
PROPOSED LAND USE: Residential Development
TOTAL LOTS:39 Residential Lots
1 Outlot
ENGINEER: Terry Brown E-8731 Alfred Benesch & Company
SURVEYOR: Brent Cyboron LS-727 Initial Point Surveying LLC
SURVEYORS CERTIFICATE
I hereby certify that to the best of my knowledge and belief, the accompanying plat is
from an accurate survey of the described property made under my supervision.
Brent D. Cyboron Reg Land Surveyor LS - 727
ELLINGTON POINTE SUBDIVISION
RYLIE WAYJAKE DRIVEHUFF BO
U
L
E
V
A
R
D
- Corner Found 1/2" Pipe Unless Otherwise Noted
- 1/2 Rebar Placed W/Survey Cap Unless Otherwise Noted
- Temporary Point
All Distances on Curves are
Chord Distance
R - Recorded Distance
M- Measured Distance
Legend
LOT 6
BLOCK 4
BLOCK 3
BLOCK 3
LOT 9102.87'116.64'181.0
4'
LOT 5
LOT 1
BLOCK 1
173.27'92.41'
1
9
.
1
6
'50.00'171.90'
173.58'206.32'206.39'208.03'187.99'290.08'
140.11'20.00'
150.03'
150.03' M S 88°40'03" W 208.03 M S 01°21'52" E290.08 M N 88°39'34" E
187.99' M N 01°20'19" W430.81' M S 00°25'36" ELOT 7
44.79'23.37'29.46
'92.0' Rad
28.0' Rad
3
9
.
1
9
'
NOT A PARTLOT TWO (2) HANOVER SECOND SUBDIVISION AND LOT 2
AND A PART OF LOT FOUR (4) HANOVER THIRD
SUBDIVISION
1
8
.
3
7
'28.57'53.20'50.00'LOT 13LOT 14LOT 15LOT 16
53.19'100.00'69.92'73.76'59.39'168.36'150.08
64.00'64.00'118.00'
118.00'
20' Utility & Drainaged
Easement
20' Utility & Drainaged
Easement
20' Utility & Drainaged
Easement
Grand Island Regular Meeting - 7/10/2019 Page 61 / 75
Scale 1" = 50'
1" = 50'6/13/19 Mike H.
111908.00 19-002
PART OF LOT TWO (2) HANOVER SECOND
SUBDIVISION AND A PART OF LOT FOUR (4)
HANOVER THIRD SUBDIVISION
INITIAL POINT SURVEYING LLC
410 S. Webb Rd.; Suite 4B
Grand Island, NE 68803
308-383-6754 Cell
308-675-4141 Office
5/13/19
5/11/19
ELLINGTON POINTE SUBDIVISION
80.00'80.00'80.00'80.00'
104.15'106.15'
104.15'
104.15'
104.15'
76.10'
106.15'104.15'
212.30'
98.00'
98.00'
98.00'
98.00'
98.00'
98.00'
100.00'
100.00'100.00'100.00'100.00'100.05'
111.52'111.52'
223.04'
222.38'
103.58'95.00'93.00'
102.41'
118.00'
118.00'
118.00'
107.71'80.00'80.00'80.00'80.00'
100.00'8.91'91.35' Ch
102.55' Ch
36.46' Ch
42.22'
23.20' Ch
77.22' Ch 35.03'112.67'
46.85'48.32' Ch
96.37' Ch
64.00'
64.00'46.90'
163.08' Ch
64.00'64.00'98.00'99.22'100.44'101.65'53.20'146.50'142.10'142.10'64.00'64.00'136.01'136.36'136.71'144.09'168.27'80.00'80.00'123.91'203.91'135.63'136.00'120.01'120.01'80.00'80.00'80.00'80.00'80.00'91.00'91.00'123.00'97.84'88.00'90.00'60.78'80.00'80.00'80.00'80.00'53.20'52.01'LOT 1LOT 2LOT 3
