03-03-2021 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, March 3, 2021
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
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Call to Order
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for City Council consideration should complete the Request for
Future Agenda Items form located at the Information Booth. If the issue can be handled administratively
without Council action, notification will be provided. If the item is scheduled for a meeting or study
session, notification of the date will be given.
B - RESERVE TIME TO SPEAK ON AGENDA ITEMS
This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve
time to speak. Please come forward, state your name and address, and the Agenda topic on which you will
be speaking.
DIRECTOR COMMUNICATION
This is an opportunity for the Director to comment on current events, activities, and issues of interest to
the commission.
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Hall County Regional Planning
Commission
Wednesday, March 3, 2021
Regular Meeting
Item A1
Agenda March 3, 2021
Staff Contact:
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Grand Island Regular Meeting - 3/3/2021 Page 4 / 60
COMMUNITY REDEVELOPMENT AUTHORITY
AGENDA MEMORANDUM
4 p.m. Wednesday, February 10, 2021
2. APPROVAL OF MINUTES. The minutes of the Community Redevelopment
Authority meeting January 13, 2021 are submitted for approval. A MOTION is in
order.
3. APPROVAL OF FINANCIAL REPORTS. Financial reports for the period of
January 1 through January 31, 2021 are submitted for approval. A MOTION is in
order.
4. APPROVAL OF BILLS. Payment of bills in the amount of $467,070.92 is submitted
for approval. A MOTION is in order.
5. REVIEW OF COMMITTED PROJECTS AND CRA PROPERTIES.
6. DIRECTOR’S REPORT.
7. ADJOURNMENT
Chad Nabity
Director
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Hall County Regional Planning
Commission
Wednesday, March 3, 2021
Regular Meeting
Item E1
Minutes Feb. 3, 2021
Staff Contact:
Grand Island Regular Meeting - 3/3/2021 Page 6 / 60
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
February 3, 2021
The meeting of the Regional Planning Commission was held Wednesday, February 3, 2021 at
City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the “Grand Island
Independent” on January 23, 2020.
Present: Leslie Ruge Pat O’Neill Darrel Nelson
Jaye Monter Nick Olson
Hector Rubio Tyler Doane
Leonard Rainforth Greg Robb
Absent: Judd Allan, Robin Hendricksen and Tony Randone
Other:
Staff: Chad Nabity and Norma Hernandez, Rashad Moxey
Press:
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 - 3/3/2021 Page 7 / 60
of the meeting to better accommodate the public.
2. Minutes of the January 6, 2021 meeting.
A motion was made by Rainforth and second by Nelson to approve the minutes
of the January 6, 2021 meeting.
The motion carried with eight members voting in favor (O’Neill, Ruge, Nelson, Olson,
Monter, Rainforth, Doane and Rubio) and no one present voting no or abstaining. Robb
had stepped out of the room.
3. Request Time to Speak.
No members of the public requested time to speak.
Consent Agenda:
4. Final Plat – Beukenhorst Subdivision – Hall County – Located east of Locust Street
and north of Binfield Road Hall County, Nebraska (1 lot, 7.22 acres). This property is
zoned A-3 Agricultural/Transitional Zone.
5. Preliminary Plat – Copper Creek Estates Subdivision – Located south of Old Potash
Highway and east of Engleman Road in Grand Island, Nebraska (184 lots, 75.5 acres).
This property is zoned R2 Low Density Residential Zone to R3-SL Medium Density-
Small Lot Residential Zone.
6. Preliminary and Final Plat – Highland North Subdivision – Grand Island – Located
west of Independence Avenue and south of Nebraska Highway 2 in the city of Grand
Island.
a. Preliminary Plat 135 lots, 25.1 acres. This property is zoned RO Residential
Office. An application to rezone the property is also being considered
b. Final Plat 10 lots, 2.647. This property is zoned RO Residential Office. An
application to rezone the property to R3 Medium Density Residential is being
considered.
7. Final Plat – Iglesia Eben-Ezer Subdivision – Grand Island – Located west of
Captial Trail Court and north of Capital Avenue in Grand Island, Nebraska (2 lots,
14.91 acres) The property is zoned LLR Large Lot Residential Zone.
