06-02-2021 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, June 2, 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
Grand Island Regular Meeting - 6/2/2021 Page 1 / 63
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, June 2, 2021
Regular Meeting
Item A1
Agenda
Staff Contact:
Grand Island Regular Meeting - 6/2/2021 Page 3 / 63
AGENDA AND NOTICE OF MEETING
Wednesday, June 2, 2021
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 May 5, 2021.
3. Request Time to Speak.
4. Public Hearing – Proposed CRA Area #32- Grand Island Proposed CRA Area #32 located
west of North Road on either side of Old Potash Highway. (C-16-2021GI)
5. Public Hearing – Proposed Rezoning – Doniphan Proposed rezoning of a portion of SE ¼
of Section 5, Township 9 North, Range 9 West of the 6th PM. This property is located north of
the intersection of Cedar Street and York Street in the Village of Doniphan. Request is to
rezone from I-2 Heavy Industrial Zone to R-3 Multiple Family Residential.
6. Public Hearing – Zoning Text Change – Grand Island Concerning proposed amendments
to Section 36-70 (B-3) Heavy Business Zone and the Zoning Matrix (Attachment A)
7. Directors Report
8. Next Meeting July 7, 2021.
9. 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 - 6/2/2021 Page 4 / 63
Staff Summary February 2021 Page 1
Staff Recommendation Summary
For Regional Planning Commission Meeting
June 2, 2021
4. Public Hearing – Proposed Substandard and Blight Concerning a
study to determine if the proposed CRA Area #32 qualifies as substandard
and blighted and to forward a recommendation on the study to the Grand
Island City Council. Proposed CRA Area #32 is approximately 43 acres of
property in northwest Grand Island west of North Road on either side of
Old Potash Highway. (C-16-2021GI). See Full Recommendation
(Hearing, Discussion Action)
4. Public Hearing – Proposed Rezoning – Doniphan Proposed rezoning
of a portion of SE ¼ of Section 5, Township 9 North, Range 9 West of the
6th PM. This property is located north of the intersection of Cedar Street
and York Street in the Village of Doniphan. Request is to rezone from I-2
Heavy Industrial Zone to R-3 Multiple Family Residential. (C-17-2021D)
See Full Recommendation (Hearing, Discussion Action)
5. Public Hearing – Zoning Text Change – Grand Island Concerning
proposed amendments to Section 36-70 (B-3) Heavy Business Zone and
the Zoning Matrix (Attachment A). These changes are based on a request
from the Railside Business Improvement District and a review of the uses
in the district by staff. (C-18-2021GI) See Full Recommendation
(Hearing, Discussion Action)
Next Meeting July 7, 2021.
Grand Island Regular Meeting - 6/2/2021 Page 5 / 63
Hall County Regional Planning
Commission
Wednesday, June 2, 2021
Regular Meeting
Item E1
Meeting Minutes May 5, 2021
Staff Contact:
Grand Island Regular Meeting - 6/2/2021 Page 6 / 63
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
May 5, 2021
The meeting of the Regional Planning Commission was held Wednesday, May 5, 2021 at City
Hall – Grand Island, Nebraska. Notice of this meeting appeared in the “Grand Island
Independent” on April 24, 2021.
Present: Leslie Ruge Pat O’Neill Leonard Rainforth
Nick Olson Darrell Nelson
Hector Rubio Tony Randone
Tyler Doane Robin Hendricksen
Absent: Jaye Monter, Greg Robb, Judd Allan
Other:
Staff: Chad Nabity and Norma Hernandez
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 - 6/2/2021 Page 7 / 63
of the meeting to better accommodate the public.
2. Minutes of the April 7, 2021 meeting.
A motion was made by Rubio and second by Randone to approve the minutes of
the April 7, 2021 meeting.
The motion carried with eight members voting in favor (Nelson, O’Neill, Ruge, Olson,
Rubio, Hendricksen, Randone and Doane) and one abstaining (Rainforth)
3.Request Time to Speak.
4.Public Hearing –Redevelopment Plan Amendment-Grand Island –Bosselman
Realty LLC. Concerning an amendment to the redevelopment plan for CRA Area No.
2 for 1607 S. Locust- Bosselman Corporate Office Property south of State Fair Blvd.
and east of Locust Street. This is an amendment to change the proposed hotel to a quick
serve restaurant west of the corporate office. Resolution 2021-03 (C-13-2021GI)
O’Neill opened the public hearing:
Nabity stated the amendment is to change the proposed hotel to a quick serve
restaurant. The original redevelopment plan was approved September 8, 2015.
Changes in the market for hotel space have caused Bosselman’s to reexamine the plan.
The change goes from $8,000,000 hotel project to a $500,000 quick serve restaurant.
No changes will be made to the contract. The project is consistent with the existing
zoning and the future land use plan for this area.
No member of the public had comments.
O’Neill closed the hearing:
A motion was made by Ruge and second by Hendricksen to approve amendment to the
redevelopment plan for CRA Area No. 2 for 1607 S. Locust- Bosselman Corporate
Office Property south of State Fair Blvd. and east of Locust Street. Amendment to
change the proposed hotel to a quick serve restaurant west of the corporate office and
Resolution 2021-03
The motion carried with five members voting yes (Nelson, O’Neill, Ruge, Hendricksen
and Doane) and four members voting no (Olson, Rainforth, Randone and Rubio).
5.Public Hearing – Redevelopment Plan Amendment-Grand Island. Public
Concerning an amendment to the redevelopment plan for CRA Area No. 6 for 722 N.
Eddy St., former Hal Maggiore Studio, south of 8th Street and west of Eddy Street. The
request calls for redevelopment and renovation of the commercial space at this location.
Resolution 2021-04 (C-14-2021GI)
Grand Island Regular Meeting - 6/2/2021 Page 8 / 63
O’Neill opened the public hearing:
Nabity stated Miller Tire has purchased the Hal Maggiore Photo Studio at 722 N.
Eddy Street proposing to redevelop this commercial property as an expansion to Miller
Tire. Adam Miller’s plan is to tear down the existing building and putting a 9 bay shop
moving his shop quarters from across the street. The area is planned for mixed use
commercial and is zoned B-2 General Business the proposed use is consistent with the
current zoning and future land use of the property. This project is consistent with the
comprehensive plan.
No members of the public had comments
O’Neill closed the hearing:
A motion was made by Nelson and second by Randone to recommend approval of the
amendment to the redevelopment plan for CRA Area No. 6 for 722 N. Eddy St., former
Hal Maggiore Studio, south of 8th Street and west of Eddy Street and Resolution 2021-
04.
The motion carried with eight members voting yes (Nelson, Ruge, Olson, Rainforth,
Rubio, Hendricksen, Randone and Doane) and one member abstaining (O’Neill).
6.Public Hearing – Zoning Change-Grand Island. Public Hearing to consider a
change in zoning for Lot 31 of Matthews Subdivision in Grand Island, Hall County,
Nebraska from R2-Low Density Residential to B2 General Business. This property is
located south of Brookline Drive and east of Bellwood Drive extended (C-15-2021GI)
O’Neill opened the public hearing:
Nabity stated the property is located on Brookline Drive east of Bellwood Drive.