LOT 9
LOT 7 LOT 6 LOT 5 LOT 4
LOT 3
LOT 2 LOT 1
LOT 8LOT 7LOT 4
LOT 3
LOT 2
LOT 1
LOT 5
LOT 3
LOT 1
LOT 6
LOT 4
LOT 2
LOT 4
LOT 5
LOT 8
LOT 10
LOT 11LOT 12
139.91'
BLOCK 6
BLOCK 5
OUTLOT A
NOT A PART
NORTH ROAD80.00'80.00'80.00'80.00'80.00'106.15'80.00'SUBDIVISION
HANOVER 2ND
LOT 1
LOT 1LOT 2LOT 3LOT 4LOT 5LOT 6
WESTWOOD PARK SUBDIVISION
106.15'
HANOVER THIRD SUBDIVISION
LOT 3
NEUMANN SECOND SUBDIVISIONLOT 1 BLOCK 2NOT A PART
NOT A PARTNOT A PART7' Utility Easement
7' Utility Easement 7' Utility Easement
7' Utility Easement
Easement
7' Utility
Utility Easement
20' Drainaged &
Easement
7' Utility
Utility Easement
10' Drainaged &
7' Utility Easement Easement
7' Utility
7' Utility Easement
Easement
20' Utility & Drainaged
7' Utility Easement
7' Utility Easement
Easement
20' Utility & Drainage
7' Utility Easement
Easement
20' Utility & Drainaged
Easement
20' Utility & Drainaged Easement
20' Utility & Drainaged
Easement
20' Utility & Drainaged RYLIE WAYGUS STREET
HUFF BOULEVARD
LOT 6
BLOCK 4
BLOCK 3
BLOCK 3
LOT 9102.87'116.64'181.04'
LOT 5
LOT 1
BLOCK 1
173.27'92.41'
19.20'50.00'171.90'
173.58'206.32'206.39'140.11'
20.00'
150.03'
LOT 751.81'
23.37'
2
4.4
8'92.0' Rad28.0' Rad39.19'17.82'26.53'53.20'50.00'LOT 13LOT 14LOT 15LOT 16
53.19'100.00'69.92'73.76'59.39'
168.36'
150.08
64.00'64.00'118.00'
118.00'
Easement
20' Utility & Drainaged
Easement
20' Utility & Drainaged
Easement
20' Utility & Drainaged
JAKE DRIVEFL=1861.20
SAN. SEWER MH
FL=1860.44 S
FL=1860.48 W
FL=1860.58 E
SAN. SEWER MH
FL=1859.55 W
FL=1859.48 S
FL=1859.38 N
SAN. SEWER MH
FL=1866.92 E
FL=1861.54 S
FL=1861.44 N
SAN. SEWER MH
FL=1864.18
SAN. SEWER MH
FL=1862.79 W
FL=1862.79 S
FL=1862.68 E
SAN. SEWER MH
1862.38 N
1866.84 E
SAN. SEWER MH
FL=1863.30
SAN. SEWER MH
FL: 1858.90
RIM: 1875.33
EXIST. SAN. MH
FL=1863.44
SAN. SEWER MH
8" WATER MAIN
HYDRANT
VALVE
HYDRANT
VALVE
6" WATER MAIN
8" WATER MAIN
8" WATER MAINFL=1868.00 N
SAN. SEWER MH
CURB
BACK OF
8" @0.004
8" @0.004
8" @0.004
8" @0.004
WATER MAIN
EXIST. 16"
SLEEVE AND VALVE
16"x8" TAPPING
PHASE 1
PHASE 2
SEWER DISTRICT
POTENTIAL SANITARY
SEWER DISTRICT
POTENTIAL SANITARY
UTILITY PLAN
2 OF 3
HYDRANT
VALVE
FL=1868.00 E
FL=1860.54 S
FL=1860.54 N
SAN. SEWER MH
FL=1869.00 W
SAN. SEWER MH
37'-0"
(TYP.)