8. Final Plat – NuView Second Subdivision – Grand Island – Located east of Saint
Paul Rd and north of 9th Street in Grand Island, Nebraska (2 lots, 0.75 acres) The
property is zoned R4 High Density Residential Zone.
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Ruge stated a change to the street name on Copper Creek Estates Subdivision Dawn
Circle needs to be changed to Leon Circle.
A motion was made by Ruge and second by Rubio to approve all items on the consent
agenda as amended.
The motion was carried with eight members voting in favor (O’Neill, Ruge, Nelson,
Doane, Olson, Monter, Rubio and Rainforth) with no members voting no. Robb had
stepped out of the room.
9. Director’s Report
NPZA will be in September.
Next Meeting March 3, 2021
O’Neill adjourned the meeting at 6:10 p.m.
___________________________________________
Leslie Ruge, Secretary
By Norma Hernandez
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Hall County Regional Planning
Commission
Wednesday, March 3, 2021
Regular Meeting
Item F1
Public Hearing - Proposed CRA Area #32 - Grand Island -
Staff Contact:
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1
Agenda Item # 4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
February 18, 2021
SUBJECT: CRA Blight Study (Proposed CRA Area 32) C-10-2021GI
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 32”.
This area as defined by the study will be referred to as Community Redevelopment Authority
(CRA) Area 32. 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 60 acres of property located between Lilly Street and Old Potash
Highway west of North Road in western 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
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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.
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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
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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 13 of the study.
FINDINGS FOR GRAND ISLAND
Study Area 32 has several items contributing to the Blight and Substandard Conditions. These
conditions include:
Blighting Summary
Blighting Summary
These conditions are contributing to the blighted conditions of the study area.
Substantial number of deteriorating structures
o Within the study are 100.00% of the primary structures were deemed to be in an average
condition or worse.
Deterioration of site or other improvements
o Curb and gutter are missing throughout the study area.
o The study area has what is considered rural section (ditches) and the drainage areas
appear to be silting in.
o Streets through most of the study area were an average or poorer condition.
o Sidewalks are missing within the entire study area.
Diversity of Ownership
o There are many different property owners within the study area including the City of
Grand Island.
o The diversity of ownership may be a barrier to future development.
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 22 (91.7%) buildings or improvements were determined to be 40 years of age or older.
o 2 (8.3%) buildings or improvements were determined to be less than 40 years of age.
o The average age based upon a cumulative age calculation is 45.46 years.
The other criteria for Blight were not present in the area, these included:
Factors Which Are Impairing And/or Arresting Sound Growth
Insanitary and Unsafe Conditions
Dangerous conditions to life or property due to fire or other causes
Faulty Lot Layout
Improper Subdivision or Obsolete Platting
Stable or decreasing population based on the last two decennial censuses
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.
One-half of unimproved property is over 40 years old.
The per capita income of the area is lower than the average per capita income of the city
or village in which the area is designated.
These issues were either not present or were limited enough as to have little impact on the
overall condition of the study area.
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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 meets the defintion of Substandard as defined in the Revised Nebraska State
Statutes.
FINDINGS FOR BLIGHT AND SUBSTANDARD STUDY AREA #32
Blight Study Area #32 has several items contributing to the Blight and Substandard Conditions.
These conditions include:
Blighted Conditions
Substantial number of deteriorated or deteriorating structures.
Condition of Structures
Diversity of Ownership
Average age of the residential or commercial units in the area is at least 40 years.
Substandard Conditions
Average age of the structures in the area is at least forty years.
RECOMMENDATION:
Blight and Substandard Designation
Planning Commission staff is recommending consideration of the following questions as a
starting point in the analysis of this Study and in making a recommendation on the question of
whether the property in question is blighted and substandard.
Recommend Questions for Planning Commission
Does this property meet the statutory requirements to be considered blighted and
substandard? (See the prior statutory references.)