The Future Land Use Map shows the proposed property has been designated possible
commercial uses. The request is a change of zoning from R2 –Low Density Residential
to B2 General Business Zone. The proposal is consistent with the comprehensive plan
and staff recommends approval.
No members of the public had comments
O’Neill closed the hearing:
A motion was made by Ruge and second by Olson to recommend approval of a change
in zoning for Lot 31 of Matthews Subdivision in Grand Island, Hall County, Nebraska
from R2-Low Density Residential to B2 General Business.
The motion carried with nine members voting yes (Nelson, O’Neill, Ruge, Olson,
Rainforth, Rubio, Hendricksen, Randone and Doane) and no members voting no.
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Consent Agenda:
7.Final Plat –Highland Second Subdivision- Grand Island- Located south of
Nebraska Highway 2 and west of Independence Avenue in Grand Island, Nebraska. (26
lots, 4.235 acres).
8.Final Plat –Highland Second Subdivision- Grand Island- Located south of
Nebraska Highway 2 and west of Independence Avenue in Grand Island, Nebraska. (26
lots, 4.235 acres).
9.Final Plat –Highland Second Subdivision- Grand Island- Located south of
Nebraska Highway 2 and west of Independence Avenue in Grand Island, Nebraska. (26
lots, 4.235 acres).
A motion was made by Rainforth and second by Rubio to approve all items on the consent
agenda.
The motion was carried with nine members voting in favor (Nelson, O’Neill, Ruge, Olson,
Rainforth, Rubio, Hendricksen, Doane and Randone) and no members voting no.
10.Director’s Report
Community Beautification Award
11.Next Meeting June 2, 2021
O’Neill adjourned the meeting at 6:15 p.m.
___________________________________________
Leslie Ruge, Secretary
By Norma Hernandez
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Hall County Regional Planning
Commission
Wednesday, June 2, 2021
Regular Meeting
Item F1
Public Hearing - Proposed CRA Area #32 - Grand Island -
Proposed CRA Area #32 located west of North Road on either side
of Old Potash Highway
Staff Contact:
Grand Island Regular Meeting - 6/2/2021 Page 11 / 63
1
Agenda Item # 5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
May 21, 2021
SUBJECT:CRA Blight Study (Proposed CRA Area 32) C-16-2021GI
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. This study is revised from the one that was reviewed at the March 2021
meeting.
OVERVIEW
This study is approximately 45 acres of property located between Highway west of North
Road and including property both north and south of Old Potash Highway 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
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2
substandard and blighted and shall submit the question of whether such area is
substandard and blighted to the planning commission or board of the city for its
review and recommendation. The planning commission or board shall hold a
public hearing on the question after giving notice of the hearing as provided in
section 18-2115.01. Such notice shall include a map of sufficient size to show the
area to be declared substandard and blighted or information on where to find such
map and shall provide information on where to find copies of the substandard and
blighted study or analysis 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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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
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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 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
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 structures were deemed to be in normal 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 excellent 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 8 (80.0%) buildings or improvements were determined to be 40 years of age or older.
o 2 (20.0%) buildings or improvements were determined to be less than 40 years of age.
o The average age based upon a cumulative age calculation is 41.8 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
Grand Island Regular Meeting - 6/2/2021 Page 17 / 63
NORTH RD SREDWOOD RDSILVER RDNORTH RD NWEST RIDGE LN
SUN RIDGE LN
PRAIRIE RIDGE LN
OLD POTASH HWY W BEACHWOODDRBRONZE RDROTH RD
EDNA DR
PROPOSED BLIGHT & SUBSTANDARD AREA #32LOCATION MAP
®
Scale: NONEFor Illustration Purposes
Grand Island Regular Meeting - 6/2/2021 Page 18 / 63
City of Grand Island, NE
Blight and Substandard Study
Area #32
May 2021
Grand Island Regular Meeting - 6/2/2021 Page 19 / 63
Blight and Substandard Study – Area 32
City of Grand Island, NE – Area 32 • April 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 - 6/2/2021 Page 20 / 63
Blight and Substandard Study – Area 32
Page 2 City of Grand Island, NE – Area 32 • April 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.
Grand Island Regular Meeting - 6/2/2021 Page 21 / 63
Blight and Substandard Study – Area 32
City of Grand Island, NE – Area 32 • April 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 specified area 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, northerly along the centerline of North Road to the extended north property line of a
tract referred to as Miscellaneous Tracts 14-11-10 PT SE 1/4 SE 1/4 2.72 AC (124 North Road North;
thence, westerly along the said north property line and continuing along the north property of a
tract referred to as Pontious Sub Part Lot 1 100' X 185.47' & All of Lot 2, at the northwest corner of
said lot, thence boundary turns south along the west property line of said lot and continuing to
the intersection with the centerline of Old Potash Street; 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
southwest corner of a tract referred to as Misc tract to the City of Grand Island S ½ NE ¼ NE ¼ 23-
11-10; thence, easterly along said south property line and continuing onto the south property
line of a tract referred to as Misc Tracts 23-11-10 Pt NE ¼ NE ¼ 2.29 AC and continuing to the
intersection with the centerline of North Road; thence, Northerly along said centerline to the
POB. A total of 43.29+/- acres
Study Area
Figure 1: Study Area Map
Source: Google Earth, Marvin Planning Consultants 2021
Study Area
Grand Island Regular Meeting - 6/2/2021 Page 22 / 63
Blight and Substandard Study – Area 32
Page 4 City of Grand Island, NE – Area 32 • April 2021
Figure 2: Existing Land Use Map
Source: Hall County Assessor’s Office, Marvin Planning Consultants 2021
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
0
5
10
15
20
25
30
Agricultural Residential Commercial Public ROW
26.02
3.6 2.29
10.61
0.77AcresStudy Area
Grand Island Regular Meeting - 6/2/2021 Page 23 / 63
Blight and Substandard Study – Area 32
City of Grand Island, NE – Area 32 • April 2021 Page 5
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. Figures 2 and 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 10 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
• 10 (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 conditions in combination
with the age of structures or a condition less than normal may 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.
Grand Island Regular Meeting - 6/2/2021 Page 24 / 63
Blight and Substandard Study – Area 32
Page 6 City of Grand Island, NE – Area 32 • April 2021
Figure 4: Structure Conditions, Study Area 32 – 2021
Source: Hall County Assessor’s Office, Marvin Planning Consultants 2021
The sidewalk conditions were analyzed in the Study Area. The sidewalks were rated on five
categories: Excellent, Good, Average, Fair, Poor, and missing completely.
Within the study area there is approximately 3,000 lineal feet or .57 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
• 3,000 (100.00%) lineal feet of Poor or Missing sidewalk
The study area does not contain any sidewalks either along Old Potash Road or North Road.
Sidewalk is critical to the overall pedestrian movement of an area, long-term. Even sidewalk
constructed which at present goes nowhere will eventually connect to several portions of the
community.
Due to the lack of sidewalk, sidewalks are considered a direct contributing factor.