8" @0.004
8" @0.004
8" @0.004
8" @0.004
FL=1869.00 W
SAN. SEWER MH
Grand Island Regular Meeting - 7/10/2019 Page 62 / 75
187418741874187418741874187418741874187418741874187418741874187418741874187418741874187418741874
1874
1874 18741874
1875
1875187518751875187518751875187518751875187518751875187518751875187518751875187518751875187518751875187518751875187518751875
18751875187518751875187518751875
187518751875187518751
8
7
5
18751875 18751875187518751875187518
7
5
1875
187518751875
1875
1875
187518751875 1875
1875187518751875
1875187518751875
187518751875
1875187518751875
18751875187518751875187518751875187518751875 1875187518751875
18751875
1875187518751875187518751875
1875187518751875
1875187518751875187518751875187518751875
187518751875
1875
1875
18751875
187618761876187618761876187618761876187618761876
1876187618761876 1876 187618761876
187618761876
187618761876187618761876187618761876187618761876187618761876
187
618761876 1876
1876 187618761876 18761876187618761876
187618761876
18761876
187618761876 18761876
187618761876
1876 187618761876187618761
8
76
1876 187618761876 18761876
18761876
18761876187618761
8
7
6
1876
1876
1876
1876 18761876
1876
1876187618761876
1876
1877187718771877
187718771877187718771877 1877
1877
1877
187718771877187718771877187718771877
1877 18771877
18771877187718771877187718771877187718771877
18771878
187818781878
18781878
1878 18781878187818781879187918791879
1879187
118711871
18711871187118711872187218721872
18721872187218721
8
7
3
187318731873
18731873187318731
87
4187418741874
1874187418741874187418741874
187418741874187418741874187418741874 1874187418741874
1874
1874
1874 1874187418741874
1874
1874
1874
1874
1874
1874
1874
1874187418741874187418741875
1875 1875187518751875187518751875187518751875187518751875
1875
1875
1875
187518751875187518751875187518751875
1875
1875187518751875
18751875
1875 1875187518751875187518751875187518751875187518751875
1875
187518751875187518751875187518751875187518751875187518751875187518751875187518751875
1875 187518751875
18751875
1875187518751875187518751875187518751875187518751875 18751875187518751875 1876187618761
8
7
6
187618
76
18761876
1
8
7
6
18761876187618761876187618761876187618761876187618761876187618761876187618761876187618761876
1876
1876
1876
187618761876
1877
1877
1877
1877
1875AREA 9
AREA 10
AREA 5
AREA 4
AREA 2
AREA 1
AREA 8
AREA 6
AREA 7
AC.1.72
AC.0.27
AC.1.15
AC.0.82
AC.2.17
AC.0.55
AC.0.51
AC.0.69
AC.1.04AREA 11
AC.0.65
AREA 3 AC.3.40
Scale 1" = 50'
1" = 50'6/13/19 Mike H.
111908.00 19-002
PART OF LOT TWO (2) HANOVER SECOND