Are the blighted and substandard factors distributed throughout the Redevelopment Area,
so basically good areas are not arbitrarily found to be substandard and blighted simply
because of proximity to areas which are substandard and blighted? Is development of
adjacent property necessary to eliminate blighted and substandard conditions in the area?
Is public intervention appropriate and/or necessary for the redevelopment of the area?
Will a blight declaration increase the likelihood of development/redevelopment in the
near future and is that in the best interest of the City?
What is the policy of the City toward increasing development and redevelopment in this
area of the City?
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6
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
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NORTH RD SREDWOOD RDNORTH RD NBEACHWOODDRSILVER RD
OLD POTASH HWY W
CENTRE STSUN RIDGE LN
WEST RIDGE LN
PRAIRIE RIDGE LN
ROTH RD
PROPOSED BLIGHT & SUBSTANDARD AREA #32LOCATION MAP
®
Scale: NONEFor Illustration Purposes
Grand Island Regular Meeting - 3/3/2021 Page 17 / 60
City of Grand Island, NE
Blight and Substandard Study
Area #32
February 2021
Grand Island Regular Meeting - 3/3/2021 Page 18 / 60
Blight and Substandard Study – Area 32
City of Grand Island, NE – Area 32 • February 2021 Page 1
PURPOSE OF THE BLIGHT AND SUBSTANDARD STUDY
The purpose of completing this Blight and Substandard study is to examine existing conditions
within Study Area 32 of the city of Grand Island. This study has been commissioned by the Rhoads
Enterprises, Inc. in order to analyze the possibility of declaring the area as blighted and
substandard within this specific study area.
The City of Grand Island, when considering conditions of Blight and Substandard, will be looking
at those issues and definitions provided for in the Nebraska Community Redevelopment Law as
found in Chapter 18, Section 2104 of the Revised Nebraska State Statutes, as follows:
“The governing body of a city, to the greatest extent it deems to be feasible in carrying
out the provisions of the Community Development Law, shall afford maximum
opportunity, consistent with the sound needs of the city as a whole, to the rehabilitation
or redevelopment of the community redevelopment area by private enterprises. The
governing body of a city shall give consideration to this objective in exercising its
powers under the Community Development Law, including the formulation of a
workable program, the approval of community redevelopment plans consistent with
the general plan for the development of the city, the exercise of its zoning powers, the
enforcement of other laws, codes, and regulations, relating to the use of land and the
use and occupancy of buildings and improvements, the disposition of any property
acquired, and the providing of necessary public improvements.”
The Nebraska Revised Statutes §18-2105 continues by granting authority to the governing body
for formulation of a workable program; disaster assistance; effect. The statute reads,
“The governing body of a city or an authority at its direction for the purposes of the
Community Development Law may formulate for the entire municipality a workable
program for utilizing appropriate private and public resources to eliminate or prevent
the development or spread of urban blight, to encourage needed urban
rehabilitation, to provide for the redevelopment of substandard and blighted areas, or
to undertake such of the aforesaid activities or other feasible municipal activities as
may be suitably employed to achieve the objectives of such workable program. Such
workable program may include, without limitation, provision for the prevention of the
spread of blight into areas of the municipality which are free from blight through
diligent enforcement of housing, zoning, and occupancy controls and standards; the
rehabilitation or conservation of substandard and blighted areas or portions thereof by
replanning, removing congestion, providing parks, playgrounds, and other public
improvements by encouraging voluntary rehabilitation and by compelling the repair
and rehabilitation of deteriorated or deteriorating structures; and the clearance and
redevelopment of substandard and blighted areas or portions thereof.”
“Notwithstanding any other provisions of the Community Development Law, where the
local governing body certifies that an area is in need of redevelopment or
rehabilitation as a result of flood, fire, hurricane, earthquake, storm, or other
catastrophe respecting which the Governor of the state has certified the need for
disaster assistance under federal law, the local governing body may approve a
redevelopment plan and a redevelopment project with respect to such area without
regard to the provisions of the Community Development Law requiring a general plan
for the municipality and notice and public hearing or findings other than herein set
forth.”