Source: Grand Island GIS/Street View, Marvin Planning Consultants 2021
Study Area
Grand Island Regular Meeting - 6/2/2021 Page 25 / 63
Blight and Substandard Study – Area 32
City of Grand Island, NE – Area 32 • April 2021 Page 7
Figure 5: Sidewalk Conditions, Study Area 32 – 2021
Source: Marvin Planning Consultants 2021
Figure 6: Curb and Gutter Conditions
Source: Marvin Planning Consultants 2021
Study Area
Study Area
Grand Island Regular Meeting - 6/2/2021 Page 26 / 63
Blight and Substandard Study – Area 32
Page 8 City of Grand Island, NE – Area 32 • April 2021
Figure 7: Street Conditions
Source: Marvin Planning Consultants 2021
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 no curb and gutter
within the study area. And is considered rural section drainage.
Within the study area there is approximately 3,000 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
• 3,000 (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.
Study Area
Grand Island Regular Meeting - 6/2/2021 Page 27 / 63
Blight and Substandard Study – Area 32
City of Grand Island, NE – Area 32 • April 2021 Page 9
Within the study area there is approximately 2,630 lineal feet or .49 miles of street possible. After
reviewing the conditions in the field, the following is how the street conditions breakdown within
the corporate limits:
• 425 (16.2%) lineal feet of Excellent street
• 0 ( 0.0%) lineal feet of Good street
• 2,205 (83.8%) lineal feet of Average street
• 0 ( 0.0%) lineal feet of Fair street
• 0 ( 0.0%) lineal feet of Poor street
The streets within the Study Area are in either excellent condition or average condition. Overall,
83.8% are considered to be in average condition; thus, making streets a contributing factor. Similar
to sidewalks and curb and gutter, a rating of average is considered the beginning of deterioration
and may continue to decline over the next few years.
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 1: Average Structural Age, By Method – 2021
Number Year Age Cumulative
2 1950 61 122 122
1 1975 46 46 168
5 1979 42 210 378
1 1989 32 32 410
1 2013 8 8 418
10 418
41.8
Source: Hall County Assessor’s and Marvin Planning Consultants 2021
Age of Structure
Within the study area there are 10 structures. After researching the structural age on the Hall
County Assessor’s website, the following breakdown was determined:
• 8 (80.0%) unit was determined to be 40 years of age or older.
• 2 (20.0%) unit was determined to be less than 40 years of age.
However, when examining the age based upon a cumulative approach, as in Table 1 the
average age of the primary structures is equal to 41.8 years; thus, meeting the requirements of the
statutes.
The age of the structures would be a direct contributing factor.
Grand Island Regular Meeting - 6/2/2021 Page 28 / 63
Blight and Substandard Study – Area 32
Page 10 City of Grand Island, NE – Area 32 • April 2021
Figure 8: Age of Structures
Source: Hall County Assessor’s Office, Marvin Planning Consultants 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 structures were deemed to be in normal 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 excellent 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 8 (80.0%) buildings or improvements were determined to be 40 years of age or older.
o 2 (20.0%) buildings or improvements were determined to be less than 40 years of age.
o The average age based upon a cumulative age calculation is 41.8 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.
Study Area
Grand Island Regular Meeting - 6/2/2021 Page 29 / 63
Blight and Substandard Study – Area 32
City of Grand Island, NE – Area 32 • April 2021 Page 11
• 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.
Grand Island Regular Meeting - 6/2/2021 Page 30 / 63
Blight and Substandard Study – Area 32
Page 12 City of Grand Island, NE – Area 32 • April 2021
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 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 Unit Age, By Method – 2021
Number Year Age Cumulative
2 1950 61 122 122
1 1975 46 46 168
5 1979 42 210 378
1 1989 32 32 410
1 2013 8 8 418
10 418
41.8
Source: Hall County Assessor’s and Marvin Planning Consultants 2021
Age of Structure
Within the study area there are 10 structures. After researching the structural age on the Hall
County Assessor’s website, the following breakdown was determined:
• 8 (80.0%) units were determined to be 40 years of age or older.
• 2 (20.0%) units were 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 units is equal to 41.8 years; thus, meeting the requirements of the statutes.
The age of the structures would be a direct contributing factor.
Figure 8: Age of Structures
Source: Hall County Assessor’s Office, Marvin Planning Consultants 2021
Study Area
Grand Island Regular Meeting - 6/2/2021 Page 31 / 63
Blight and Substandard Study – Area 32
City of Grand Island, NE – Area 32 • April 2021 Page 13
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 - 6/2/2021 Page 32 / 63
Resolution Number 2021-05
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 11, 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 June 2, 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: June 2, 2021
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 6/2/2021 Page 33 / 63
Hall County Regional Planning
Commission
Wednesday, June 2, 2021
Regular Meeting
Item F2
Public Hearing - Proposed Rezoning - Doniphan -
Staff Contact:
Grand Island Regular Meeting - 6/2/2021 Page 34 / 63
Agenda Item #5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
May 20, 2021
SUBJECT:Zoning Change (C-17-2021D)
PROPOSAL: This application includes a 100’ wide strip of property north of Cedar
Street at the intersection of York and Cedar Streets.. The property is located within the
Village of Doniphan.
The applicant is requesting that the zoning on this property be changed from I2 – Heavy
Industrial to R3 Multiple Family Residential. The stated purpose of this rezoning is to
allow the applicant to place between 1 and 3 houses on the north side of Cedar Street.
A proposal to change property south of this to I-2 Heavy Industrial was denied by the
Doniphan Village Board in 2019 because of the residential nature of the property to the
south.
OVERVIEW:
Site Analysis
Current zoning designation: I-2-Heavy Industrial,
Permitted and conditional uses: I-2 – Industrial, whole sale and storage activities
Comprehensive Plan Designation: Designated for residential and recreational
purposes.
Existing land uses. Vacant property
Proposed zoning designation: R3-Multiple Family Residential,
Permitted and conditional uses: R3 - Agricultural uses, a variety of residential uses
at a density of up to 1 unit per 3000 square feet of
property.
Comprehensive Plan Designation: Designated for residential purposes
Existing land uses. Storage uses on the north portion of this property.
Property to be rezoned will be subdivided from the
larger tract. A majority of this property is vacant.
Adjacent Properties Analysis
Current zoning designations: North: I-2 Heavy Industrial. and R-6 Multiple
Family Residential
East: TA-Transitional Agriculture.
South and West: R3-Multiple Family Residential
Permitted and conditional uses: TA- Agricultural uses, recreational uses and
residential uses at a density of 1 unit per 20 acres.
R3 - Agricultural uses, a variety of residential uses
at a density of up to 1 unit per 3000 square feet of
property. R6 - Agricultural uses, a variety of
Grand Island Regular Meeting - 6/2/2021 Page 35 / 63
residential uses at a density of up to 1 unit per 6000
square feet of property.
Comprehensive Plan Designation: North and East Industrial and Residential
South and West: Residential
Existing land uses: North: Agricultural and Industrial Truck Parking
East: Agricultural
South and West: Residential
EVALUATION:
Positive Implications:
Will provide for additional space housing in Doniphan: Doniphan has limited property
available for residential development.
Property on the south side of Cedar Street is already being used for Residential
purposes and residential uses are planned for property the east and the north.
Monetary benefit to the applicant: The applicant will be able to develop the property
as proposed if the rezoning is permitted.