SUBDIVISION AND A PART OF LOT FOUR (4)
HANOVER THIRD SUBDIVISION
INITIAL POINT SURVEYING LLC
410 S. Webb Rd.; Suite 4B
Grand Island, NE 68803
308-383-6754 Cell
308-675-4141 Office
5/13/19
5/11/19
ELLINGTON POINTE SUBDIVISION
80.00'80.00'80.00'80.00'
104.15'106.15'
104.15'
104.15'
104.15'
76.10'
106.15'104.15'
212.30'
98.00'
98.00'
98.00'
98.00'
98.00'
98.00'
100.00'
100.00'100.00'100.00'100.00'100.05'
111.52'111.52'
223.04'
222.38'
103.58'95.00'93.00'
102.41'
118.00'
118.00'
118.00'
107.71'80.00'80.00'80.00'80.00'
100.00'8.91'
91.35' Ch
102.55' Ch
36.46' Ch
42.22'
23.20' Ch
77.22' Ch 35.03'112.67'
46.85'48.32' Ch
96.37' Ch
64.00'
64.00'46.90'
163.08' Ch
64.00'64.00'98.00'99.22'100.44'101.65'53.20'146.50'142.10'142.10'64.00'64.00'136.01'136.36'136.71'144.09'168.27'80.00'80.00'123.91'203.91'135.63'136.00'120.01'120.01'80.00'80.00'80.00'80.00'80.00'91.00'91.00'123.00'97.84'88.00'90.00'60.78'80.00'80.00'80.00'80.00'53.20'52.01'LOT 1LOT 2LOT 3
LOT 9
LOT 7 LOT 6 LOT 5 LOT 4
LOT 3
LOT 2 LOT 1
LOT 8LOT 7LOT 4
LOT 3
LOT 2
LOT 1
LOT 5
LOT 3
LOT 1
LOT 6
LOT 4
LOT 2
LOT 4
LOT 5
LOT 8
LOT 10
LOT 11LOT 12
139.91'
BLOCK 6
BLOCK 5
OUTLOT A
NOT A PART
NORTH ROAD80.00'80.00'80.00'80.00'80.00'106.15'80.00'SUBDIVISION
HANOVER 2ND
LOT 1
LOT 1LOT 2LOT 3LOT 4LOT 5LOT 6
WESTWOOD PARK SUBDIVISION
106.15'
HANOVER THIRD SUBDIVISION
LOT 3
NEUMANN SECOND SUBDIVISIONLOT 1 BLOCK 2NOT A PART
NOT A PARTNOT A PART7' Utility Easement
7' Utility Easement 7' Utility Easement
7' Utility Easement
Easement
7' Utility
Utility Easement
20' Drainaged &
Easement
7' Utility
Utility Easement
10' Drainaged &
7' Utility Easement Easement
7' Utility
7' Utility Easement
Easement
20' Utility & Drainaged
7' Utility Easement
7' Utility Easement
Easement
20' Utility & Drainage
7' Utility Easement
Easement
20' Utility & Drainaged
Easement
20' Utility & Drainaged Easement
20' Utility & Drainaged
Easement
20' Utility & Drainaged RYLIE WAYGUS STREET
HUFF BOULEVARD
LOT 6
BLOCK 4
BLOCK 3
BLOCK 3
LOT 9102.87'116.64'181.04'
LOT 5
LOT 1
BLOCK 1
173.27'92.41'
19.20'50.00'171.90'
173.58'206.32'206.39'140.11'
20.00'
150.03'
LOT 751.81'
23.37'
2
4.
4
8'92.0' Rad28.0' Rad39.19'17.82'26.53'53.20'50.00'LOT 13LOT 14LOT 15LOT 16
53.19'100.00'69.92'73.76'59.39'
168.36'
150.08
64.00'64.00'118.00'
118.00'
Easement
20' Utility & Drainaged
Easement
20' Utility & Drainaged
Easement
20' Utility & Drainaged
JAKE DRIVE12" @ 0.005
18" @0.009
24" @0.0015
24" @0.0015
24" F.L.=1870.5
24" F.L.=1870.5
12" @0.002
15" @0.01
24" @0.003
24" @0.0035
F.L.=1873.4
EXISTING 18" C.M.P.