Based on the Nebraska Revised Statutes §18-2103 the following definitions shall apply:
“Blighted area means an area (a) which, by reason of the presence of a substantial
number of deteriorated or deteriorating structures, existence of defective or
inadequate street layout, faulty lot layout in relation to size, adequacy, accessibility, or
usefulness, insanitary or unsafe conditions, deterioration of site or other improvements,
diversity of ownership, tax or special assessment delinquency exceeding the fair value
of the land, defective or unusual conditions of title, improper subdivision or obsolete
platting, or the existence of conditions which endanger life or property by fire and
other causes, or any combination of such factors, substantially impairs or arrests the
Grand Island Regular Meeting - 3/3/2021 Page 19 / 60
Blight and Substandard Study – Area 32
Page 2 City of Grand Island, NE – Area 32 • February 2021
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 only for a portion of the corporate limits of the city which has
not previously been so designated. The Study is intended to give the Grand Island CRA, 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.
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Blight and Substandard Study – Area 32
City of Grand Island, NE – Area 32 • February 2021 Page 3
The study area can be seen in Figure 1 of this report. A Redevelopment Plan to be submitted in
the future 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.
BLIGHT AND SUBSTANDARD ELIGIBILITY STUDY
This study targets the entire corporate limits of the community for evaluation. The area is indicated
in Figure 1 of this report. The existing uses in this area includes several uses including, residential,
commercial, industrial, and public uses.
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
is intended to redevelop and improve areas of the community. 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 the City of Grand Island.
Point of beginning is the intersection of the centerlines of Old Potash Road and North Road;
thence, westerly along the centerline of Old Potash Road to the intersection with the extended
west line of the NE ¼ of the NE1/4 of 23-11-10; thence, southerly along said west line of the NE ¼
of the NE1/4 of 23-11-10 to the intersection with the extended centerline of Lillie Drive; thence,
easterly along the centerline of Lillie Drive to the intersection with the centerline of North Road;
thence, northerly along the centerline of North Road to the POB, +/-60 acres.
Study Area
Figure 1
Study Area Map
Source: Google Earth, Marvin Planning Consultants 2021
Grand Island Regular Meeting - 3/3/2021 Page 21 / 60
Blight and Substandard Study – Area 32
Page 4 City of Grand Island, NE – Area 32 • February 2021
Figure 2
Existing Land Use Map
Source: Hall County Assessor’s Office, Marvin Planning Consultants 2021
Grand Island Regular Meeting - 3/3/2021 Page 22 / 60
Blight and Substandard Study – Area 32
City of Grand Island, NE – Area 32 • February 2021 Page 5
EXISTING LAND USES
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. Because of this, the
short and long-term success and sustainability of the community is directly contingent upon
available resources utilized in the best manner given the constraints the City faces during the
course of the planning period. 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.
FIGURE 3: EXISTING LAND USE, Study Area 32 – 2021
Source: Marvin Planning Consultants 2021
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. Figure 3 shows the different uses present within the corporate limits of the during
development of the Comprehensive Plan. The different uses also have the overall percent of the
total area.
FINDINGS OF BLIGHT AND SUBSTANDARD CONDITIONS ELIGIBILITY STUDY
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 to 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: Excellent, Very Good, Above
Normal, Normal, Below Normal, Poor or Very 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.
According to the data there are 24 primary structures in the study area.
Based upon the data provided to the planning team, the following is the breakdown for
structures in the study area:
0 (0.00%) structures rated as Excellent
0 (0.00%) structure rated as Very Good
0 (0.00%) structures rated as Above Normal
Agricultural
0.00%
Residential32.83%
Commercial
0.00%
Public5.00%
Industrial3.83%
Vacant58.33%
Agricultural Residential Commercial
Public Industrial Vacant
Grand Island Regular Meeting - 3/3/2021 Page 23 / 60
Blight and Substandard Study – Area 32
Page 6 City of Grand Island, NE – Area 32 • February 2021
24 (100.00%) structures rated Normal
0 ( 0.00%) structures rated Below Normal
0 ( 0.00%) structures rated Poor
0 ( 0.00%) structure rated as Very Poor
Based upon these data, an assumption has been made that normal condition and less would
constitute the possibility of some or considerable deterioration. It is common for older structures to
need more maintenance and upkeep in order to maintain a good or higher condition. Even a
structure rated as normal 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, 100.00% of the structures
in this study area are considered as a normal condition.