Negative Implications:
Could negatively impact existing Industrial property. This does encroach with
residential uses adjacent to the existing industrial uses. The owner of the property
that would be most impacted by residential encroachment is the applicant for this
change.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Village of Doniphan
rezone this site from I2 – Heavy Industrial to R3 Multiple Family Residential.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 6/2/2021 Page 36 / 63
Grand Island Regular Meeting - 6/2/2021 Page 37 / 63
Grand Island Regular Meeting - 6/2/2021 Page 38 / 63
Hall County Regional Planning
Commission
Wednesday, June 2, 2021
Regular Meeting
Item F3
Public Hearing - Zoning Text Change - Grand Island
Staff Contact:
Grand Island Regular Meeting - 6/2/2021 Page 39 / 63
Agenda Item # 6
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
May 24, 2021
SUBJECT:
Concerning proposed amendments to Section 36-70 (B-3) Heavy Business
Zone and the Zoning Matrix Attachment A (C-18-2021GI)
PROPOSAL:
The Railside Business Improvement district has request changes to the B-3
Heavy Business Zone to allow out door sales on property in the district. Staff has
also reviewed the district regulations and is making additional changes to the
district to further refine the allowed uses in the district. The changes proposed by
staff will also be reflected in the Zoning Matrix.
OVERVIEW:
The proposed changes follow the recommendation. Strikeouts will be removed
from the regulation and underlined will be added to the regulations. All changes
are shown in red typeface. The proposed change removes some permitted uses
and requirements of those uses: Country clubs, Hospitals; nursing homes and
convalescent or rest homes; Retail activities of a prescriptive service, the
requirement that all business be conducted inside the retail space; and Truck,
bush and tree farming. The changes also permit Outdoor retail sales and display
of goods on up to 10% of the lot area and specifically permit Restaurants, Bars
and Nightclubs.
These changes are also reflected in the Zoning Matrix Attachment A removing
some uses from the B3 zone and adding Bars and Nightclubs to the list as
permitted in the B1, B2, B2, AC, CD, TD, M2 and M3 zoning districts.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island
City Council approve the changes to the Grand Island Zoning Ordinance as
presented.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 6/2/2021 Page 40 / 63
§36-70. (B-3) Heavy Business Zone
Intent: The intent of this zoning district is to provide for the multiple uses within the central business
district. Residential uses are permitted at the density of the (RO) Residential Office Zone.
(A) Permitted Principal Uses: The following principal uses are permitted in the (B-3) Heavy Business
Zoning District.
(1) Agencies as found in the Zoning Matrix [Attachment A hereto]
(2) Boarding and lodging houses, fraternity and sorority houses
(3) Churches, synagogues, chapels, and similar places of religious worship and instruction of a quiet
nature
(4) Colleges offering courses of general instruction, including convents, monasteries, dormitories, and
other related living structures when located on the same site as the college
(5) Country clubs
(65) Dwelling units
(76) Elderly Home, Assisted Living
(87) Group Care Home with less than eight (8) individuals
(9) Hospitals, nursing homes, convalescent or rest homes
(108) Hotel and motel uses
(119) Mortuaries, funeral homes, and funeral chapels
(1210) Nonprofit community buildings and social welfare establishments
(1311) Office and office buildings for professional and personal services as found in the Zoning Matrix
[Attachment A hereto]
(1412) Parking Lots
(1513) Preschools, nursery schools, day care centers, children's homes, and similar facilities
(1614) Public parks and recreational areas
(1715) Public, parochial and private schools having a curriculum equivalent to an elementary or higher
educational level
(1816) Public and quasi-public buildings for cultural use
(1917) Radio and television stations (no antennae), private clubs and meeting halls
(2018) Railway right-of-way but not including railway yards or facilities
(2119) Retail activities of a prescriptive service provided it is limited to being secondary to said use.
Retail space is limited to 25% of the total floor area Restaurants, Bars and Nightclubs
(2220) Stores and shops that conduct retail business, provided, all activities and display goods are
carried on within an enclosed building except that green plants and shrubs may be displayed in the
open, as per the Zoning Matrix [Attachment A hereto]. Outdoor retail activities and display of goods
may occupy not more than 10% of the lot area.
(23) Truck, bush and tree farming, provided, there is no display or sale at retail of such products on the
premises
(2421) Utility substations necessary to the functioning of the utility, but not including general business
offices, maintenance facilities and other general system facilities, when located according to the yard
space rules set forth in this section for dwellings and having a landscaped or masonry barrier on all
sides. Buildings shall be of such exterior design as to harmonize with nearby properties
(2522) Vocational or trade schools, business colleges, art and music schools and conservatories, and
other similar uses
(2623) Other uses as indicated in the Zoning Matrix [Attachment A hereto]
(B) Conditional Uses: The following uses are subject to any conditions listed in this chapter and are subject
to other conditions relating to the placement of said use on a specific tract of ground in the (B-3) Heavy
Business Zoning District as approved by City Council.
(1) Manufacture, fabrication or assembly uses incidental to wholesale or retail sales wherein not more
than 20% of the floor area is so used
(2) Outdoor sales and rental lots for new or used automobiles, boats, motor vehicles, trailers,
manufactured homes, farm and construction machinery
(3) Stores and shops for the conduct of wholesale business, including sale of used merchandise.
(4) Towers
(5) Automobile body repair; subject to the following minimum standards:
No storage of parts or unlicensed vehicles outside of an enclosed building.
The facility shall meet or exceed all building and fire code requirements.
Grand Island Regular Meeting - 6/2/2021 Page 41 / 63
(6) Other uses as indicated in the Zoning Matrix [Attachment A hereto]
(C) Permitted Accessory Uses:
(1) Buildings and uses accessory to the permitted principal use.
(D) Space Limitations:
Uses Minimum Setbacks
A B C D E
Minimum
Parcel
Area (feet)
Minimum
Lot Width
(feet)
Front
Yard
(feet)
Rear
Yard
(feet)
Side
Yard
(feet)
Street
Side
Yard
(feet)
Maximum
Ground
Coverage
Maximum
Building
Height (feet)
Permitted Uses 3,000 30 0 01 02 0 100%
Conditional
Uses 3,000 30 0 01 02 0 100%
1 No rear yard setback is required if bounded by an alley, otherwise a setback of 10 feet is required.
2 No side yard setback is required, but if provided, not less than 5 feet or unless adjacent to a parcel whose zone
requires a side yard setback, then 5 feet.
(E) Miscellaneous Provisions:
(1) Supplementary regulations shall be complied with as defined herein.