FL. EL.=1872.18
RIM ELEV.=1874.77
AREA INLET
FL. EL.=1871.68
RIM ELEV.=1874.35
FL. EL.=1872.04
RIM EL.=1875.15
AREA INLET
FL. EL.=1871.80
RIM EL.=1874.62
STORM SEWER MANHOLE
FL. EL.=1871.64
RIM EL.=1874.47
FL. EL.=1871.02
RIM EL.=1874.46
FL. EL.=1871.32
RIM=1874.32
FL. EL.=1871.10
RIM=1874.87
FL. EL.=1871.32
RIM ELEV.=1874.47
DRIFTWOOD DRIVE
GROUNDWATER INFORMATION
WITH CLEAN SAND
CLEAN SAND-BACKFILL
OVER-EXCAVATE TO
SEWER FL=1870
ROAD STORM
FUTURE NORTH
Finished Floor Elevation House w/Basement: 1879.0
Minimum Basement Floor Elevation: 1871.0
2019 High: 1864.75 - 4/1/19
Record High: 1870.4 - 1984
Data from 13th Street & North Road
3 OF 3
DRAINAGE/GRADING PLAN
Grand Island Regular Meeting - 7/10/2019 Page 63 / 75
Providing false information on this application will result in nullification of the application and forfeiture of all related fees. If you have any questions
regarding this form or subdivision regulations administered by the Hall County Regional Planning Department call (308) 384-3341. FEE SCHEDULE ON REVERSE SIDE
Hall County Regional Planning Commission
SUBDIVISION APPLICATION
This application must be submitted a minimum of 20 calendar days prior to a planning commission meeting to be considered at that meeting. Planning Commission meetings are typically held on the first Wednesday of the month. Owners Information
Name______________________________________________________
Address____________________________________________________
City _____________________, State ______ Zip ___________
Phone____________________________
Attach additional information as necessary for all parties listed as an owner on the plat and any
other party such as: partners, Deed of Trust holders, etc…
All owners, lien holder’s etc… will be required to sign the dedication certificate on the final plat.
As the applicant for this subdivision I do hereby certify that I have provided complete
information regarding the ownership of the property included in this application:
By:______________________________
(Applicant)
Surveyor/Engineers Information
Surveyor/Engineering Firm_______________________________________________
Address____________________________________________________
City _____________________, State ______ Zip ___________
Phone____________________________
Surveyor/Engineer Name________________________________License Number__________
SUBDIVISION NAME: ________________________________________________________
Please check the appropriate location
______ Grand Island City Limits
______ 2 Mile Grand Island Jurisdiction
______ Hall County ______ City of Wood River or 1 Mile Jurisdiction
______ Alda or 1 Mile Jurisdiction
______ Cairo or 1 Mile Jurisdiction
______ Doniphan or 1 Mile Jurisdiction
Please check the appropriate Plat
______ Preliminary Plat ______ Final Plat
______ Administrative Plat (Grand Island, Alda, Doniphan, and Cairo)
Number of Lots ________________________
Number of Acres _______________________
Checklist of things Planning Commission Needs
______ 10 + 15 copies if in City limits or the two mile jurisdiction of Grand Island
______ 5 + 15 copies if in Hall County, City of Wood River, Village of Cairo, Doniphan or Alda. ______ 5 copies if Administrative Plat
______ Closure Sheet ______ Utilities Sheet
______ Receipt for Subdivision Application Fees in the amount of $_________________
Perserverence LLC, Huff Properties LLC, Andrew Eiler
4801 West Chapman Rd.
Grand Island NE 68803
(308) 380-9665
Initial Point Surveying / Alfred Benesch & Company
1207 Allen Drive
Grand Island NE 68803
(308) 384-1032
Brent Cyboron LS /Terry Brown PE 727/8731
Ellington Pointe
26 Residential lots + 1 Outlot
11 acres
$690
Grand Island Regular Meeting - 7/10/2019 Page 64 / 75
ELLINGTON POINTE SUBDIVISION
ELLINGTON POINTE FINAL PLAT
1" = 60'4/30/19 Brent C.