Due to the stated conditions found in the Hall County Assessor’s data, the condition of the
structure is a contributing factor.
Deterioration of Site or Other Improvements
Sidewalk Conditions
Sidewalks, regardless of the area and uses within a community, should provide a safe means of
movement for pedestrians. Sidewalks become increasingly more important along transportation
routes considered to be arterials and highways. A sidewalk allows for pedestrian movement while
keeping people off heavily traveled streets.
The sidewalk conditions were analyzed in the Study Area. The sidewalks were rated on three
categories: Fair, Poor, and missing completely.
Within the study area there is approximately 8,875 lineal feet or 1.68 miles of area where sidewalk
could or should be located. After reviewing the conditions in the field, the following is how the
sidewalk conditions breakdown within the study area:
0 (0.00%) lineal feet of Excellent sidewalk
0 (0.00%) lineal feet of Good sidewalk
0 (0.00%) lineal feet of Average sidewalk
0 (0.00%) lineal feet of Fair sidewalk
8,875 (100.00%) lineal feet of Poor or Missing sidewalk
The study area does contain any sidewalks either within the Gosda Subdivision or along Old
Potash Road and North Road. Sidewalk is critical to the overall pedestrian movement of an
area, long-term. Even sidewalk constructed which at present goes no where will eventually
connect to several portions of the community.
Due to the lack of sidewalk, sidewalks are considered a direct contributing factor.
Rough Outline of Gosda’s
Subdivision
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Blight and Substandard Study – Area 32
City of Grand Island, NE – Area 32 • February 2021 Page 7
Figure 4
Structure Conditions
Source: Hall County Assessor’s Office, Marvin Planning Consultants 2021
Grand Island Regular Meeting - 3/3/2021 Page 25 / 60
Blight and Substandard Study – Area 32
Page 8 City of Grand Island, NE – Area 32 • February 2021
Figure 5
Sidewalk Conditions
Source: Hall County Assessor’s Office, Marvin Planning Consultants 2020
Grand Island Regular Meeting - 3/3/2021 Page 26 / 60
Blight and Substandard Study – Area 32
City of Grand Island, NE – Area 32 • February 2021 Page 9
Figure 6
Curb and Gutter Conditions
Source: Hall County Assessor’s Office, Marvin Planning Consultants 2021
Grand Island Regular Meeting - 3/3/2021 Page 27 / 60
Blight and Substandard Study – Area 32
Page 10 City of Grand Island, NE – Area 32 • February 2021
Figure 7
Street Conditions
Source: Hall County Assessor’s Office, Marvin Planning Consultants 2021
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Blight and Substandard Study – Area 32
City of Grand Island, NE – Area 32 • February 2021 Page 11
Curb and Gutter
Curb and Gutters have a number of direct and indirect roles in communities. Their primary function
is to be a barrier to collect and direct water to be drained away. On a secondary level, they can
help define where the streets start and stop, and they act as a physical barrier between
pedestrian and vehicular traffic.
Curb and gutter for the Study Area were examined similarly to sidewalks. The curb and gutter were
graded as either Excellent, Good, Average, Fair, Poor and Missing. There is not any curb and gutter
within the study area. And is considered rural section drainage.
Within the study area there is approximately 7,125 lineal feet of curb and gutter possible. After
reviewing the conditions in the field, the following is how the curb and gutter conditions
breakdown within the corporate limits:
0 ( 0.0%) lineal feet of Excellent curb and gutter
0 ( 0.00%) lineal feet of Good curb and gutter
0 (0.00%) lineal feet of Average curb and gutter
0 (0.00%) lineal feet of Fair curb and gutter
7,125 (100.00%) lineal feet of Poor or Missing curb and gutter
The majority of the community’s streets and drainage have been designed and constructed in a
manner referred to as rural section. A rural section street/road is one where water drains directly
from the driving surface into ditches paralleling the street. This approach is adequate; however,
this design typically sees the ditches begin to silt in and/or have tall grass growing in them. These
factors quickly deteriorate the ability of the ditch to adequately drain away water from the driving
surface and this typically leads to localized flooding and ponding.