(2) Only one principal building shall be permitted on one zoning lot except as otherwise provided
Amended by Ordinance No. 8947, effective 1-5-2005
Amended by Ordnance No. 9166, effective 5-13-2008
Amended by Ordinance No. 9738, effective 7-10-2019
Grand Island Regular Meeting - 6/2/2021 Page 42 / 63
GRAND ISLAND LAND USE MATRIX Addendum "A"
Chapter 36
Grand Island City Code
Land Use Categories (as of Oct 2018 June 2021)
AG-1 AG-2 AG-SC AG-SE AG-SI SRC TA LLR R-1 R-2 R-3 R-4 RO RM RD B-1 B-2 AC B-3 CD TD ME M-1 M-2 M-3
A
Abrasive, asbestos, & miscellaneous non-metallic mineral
products - manufacturing P C P
Abstracting services P P P P P P P P P P
Accounting & bookkeeping services P P P P P P P P P P
Accounting, computing & office machines - manufacturing P P P
Advertising displays & signs - manufacturing C P P P
Advertising services, direct mail P P P P P P P P P
Advertising services, general P P P P P P P P P P
Agricultural, business and personal credit services including
credit union P P P P P P P P P P
Agricultural chemicals & fertilizers - manufacturing C C P C
Agricultural chemical & fertilizers - wholesale C C P C P
Agricultural fertilizers, hazardous & non hazardous - retail P P P P P P
Agricultural operations P P P P P P P P P P P P P P P P P P P P P P P P P
Air conditioning, heating & plumbing contracting services P P P P P P
Air conditioning, refrigerated equipment & supplies - wholesale P P P P P
Aircraft & accessories - retail P P
Aircraft storage & equipment maintenance P
Airports & flying fields P
Alcoholic beverages, beer & wine - wholesale P P P P P
Alteration, pressing & garment repair services P P P P P P P
Ambulance services P P P P P
Ammunition manufacturing & complete assembly of guided
missiles & space vehicles P P P
Ammunition, small arms - manufacturing P P P
Amphitheaters C C C
Amusement, athletic & sporting goods & toys - manufacturing P P P P P
Animal & marine fats & oils including grease & tallow,
rendering - manufacturing C C
Animal hospital services C C C C P P P P P P P
Antiques - retail P P P P P P P P P
Apiary farms & processing P P P P P P
Apparel & accessories - manufacturing P P P P P
Apparel & accessories - retail P P P P P P P P P
Apparel & accessories - wholesale P P P P P
Apparel belts - manufacturing P
Apparel findings & related products - manufacturing P P P
P = Permitted Use C = Conditional Use 1 of 21
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GRAND ISLAND LAND USE MATRIX Addendum "A"
Chapter 36
Grand Island City Code
AG-1 AG-2 AG-SC AG-SE AG-SI SRC TA LLR R-1 R-2 R-3 R-4 RO RM RD B-1 B-2 AC B-3 CD TD ME M-1 M-2 M-3
Appliances (household) - manufacturing P P P P
Appliances (household) - retail P P P P P P P
Appliances (electrical), television phonographs, tape players,
radio sets - wholesale P P P P P
Appliance repair services P P P P P P P P
Aquariums P P P
Arboretums & botanical gardens P P
Architectural, engineering & planning - professional services P P P P P P P P P P P
Arenas & fieldhouses C C C C
Armateur rewinding services C P P
Armed forces reserve center C P
Art galleries, publicly owned P P P P P
Artists - painters, sculptors, composers, & authors P P P P P P P P P P P P P P P P P P P P P P P P
Asbestos, abrasive & miscellaneous non-metallic mineral
products - manufacturing P C P
Asphalt felts & coating - manufacturing P P
Asphalt mixing plants C C C C
Athletic, amusement & sporting goods & toys - manufacturing P P P P P
Athletic field or playfield C C C C C P P P P P P P P P P P P P P P P C P P P
Auditing, accounting & bookkeeping services P P P P P P P P P
Auditoriums, public P P P P P P P P P
Automatic temperature controls - manufacturing P P P P P
Automobile & other motor vehicle & equipment - manufacturing P P P
Automobile & other motor vehicle repair services P P P C P P P
Automobile & other motor vehicles - retail P P C P P
Automobile & other motor vehicles - wholesale C
Automobile & truck rental services P P P P
Automobile equipment - wholesale P P P
Automobile parts & supplies - retail P P P P P P P P
Automobile wash services P P P C P P P P P
P = Permitted Use C = Conditional Use 2 of 21
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GRAND ISLAND LAND USE MATRIX Addendum "A"
Chapter 36
Grand Island City Code
AG-1 AG-2 AG-SC AG-SE AG-SI SRC TA LLR R-1 R-2 R-3 R-4 RO RM RD B-1 B-2 AC B-3 CD TD ME M-1 M-2 M-3
B
Bags except textile bags - manufacturing P P P
Bait shops P P P P P P P P
Bakeries non-manufacturing - retail P P P P P P P
Banking services P P P P P P P P P
Bar or Nightclub P P P P P P P P
Barber services P P P P P P P P P
Batch Plants - temporary C C P C C P
Beauty services P P P P P P P P P
Bed and breakfast residence C C C C C P P P P P
Beer, wine & alcoholic beverages - wholesale P P P P P
Bicycles - retail P P P P P P P P
Biological products - manufacturing P C P
Blacksmith & welding services P P
Blankbooks, loose leaf binders & devices-manuf. of P P P P
Blast furnaces, steel works & rolling of ferrous metals C C
Blueprinting & photocopying services P P P P P P P
Boarding & rooming houses C P P P P P P
Boat building & repair services P P P P
Boat sales, service and rentals P P P P
Boat building & repair, fiberglass P P P P
Bookbinding & misc. related work - manufacturing P P P P
Bookkeeping, auditing & accounting services P P P P P P P P P
Books, magazines & newspapers distributing - wholesale P P P P P P P
Books - publishing & printing P P P P P P
Books - retail P P P P P P P
Boot & shoe cut stock & findings - manufacturing P P P P
Botanical gardens & arboretums P P P
Bottled gas - retail P P P P P P P
Bottling & canning soft drinks & carbonated waters P P P P
Bowling alleys P P P C P P P
Boxes and paperboard containers - manufacturing P P P
Brandy, brandy spirits & wine - manufacturing C C C C P C P P
Brick & structural clay tile manufacturing P P P
Brooms & brushes - manufacturing P P P P
Building construction - general contracting services P P
Building materials - retail P P P P P
Building materials & lumber - wholesale P P P P
Building paper & building board - manufacturing P P P
Bulk petroleum stations & terminals - wholesale C C
Bus garaging & equipment maintenance P P
Business & management consulting services P P P P P P P P
Business offices not elsewhere listed P P P P P P P P
Business associations
P = Permitted Use C = Conditional Use 3 of 21
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GRAND ISLAND LAND USE MATRIX Addendum "A"
Chapter 36
Grand Island City Code
AG-1 AG-2 AG-SC AG-SE AG-SI SRC TA LLR R-1 R-2 R-3 R-4 RO RM RD B-1 B-2 AC B-3 CD TD ME M-1 M-2 M-3
Business forms - manufacturing
Butter - manufacturing P P P P P
C
Cabinet making - manufacturing P P P P
Cable TV maintenance yard C P
Cameras & photographic supplies - retail P P P P P P P P
Camp grounds, general C C P C C C C