111908.00 19-002
1 OF 2
TWO (2) HANOVER SECOND
SUBDIVISION AND LOT 2 & LOT FOUR (4)
HANOVER THIRD SUBDIVISION
INITIAL POINT SURVEYING LLC
410 S. Webb Rd.; Suite 4B
Grand Island, NE 68803
308-383-6754 Cell
308-675-4141 Office
5/13/19
6/25/19
Scale 1" = 60'
LOT 14
LOT 1
OUTLOT A
LOT 1LOT 2
LOT 3LOT 4
LOT 5LOT 6LOT 1 BLOCK 2NEUMANN SECOND SUBDIVISIONNOT A PART225.29'
225.96'
103.58'80.92'79.08'NOT A PART
LOT 1
HANOVER 2ND
SUBDIVISION
432.34' M N 88°38'51" E
175.69' M S 01°25'13" E150.00' M N 89°32'48" E
722.43' A & R S 89°14'00" W813.07' M N 01°24'35" W197.61' M S 01°24'15 EWESTWOOD PARK SUBDIVISION
LOT 3
HANOVER THIRD SUBDIVISION
NOT A PART
NOT A PART
171.90'
173.58'206.32'206.39'208.03'187.99'290.08'
20.00'
150.03'
150.03' M S 88°40'03" W 208.03 M S 01°21'52" E290.08 M N 88°39'34" E
187.99' M N 01°20'19" W424.88' M (430.81' R) S 01°23'23" E - Corner Found 1/2" Pipe Unless Otherwise Noted
- 1/2 Rebar Placed W/Survey Cap Unless Otherwise Noted
- Temporary Point
All Distances on Curves are
Chord Distance
R - Recorded Distance
M- Measured Distance
Legend
104.15'
212.30'
97.65'
96.45'100.00'100.00'100.00'100.05'
111.52'113.81'
100.00'
5.82'
58.23'
39.12'112.64'
64.00'
46.90'64.00'136.00'135.52'135.04'142.70'166.09'119.80'200.72'130.56'130.97'123.00'97.84'LOT 5
LOT 7 LOT 6 LOT 5 LOT 4
LOT 3
LOT 2 LOT 1
BLOCK 1
7' Utility
Easement
7' Utility Easement
20' Utility & Drainage
Easement
7' Utility Easement
20' Utility & Drainage
Easement
20' Utility & Drainage
Easement
20' Utility & Drainage
Easement
20' Utility & Drainage
Easement
104.15'
53.40'
95.00'93.00'
118.00'
118.00'
118.00'
86.71'53.20'146.50'142.10'142.10'90.00'60.78'80.00'80.00'53.20'44.28'LOT 2LOT 3LOT 4
LOT 4
LOT 3
LOT 2
LOT 1
LOT 5
LOT 6
LOT 9
LOT 11LOT 12LOT 13
139.91'
BLOCK 3
80.00'80.00'80.00'80.00'104.15'
104.15'
7' Utility Easement
7' Utility Easement
7' Utility
Easement
20' Drainaged &
Utility Easement
20' Utility & Drainage
Easement
7' Utility EasementRYLIE WAYLOT 7
BLOCK 2
LOT 10102.80'118.81'184.8
9'173.27'95.62'50.00'140.11'
LOT 8
23.14'53.20'50.00'53.19'50.00'75.93'75.49'70.06'161.45'151.77'
64.00'64.00'118.00'
118.00'
20' Utility & Drainage
Easement
20' Utility & Drainage
Easement
104.94'46.85'
7' Utility Easement
156.62'HUFF BO
U
L
E
V
A
R
D
SUBDIVISION INFORMATION
OWNER: Perseverance LLC & Andrew J. Eiler & City of Grand Island
PROPOSED LAND USE: Residential Development
TOTAL LOTS: 26 Residential Lots
2 Outlots
ENGINEER: Terry Brown E-8731 Alfred Benesch & Company
SURVEYOR: Brent Cyboron LS-727 Initial Point Surveying LLC50.00'177.98'20' Utility Easement
22.26'
9
10
11
12
13
8
3
2
1
7
6
5
4328.00' M N 00°53'49" E53.66' M
N 89°30'23" E102.80' MN 01°02'23" W104.15' M N 89°30'23" E
123.00' M N 00°53'49" W156.62' M N 89°30'23" E 64.00'CURVE TABLE
OUTLOT B
64.00' M
N 00°29'37" W
320.04'613.07'P.O.B.