Due to the large amount of deteriorating and missing curb and gutter, the curb and gutter
conditions would be a direct contributing factor.
Streets
Streets within a community are essential to moving people and vehicles from place to place. Their
condition and construction have an impact on the appearance of a community, which leads
directly to how a community is perceived by the outside world.
Within the study area there is approximately 10,325 lineal feet or 1.96 miles of street possible. After
reviewing the conditions in the field, the following is how the street conditions breakdown within
the corporate limits:
0 ( 0.0%) lineal feet of Excellent street
0 ( 0.0%) lineal feet of Good street
7,875 (76.0%) lineal feet of Average street
0 ( 0.0%) lineal feet of Fair street
2,440 (24.0%) lineal feet of Poor street
Within the study area, the only paved streets are along Nebraska Highway 11 and Maple Street
north of the highway. Both of these streets are considered in either Good or Average condition.
The remaining 24.0% are considered in Poor Condition. Any streets, currently, dirt or gravel are
Examples of Poor/Missing Curb and Gutter Conditions
Ditch is
silting in Landscaping
materials are
impeding
drainage flow
Minimal
ditch along Lillie. Ditch
on opposite side is newer
and better
suited to
handle
drainage
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Blight and Substandard Study – Area 32
Page 12 City of Grand Island, NE – Area 32 • February 2021
considered to be in poor condition. Some of the streets in the study area appear to have been
paved in some sort of asphaltic material or armor coated.
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.
TABLE 2: AVERAGE STRUCTURAL AGE, BY METHOD – 2021
Number Year Age Cumulative
1 1967 54 54 54
3 1969 52 156 210
7 1971 50 350 560
4 1972 49 196 756
3 1973 48 144 900
2 1974 47 94 994
1 1980 41 41 1,035
1 1991 30 30 1,065
1 1995 26 26 1,091
24 1,091
45.46
Source: Hall County Assessor’s and Marvin Planning Consultants 2021
Age of Structure
Within the study area there are 50 primary structures. After researching the structural age on the
Hall County Assessor’s website, the following breakdown was determined:
22 (91.7%) unit was determined to be 40 years of age or older.
2 ( 8.3%) unit was determined to be less than 40 years of age
However, when examining the age based upon a cumulative approach, as in Table 1 the
average age of the primary structures is equal to 45.46 years; thus, meeting the requirements of
the statutes.
The age of the structures would be a direct contributing factor.
Figure 8
Examples of Street Conditions
Alley in
poor
condition
Existing street in average
condition
Old Potash Road in
average condition
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Blight and Substandard Study – Area 32
City of Grand Island, NE – Area 32 • February 2021 Page 13
Age of Structures
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Blight and Substandard Study – Area 32
Page 14 City of Grand Island, NE – Area 32 • February 2021
Blighting Summary
These conditions are contributing to the blighted conditions of the study area.
Substantial number of deteriorating structures
o Within the study are 100.00% of the primary structures were deemed to be in an average
condition or worse.
Deterioration of site or other improvements
o Curb and gutter are missing throughout the study area.
o The study area has what is considered rural section (ditches) and the drainage areas
appear to be silting in.
o Streets through most of the study area were an average or poorer condition.
o Sidewalks are missing within the entire study area.
Diversity of Ownership
o There are many different property owners within the study area including the City of
Grand Island.
o The diversity of ownership may be a barrier to future development.
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 22 (91.7%) buildings or improvements were determined to be 40 years of age or older.
o 2 (8.3%) buildings or improvements were determined to be less than 40 years of age.
o The average age based upon a cumulative age calculation is 45.46 years.
The other criteria for Blight were not present in the area, these included:
Factors Which Are Impairing And/or Arresting Sound Growth
Insanitary and Unsafe Conditions
Dangerous conditions to life or property due to fire or other causes
Faulty Lot Layout
Improper Subdivision or Obsolete Platting
Stable or decreasing population based on the last two decennial censuses
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.