Camp grounds, group C C P C C C C
Candy & other confectionery products - manufacturing P P P P
Candy, nut, & confectionery - retail P P P P P P P
Canes, parasols & umbrellas - manufacturing P P P P
Canning & preserving of fruits, vegetables & seafood's -
manufacturing P P
Canvas products - manufacturing P P P
Carbon black - manufacturing C C
Cardboard, paperboard & die-cut paper - manufacturing P P P
Carpentry & wood flooring services P P P P P P
Carpet & rug cleaning & repair service P P P P P P P P P
Carpet & rug - manufacturing P P P P
Cement (hydraulic) - manufacturing C P
Cemeteries P P P
Ceramic wall & floor tile - manufacturing P P P P
Cereal preparations - manufacturing P P P P
Charitable & welfare services P P P P P P P P
Cheese (natural & processed) - manufacturing P P P
Chemicals & fertilizers -mining
Chemicals, agricultural, nonhazardous, wholesale C C C C C C
Chemicals, industrial, nonhazardous, wholesale C C C
Chemicals, industrial organic & inorganic - manufacturing C C C
Chiropractors, optometrists, & other similar health services P P P P P P P P
Churches , synagogues & temples C C C P P P P P P P P P P P P P
Cigarettes & cigars - manufacturing P P P P
Civic, social & fraternal associations C P P P P P P P
Civil Defense & related activities P
Clay, ceramic & refractory minerals - mining C C C C C C C
Clay refractories - manufacturing P P
Clock, watch & jewelry repair services P P P P P P P
Clocks, watches, clockwork operated devices & parts -
manufacturing P P P P
Commercial & industrial machinery, equipment & supplies -
wholesale P P P P
P = Permitted Use C = Conditional Use 4 of 21
Grand Island Regular Meeting - 6/2/2021 Page 46 / 63
GRAND ISLAND LAND USE MATRIX Addendum "A"
Chapter 36
Grand Island City Code
AG-1 AG-2 AG-SC AG-SE AG-SI SRC TA LLR R-1 R-2 R-3 R-4 RO RM RD B-1 B-2 AC B-3 CD TD ME M-1 M-2 M-3
Commodity & securities brokers, dealers & exchanges &
services P P P P P P P P
Communication equipment - manufacturing P P P P
Composting plants C
Concrete brick & block - manufacturing P P
Concrete products - manufacturing P P
Concrete, ready-mix plants P P
Concrete construction & paving services P P
Confectionery, nut & candy - retail P P P P P P P
Confectionery - wholesale P P P P P
Construction & lumber materials - wholesale P P P P P
Construction, mining, & materials handling machinery &
equipment - manufacturing P P P
Construction equipment - retail P P P
Construction services - temporary C C C C C C C C C C C C
Convalescent,, nursing & rest home services C C P P P P P P P
Convents P P P P P P P P P P P
Convenience store P P P P P P P P P
Cosmetics, perfumes, & other toiletries - manufacturing P P P P
Cottage services
Country club P P P P P P P P P P P P
Crating & packing services P P P P
Credit reporting, adjustment & collection services P P P P P P P P P
Credit unions & agricultural, business & personal credit services P P P P P P P P P
Crematory, funeral & mortuary services P P P P P P P
Curtains, draperies & upholstery - retail P P P P P P P
Cut stone & stone products - manufacturing P P P
D
Dairy products - retail P P P P P P P
Dairy products - wholesale P P P P
Day care centers C C C C C P P C C P P P P P C P
Dental equipment & supplies - manufacturing P P P P
Dental laboratory services P P P P P P P P P P
Dental services P P P P P P P P
Department stores - retail P P P P P P P
Detective & protective services P P P P P P P P P
Diaper services P P P
Direct mail advertising services P P P P P P P P
Direct selling organizations - retail P P P P P P P
Discount & variety stores - retail P P P P P P P
Disinfecting & exterminating services P P P P P
Disposal site - commercial construction C C C C
Disposal site - hazardous waste C C
P = Permitted Use C = Conditional Use 5 of 21
Grand Island Regular Meeting - 6/2/2021 Page 47 / 63
GRAND ISLAND LAND USE MATRIX Addendum "A"
Chapter 36
Grand Island City Code
AG-1 AG-2 AG-SC AG-SE AG-SI SRC TA LLR R-1 R-2 R-3 R-4 RO RM RD B-1 B-2 AC B-3 CD TD ME M-1 M-2 M-3
Disposal site - nuclear waste C
Distilling, rectifying, & blending liquors P P
Dormitories, college P P P P P P P P P P
Draperies, curtains & upholstery - retail P P P P P P P
Drawing, rolling & extrusion of non-ferrous metals -
manufacturing P P
Drug & proprietary - retail P P P P P P P P
Drugs, drug proprietaries, & druggist sundries - wholesale P P P
Dry cleaning & laundering pickup services P P P
Dry cleaning & laundering, self service P P P P P P P
Dry cleaning, laundering & dyeing services, except rugs P P P P P P P P
Dry goods & general merchandise - retail P P P P P P P
Dry goods & notions - wholesale P P P P P
Dude ranches C C C
Duplicating, mailing, & stenographic services P P P P P P P
Dwelling, elderly P
Dwelling, mobile home not on permanent foundation P
Dwelling, mobile home on permanent foundation P
Dwelling, multi-family P P P P P P P P P P P P
Dwelling, single-family P P P P P P P P P P P P P P P P
Dwelling, two-family P P P P P P P P P P P P P
Dyeing & finishing of textiles P P P P
Dyeing, dry cleaning & laundry services, except rugs P P P P P P P
E
Earthenware, table & kitchen articles - manufacturing P P P P
Educational & scientific research services P P P P P
Egg & poultry - retail P P
Electrical apparatus & equipment, wiring supplies, &
construction materials - wholesale P P P
Electrical contractor services P P P P
Electrical appliances, phonographs, televisions, tape players &
radio sets - wholesale P P P
Electrical industrial apparatus - manufacturing P P P P
Electrical repair services, except radio & television P P P P P P P
Electrical supplies - retail P P P P
Electrical transmission & distribution equipment - manufacturing P P P P
Electric generation plants C C C C C C
Electric utility maintenance yard P P
Electricity regulating substations P P P P P P P P P P P P P P P P P P P P P P P P P
Electric lighting & wiring equipment - manufacturing P P P P
Electrometallurgical products & processing - manufacturing P P
Electronic components & accessories - manufacturing P P P P
P = Permitted Use C = Conditional Use 6 of 21
Grand Island Regular Meeting - 6/2/2021 Page 48 / 63
GRAND ISLAND LAND USE MATRIX Addendum "A"
Chapter 36
Grand Island City Code
AG-1 AG-2 AG-SC AG-SE AG-SI SRC TA LLR R-1 R-2 R-3 R-4 RO RM RD B-1 B-2 AC B-3 CD TD ME M-1 M-2 M-3
Electronic parts & equipment - wholesale P P P
Electrotyping and stereotyping P P P
Employment services P P P P P P P P
Engineering, planning architectural professional services P P P P P P P P P P
Engineering, laboratory, & scientific & research instruments &
associated equipment - manufactured P P P P
Engines & turbines - manufacturing P P P
Envelope - manufacturing P P P P
Equipment & supplies for service establishments - wholesale P P P P P P
Equipment rental & leasing services P P P P