LOT TWO (2) HANOVER SECOND SUBDIVISION AND LOT 2
AND ALL OF LOT FOUR (4) HANOVER THIRD SUBDIVISION
BLOCK 2
BLOCK 2
GUS
STREET
1312.88' M (1313.20' A) S 01°24'16" ENORTH ROAD40.00'
40.00'
Grand Island Regular Meeting - 7/10/2019 Page 65 / 75
DEDICATION
KNOW ALL MEN BY THESE PRESENTS, that Perseverance L.L.C., a Nebraska Limited Liability Company, by Trent R Huff,
Member, Andrew J. Eiler, and The City of Grand Island, being the owner of the land described hereon, has caused same to be
surveyed, subdivided, platted and designated as ELLINGTON POINTE SUBDIVISION' in the City of Grand Island, Hall County,
Nebraska, as shown on the accompanying plat thereof, and do hereby dedicate the easements, if any, as shown thereon for the
location, construction and maintenance of public service utilities, together with the right of ingress and egress thereto, and
hereby prohibiting the planting of trees, bushes and shrubs, or placing other obstructions upon, over, along or underneath the
surface of such easements; and that the foregoing subdivision as more particularly described in the description hereon as
appears on this plat is made with the free consent and in accordance with the desires of the undersigned owner and proprietor.
IN WITNESS WHEREOF, I have affixed my signature hereto, at Grand Island, Nebraska, this___ day of___________, 2019.
By Trent R Huff - Member Andrew J Eiler City of Grand Island
Perseverance L.L.C. Mayor
ACKNOWLEDEGEMENT
State of Nebraska
County of Hall
On the ____day of _______ , 2019, before me ___________________ a Notary Public within and for
said County, personally appeared Trent R Huff Member, Perseverance, L.L.C., a Nebraska Limited Liability
Company, and to me personally known to be the identical person whose signature is affixed hereto, and that he
did acknowledge the execution thereof to be his voluntary act and deed and the voluntary act and deed of said
Company, and that he was empowered to make the above dedication for and in behalf of said Company.
IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed my official seal at Grand Island,
Nebraska, on the date last above written.
My commission expires __________________ .20__
______________________________
Notary Public
SURVEYORS CERTIFICATE
I hereby certify that on March 30, 2019, I completed an accurate survey of
'ELLINGTON POINTE SUBDIVISION', in Grand Island, Hall County, Nebraska, as
shown on the accompanying plat thereof; that the lots, blocks, streets, avenues,
alleys, parks, commons and other grounds as contained in said subdivision as shown
on the accompanying plat thereof are well and accurately staked off and marked; that
iron markers were placed at all lot corners; that the dimensions of each lot are as
shown on the plat; that each lot bears its own number; and that said survey was made
with reference to known and recorded monuments.
____________________________________
Brent D Cyboron
Nebraska Professional Registered Land Surveyor No. 727
APPROVALS
Submitted to and approved by the Regional Planning Commission of Hall County, Grand
Island and Wood River, and The Villages of Alda, Cairo, and Doniphan, Nebraska
Chairman Date
Approved and accepted by the City of Grand Island, Hall County, Nebraska this________
Day of , 2019
Mayor City Clerk
ACKNOWLEDEGEMENT
State of Nebraska
County of Hall
On the ____day of _______ , 2019, before me ___________________ a Notary Public within
and for said County, personally appeared Andrew J. Eiler, and to me personally known to be the
identical person whose signature is affixed hereto, and that he did acknowledge the execution thereof to
be his voluntary act and deed and the voluntary act and deed of said Company, and that he was
empowered to make the above dedication for and in behalf of said Company.
IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed my official seal at Grand
Island, Nebraska, on the date last above written.