One-half of unimproved property is over 40 years old.
The per capita income of the area is lower than the average per capita income of the city
or village in which the area is designated.
These issues were either not present or were limited enough as to have little impact on the overall
condition of the study area.
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Blight and Substandard Study – Area 32
City of Grand Island, NE – Area 32 • February 2021 Page 15
Substandard Conditions
Average age of the residential or 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 units that are 40 years of age or older to be a
contributing factor regardless of their condition. Note the age of structure was determined from
the Appraisal data within the Hall County Assessor’s website data.
Within the study area there are 24 primary structures. After researching the structural age on the
Hall County Assessor’s website, the following breakdown was determined:
22 (91.7%) buildings or improvements were determined to be 40 years of age or older.
2 ( 8.3%) buildings or improvements were determined to be less than 40 years of age.
However, when examining the age based upon a cumulative approach, as in Table 1, the
average age of the primary structures is equal to 45.46 years; thus, meeting the requirements of
the statutes.
The age of the structures would be a direct contributing factor.
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 meets the defintion of Substandard as defined in the Revised Nebraska State
Statutes.
FINDINGS FOR BLIGHT AND SUBSTANDARD STUDY AREA #32
Blight Study Area #32 has several items contributing to the Blight and Substandard Conditions. These
conditions include:
Blighted Conditions
Substantial number of deteriorated or deteriorating structures.
Condition of Structures
Diversity of Ownership
Average age of the residential or commercial units in the area is at least 40 years.
Substandard Conditions
Average age of the structures in the area is at least forty years.
Grand Island Regular Meeting - 3/3/2021 Page 33 / 60
Resolution Number 2021-03
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 February 9, 2021 meeting, referred the Blight and
Substandard Study for CRA Area 32, commissioned by Josh Rhoads of Horizon Builders 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 March 3, 2021, 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: March 3, 2021
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
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Hall County Regional Planning
Commission
Wednesday, March 3, 2021
Regular Meeting
Item J1
Final Plat - Ummel Third Subdivision - Grand Island
Staff Contact:
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SHADY BEND RD SUmmel ThirdSubdivision
®
Scale: NONEFor Illustration Purposes
PROPOSED SUBDIVISIONAERIAL MAP
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BRONCO RDSHADY BEND RD SUmmel ThirdSubdivision
®
Scale: NONEFor Illustration Purposes
PROPOSED SUBDIVISIONLOCATION MAP
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Hall County Regional Planning
Commission
Wednesday, March 3, 2021
Regular Meeting
Item J2
Final Plat - Bolanos Second Subdivision - Grand Island
Staff Contact:
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5TH ST EU P R R D R
S
AIN
T P
A
U
L R
D
4TH ST EBolanosSecondSubdivsion
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Scale: NONEFor Illustration Purposes
PROPOSED SUBDIVISIONAERIAL MAP
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S
AIN
T P
A
U
L R
D
4TH ST EBolanosSecondSubdivsion
®
Scale: NONEFor Illustration Purposes
PROPOSED SUBDIVISIONLOCATION MAP
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Hall County Regional Planning
Commission
Wednesday, March 3, 2021
Regular Meeting
Item J3
Final Plat - Taylor Subdivision - Grand Island -
Staff Contact:
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LO
C
US
T
STSSOUTH ST W
PINE ST SLOCUSTSTSFONNER PARK RD E
SOUTH ST ESOUTH ST W
FONNER PARK RD W
TaylorSubdivision
®
Scale: NONEFor Illustration Purposes
PROPOSED SUBDIVISIONAERIAL MAP
Grand Island Regular Meeting - 3/3/2021 Page 56 / 60
LO
C
US
T
STSSOUTH ST W
PINE ST SLOCUSTSTSFONNER PARK RD E
SOUTH ST ESOUTH ST W
FONNER PARK RD W
TaylorSubdivision
®
Scale: NONEFor Illustration Purposes
PROPOSED SUBDIVISIONLOCATION MAP
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