Ethanol plants & mills C C C C
Exhibition halls P P P P P P
Explosives - manufacturing C C C
Exterminating P P P P P
Extracts & flavoring syrups - manufacturing P P P P
Extrusion, drawing, & rolling of non-ferrous metals -
manufacturing P P P
F
Fabricated structural metal products - manufacturing P P P
Fabricated wire products - manufacturing P P P
Fairgrounds C C P P P
Farm machinery & equipment - retail P P P
Farm machinery & equipment - manufacturing P P P
Farm machinery & equipment - wholesale P P P
Farm products warehousing & storage excluding stockyards -
nonhazardous P P P P P
Farm supplies - retail P P P
Farms & ranches - livestock P P P P P P
Farms, commercial forestry P P P P P P P P P P P P P P P P P P P P P P P P P
Farms, grain crops P P P P P P P P P P P P P P P P P P P P P P P P P
Farms, hay & alfalfa P P P P P P P P P P P P P P P P P P P P P P P P P
Farms, fiber crops P P P P P P P P P P P P P P P P P P P P P P P P P
Farms, fruits, nuts or vegetables P P P P P P P P P P P P P P P P P P P P P P P P P
Farms, nursery stock P P P P P P P P P P P P P P P P P P P P P P P P P
Feeding operation - confined C C C C C C
Feed preparation for animals & fowls P P
Feeds, grains & hay - retail P P P
Felt goods - manufacturing P P
Fertilizers, agricultural hazardous - retail P
Fertilizers, agricultural nonhazardous - retail P P
Fertilizers & chemicals - mining C C C C C
P = Permitted Use C = Conditional Use 7 of 21
Grand Island Regular Meeting - 6/2/2021 Page 49 / 63
GRAND ISLAND LAND USE MATRIX Addendum "A"
Chapter 36
Grand Island City Code
AG-1 AG-2 AG-SC AG-SE AG-SI SRC TA LLR R-1 R-2 R-3 R-4 RO RM RD B-1 B-2 AC B-3 CD TD ME M-1 M-2 M-3
Fieldhouses & arenas P C C
Fire protection & related activities P P P P
Fish & seafood's - retail P P P P P P P
Fish & seafood's - wholesale P P P
Fish farms P P P P P
Fish hatcheries P P P P P
Fishing & hunting clubs P P P P P P
Flat glass - manufacturing P P P
Floor covering - retail P P P P P P
Florists - retail P P P P P P P
Flour & other grain mill products - manufacturing P P P P
Flour blending & preparing - manufacturing P P P P
Food lockers & storage services P P P P P P P P
Foundries, iron & steel - manufacturing P P
Foundries, nonferrous metals - manufacturing P P P
Fraternal, civic & social associations C P P P P P P P
Fraternity & sorority houses P C P P P P
Freight forwarding services P P P P
Frozen desserts & ice cream - manufacturing P P P
Fruits & vegetables (fresh) - wholesale P P P P P
Fruits & vegetables - retail P P P P P P P
Fuel, except fuel oil & bottled gas - retail P P P P P P P P
Fuel oil - retail P P P
Funeral, mortuary & crematory services P P P P P P P
Fur dressing & dyeing - manufacturing P P P P
Fur goods - manufacturing P P P P
Fur repair & storage services P P P P P P P
Furniture & home furnishings - wholesale P P P P P
Furniture (household) - manufacturing P P P P
Furniture - retail P P P P P P
Furniture repair & reupholstery services P P P P P P P
Furies & fur apparel - retail P P P P P P
Furs (raw), hides & skins - wholesale P P
G
Garden supplies & landscape nursery - retail P P P P P P
Garment repair, alteration & pressing services P P P P P P P
Gas & petroleum (crude) drilling C C C C C
Gas & petroleum (crude) field services P P
Gasoline service stations - retail P P P P P P P
Gas pressure control stations
Gas & ethanol production plants C
Gas storage & distribution points
Gas utility maintenance yard P
Gelatin & glue - manufacturing C C
P = Permitted Use C = Conditional Use 8 of 21
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GRAND ISLAND LAND USE MATRIX Addendum "A"
Chapter 36
Grand Island City Code
AG-1 AG-2 AG-SC AG-SE AG-SI SRC TA LLR R-1 R-2 R-3 R-4 RO RM RD B-1 B-2 AC B-3 CD TD ME M-1 M-2 M-3
General contracting & building construction services P P P
General stores - retail P P P P P P P
Gifts, novelties & souvenirs - retail P P P P P P P P
Glass & glassware, pressed or blown - manufacturing P P P
Glass containers - manufacturing P P P
Glass, flat - manufacturing P P P
Glass, paint & wallpaper - retail P P P P P P P
Glue & gelatin - manufacturing C C
Go-cart tracks C C C C
Golf courses, public P P P P P P P P P
Golf driving ranges P P P
Gravel & sand quarrying C C C C C C C C C C C
Grain - wholesale P P P P
Grains, feeds & hay - retail P P P P P
Grain mill products & flour - manufacturing P P
Greases & lubricating oils - manufacturing P P P
Green houses P P P P P P C P P P P P
Greeting card - manufacturing P P P P
Grist milling services P P P P
Groceries - retail P P P P P P
Groceries - wholesale P P P P
Group Home-(Small)P P P P P P P P P P P P P
Group Home-(Medium)C C C C P P C P P P P
Group Home-(Large)P P C P P P P
Group care home C C C C P P C P P P
Gum and wood chemicals - manufacturing C C
Guns, howitzers, mortars & re. equipment - manufacturing C C
Gymnasiums & athletic clubs P P P P
Gypsum products - manufacturing P P P
H
Handbags & other personal leather goods - manufacturing P P P P
Hardware - retail P P P P P P P
Hardware - wholesale P P P P
Hardwood dimension & flooring - manufacturing P P P P
Harvesting services P P P P P
Hats, caps, & millinery - manufacturing P P P P
Hay, grains & feeds - retail P P
Health resorts C P P P P C C P
Health & exercise spas P P P P P P P P
Hearing aids, optical goods, orthopedic appliances & other
similar devices - retail P P P P P P P P
P = Permitted Use C = Conditional Use 9 of 21
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GRAND ISLAND LAND USE MATRIX Addendum "A"
Chapter 36
Grand Island City Code
AG-1 AG-2 AG-SC AG-SE AG-SI SRC TA LLR R-1 R-2 R-3 R-4 RO RM RD B-1 B-2 AC B-3 CD TD ME M-1 M-2 M-3
Heating, air conditioning & plumbing contracting services P P P P
Heating & plumbing equipment & supplies - retail P P P P P
Heating apparatus (except electrical) and plumbing fixtures -
manufacturing P P P P P
Heliport pads P
Hides, skins, & raw furs - wholesale P P
Hobby supplies - retail P P P P P P P
Holding & investment services P P P P P P P P P
Hospital services P P P P P
Hotels, tourist courts, & motels P P P P P C C P
House Furnishings, textile (except curtains & draperies) -
manufacturing P P P P
Household appliances - retail P P P P P P
Hunting & fishing clubs P
I
Ice cream & frozen desserts - manufacturing P P P P P
Ice - manufacturing P P P P P
Ice - retail P P P P P P P P P P
Ice skating rinks, indoor P P P P P
Industrial laundry & lien supply services P P P P
Industrial leather belting & packing - manufacturing P P P P
Industrial & commercial machinery, equipment & supplies -
wholesale P P P P P
Industrial machinery equipment - manufacturing P P P P P
Industrial waste disposal C C
Instruments for mechanical measuring & controlling except
automatic temperature controls - manufacturing P P P P P
Insurance agents & brokers services P P P P P P P P