My commission expires __________________ .20____
________________________________
Notary Public
LEGAL DESCRIPTION
A Tract of land consisting of Lot Two (2) Hanover Second Subdivision and Lot Two
(2) and Lot Four (4) Hanover Third Subdivision, In the City of Grand Island, Hall
County, Nebraska, more particularly described as follows:
Commencing at the Northwest Corner of Lot Four (4) Hanover Third
Subdivision, Said point being the Point of Beginning; Thence N 88°38'03” E along
the North line Lot Four (4) Hanover Third Subdivision, a distance of Four Hundred
Thirty Two and Thirty Three Hundredths (432.33') Feet; Thence N 01°20'19” W, a
distance of One Hundred Eighty Eight and Nine Hundredths (188.09') feet; Thence
N 88°39'34” E, a distance of Two Hundred Ninety and Eight
Hundredths (290.08') feet; Thence S 01°21'52” E, a distance of Two Hundred Eight
and Three Hundredths (208.03') feet; Thence S 88°40'03” W, a distance of One
Hundred Fifty and Three Hundredths (150.03') feet; Thence S 01°25'13” E, a
distance of One Hundred Seventy Five and Sixty Nine
Hundredths (175.69') feet; Thence N 89°32'48” E, a distance of One Hundred
Fifty (150.00') feet; Thence S 01°24'15” E, a distance of One Hundred Ninety Seven
and Sixty One Hundredths (197.61') feet; Thence S 01°23'23” E, a distance of Four
Hundred Twenty Four and Eighty Eight Hundredths (424.88') feet; Thence
S 89°14'00” W, to the South East corner Neumann Second Subdivision, a distance
of Seven Hundred Twenty Two and Forty Three Hundredths (722.43') feet; Thence
N 01°24'35” W, a distance of Eight Hundred Thirteen and Seven
Hundredths (813.07') feet to the Point of Beginning, Said tract contains a area of
644651.454 Square Feet or 14.799 Acres More or Less.
ACKNOWLEDEGEMENT
State of Nebraska
County of Hall
On the ____day of _______ , 2019, before me ___________________ a Notary Public within
and for said County, personally appeared Roger Steele , Mayor, City of Grand Island, Nebraska, and to
me personally known to be the identical person whose signature is affixed hereto, and that he did
acknowledge the execution thereof to be his voluntary act and deed and the voluntary act and deed of
said Company, and that he was empowered to make the above dedication for and in behalf of said
Company.
IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed my official seal at Grand
Island, Nebraska, on the date last above written.
My commission expires __________________ .20____
________________________________
Notary Public
ELLINGTON POINTE FINAL PLAT
1" = 60'4/30/19 Brent C.
111908.00 19-002
2 OF 2
INITIAL POINT SURVEYING LLC
410 S. Webb Rd.; Suite 4B
Grand Island, NE 68803
308-383-6754 Cell
308-675-4141 Office
5/13/19
6/30/19
N
S i t e
Vicinity Map
LOT TWO (2) HANOVER SECOND SUBDIVISION AND LOT 2
AND ALL OF LOT FOUR (4) HANOVER THIRD SUBDIVISION
ELLINGTON POINTE SUBDIVISION
TWO (2) HANOVER SECOND
SUBDIVISION AND LOT 2 & LOT FOUR (4)
HANOVER THIRD SUBDIVISION
Grand Island Regular Meeting - 7/10/2019 Page 66 / 75
Grand Island Regular Meeting - 7/10/2019 Page 67 / 75
Grand Island Regular Meeting - 7/10/2019 Page 68 / 75
Hall County Regional Planning
Commission
Wednesday, July 10, 2019
Regular Meeting
Item J2
Final Plat - Four Aces Subdivision - Hall County
Staff Contact:
Grand Island Regular Meeting - 7/10/2019 Page 69 / 75
WOOD RIVER RD W ALDA RD SPROPOSED SUBDIVISIONLOCATION MAP
Four AcresSubdivision
®
Scale: NONEFor Illustration Purposes
Grand Island Regular Meeting - 7/10/2019 Page 70 / 75
WOOD RIVER RD W ALDA RD SFour AcresSubdivision
®
Scale: NONEFor Illustration Purposes
PROPOSED SUBDIVISIONAERIAL MAP
Grand Island Regular Meeting - 7/10/2019 Page 71 / 75
Grand IslandRegular Meeting - 7/10/2019Page 72 / 75
Grand Island Regular Meeting - 7/10/2019 Page 73 / 75
Grand Island Regular Meeting - 7/10/2019 Page 74 / 75
Grand Island Regular Meeting - 7/10/2019 Page 75 / 75