Insurance carriers P P P P P P P P
Internet service P P P P P P P P P P
Investment & holding services P P P P P P P P
J
Janitorial services P P P P
Jewelry & precious metals - manufacturing P P P P P
Jewelry - retail P P P P P P P
Jewelry, watch & clock repair services P P P P P P P
K
Kennels-commercial P
Kennels-private P
Knit goods - manufacturing P P P P P
Kennels-animal shelter non-commercial P P
P = Permitted Use C = Conditional Use 10 of 21
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GRAND ISLAND LAND USE MATRIX Addendum "A"
Chapter 36
Grand Island City Code
AG-1 AG-2 AG-SC AG-SE AG-SI SRC TA LLR R-1 R-2 R-3 R-4 RO RM RD B-1 B-2 AC B-3 CD TD ME M-1 M-2 M-3
L
Labor unions & similar labor organizations P P P P P P P P
Lace goods - manufacturing P P P P P
Lamp shades - manufacturing P P P P P
Landscape contracting services P P P P
Landscape nursery & garden supplies - retail P P P P P P
Lapidary work P P P P P P P
Laundering & dry cleaning pickup service P P P
Laundering & dry cleaning, self-service P P P P P P P
Laundering, dry cleaning & dyeing services, except rugs P P P P P P P
Lawn care - services P P P P P
Leather & fleece lined clothing - manufacturing P P P P P
Leather gloves & mittens - manufacturing P P P P P
Leather tanning & finishing - manufacturing C C
Legal services P P P P P P P P
Libraries P P P P P P P P P P P P P
Lime products - manufacturing C C
Linen supply & industrial laundry services P P P P
Linoleum, asphalt-felt-base, and other hard surface floor cover -
manufacturing P P
Liquid petroleum gas - wholesale P P
Liquor - retail P P P P P P P
Livestock feeding operations C C C C C C
Livestock-wholesale C
Locksmith services P P P P P P P
Lubricating oils & greases - manufacturing P C
Luggage - manufacturing P P P P P
Lumber & building materials - wholesale P P P
Lumber yards - retail P P P P P P
M
Machine shop - manufacturing P P P P P
Magazines & newspapers - retail P P P P P P P P P
Magazines, books, & newspapers distributing - wholesale P P P P P P
Mail order houses - retail P P
Mailing, duplicating, & stenographic services P P P P P P
Malt liquors - manufacturing P P
Management & business consulting services P P P P P P P P
Masonry, stonework, tile setting & plastering services P P P P P P
Massage services P P P P P P P
Matches - manufacturing C C
Mausoleums
Meat & meat packing products - wholesale P P P
Meat packing - manufacturing C C
P = Permitted Use C = Conditional Use 11 of 21
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GRAND ISLAND LAND USE MATRIX Addendum "A"
Chapter 36
Grand Island City Code
AG-1 AG-2 AG-SC AG-SE AG-SI SRC TA LLR R-1 R-2 R-3 R-4 RO RM RD B-1 B-2 AC B-3 CD TD ME M-1 M-2 M-3
Meats - retail P P P P P P P
Medical & surgical instruments & apparatus - manufacturing P P P P P
Medical clinics, out-patient services P P P P P P P P
Medical laboratory services P P P P P
Medical chemicals - manufacturing C C
Metal cans - manufacturing P P P
Metal coating, engraving, and allied services - manufacturing P P P
Metal mining services P
Metal ore mining C C C C
Metal products, fabricated structural - manufacturing P P P P
Metals & minerals, except petroleum products & scrap -
wholesale P P P
Metals, nonferrous, rolling, drawing, & extrusion -
manufacturing P P P
Metal stamping - manufacturing P P P
Metal working machinery & equipment - manufacturing P P P P
Millwork - manufacturing P P P P P
Milk processing, fluid only P
Miniature golf P P P P P P
Mining C C C C C C C
Mobile home parks P
Mobile homes - manufacturing P P P P
Mobile homes not on permanent foundation P
Manufactured homes on permanent foundation P P P P P P P P P P P P P P P P
Mobile homes & accessories - retail P P
Monasteries P P P P P P P P P P P
Monuments - retail P P P P
Mortician's goods - manufacturing P P P P P
Motels, hotels, & tourist courts P P P P P C C P
Motion picture distribution services P P P P P P P
Motion picture production studios P P P P P P
Motorcycle & bicycle sales, rental & service P P P P P P P
Motor freight garaging & equipment maintenance P P P
Motor freight terminals P P P
Mortuary, funeral & crematory services P P P P P P P
Museums P C P P P P P P P P P
Musical instruments & supplies - retail P P P P P P P
Musical instruments & parts - manufacturing P P P P
N
Newspaper & magazines - retail P P P P P P P
Newspapers, books & magazines distribution - wholesale P P P P P P
Newspapers publishing & printing P P P P P P
P = Permitted Use C = Conditional Use 12 of 21
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GRAND ISLAND LAND USE MATRIX Addendum "A"
Chapter 36
Grand Island City Code
AG-1 AG-2 AG-SC AG-SE AG-SI SRC TA LLR R-1 R-2 R-3 R-4 RO RM RD B-1 B-2 AC B-3 CD TD ME M-1 M-2 M-3
Nightclub or Bar P P P P P P P P
News syndicate services P P P P P P P P P
Nonmetallic mining, except fuel - services P P
Noodles, macaroni, spaghetti & vermicelli - manufacturing P P P P P
Notions, dry goods - wholesale P P P P P P
Novelties, gifts & souvenirs - reail P P P P P P P P
Nursery stock farms P P P P P P P P P P P P P P P P P P P P P P
Nursing, convalescent & rest home services C C P C P P P P C
Nuts, bolts, screws, rivets, & washers, & screw machine
products - manufacturing P P P P P
O
Office & store fixtures, partitions, shelving, & lockers -
manufacturing P P P P P
Office, computing & accounting machines - manufacturing P P P P P
Office furniture - manufacturing P P P P P
Oilcloth, plastic fabric & vinyl products - manufacturing C C
Ophthalmic goods - manufacturing P P P P P
Optical goods, hearing aids, orthopedic appliances & other
similar devices - retail P P P P P P P P
Optical instruments & lenses - manufacturing P P P P P
Optometrists, chiropractors & other similar health services P P P P P P P P
Ornamental iron works - manufacturing P P P P P
Orphanages C C P P P P P
Orthopedic, prosthetic & surgical appliances & supplies -
manufacturing P P P P P
Outdoor advertising services P P P P P
P
Packing & crating services P P P P
Padding & upholstery filling - manufacturing P P P P
Paint, glass, & wallpaper - retail P P P P P P P
Painting & paper hanging services P P P P P
Paints, varnishes, lacquers, enamels, and allied products -
manufactured C C
Paper & paper products - wholesale P P P P P P
Paperbound containers & boxes - manufacturing P P P P
Paperboard - manufacturing P P P P
Paper coating & glazing - manufacturing P P P P
Paper, except building paper - manufacturing P P P P
Paper hanging & painting services P P P P P
Parasols, umbrellas & canes - manufacturing P P
P = Permitted Use C = Conditional Use 13 of 21
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GRAND ISLAND LAND USE MATRIX Addendum "A"
Chapter 36
Grand Island City Code
AG-1 AG-2 AG-SC AG-SE AG-SI SRC TA LLR R-1 R-2 R-3 R-4 RO RM RD B-1 B-2 AC B-3 CD TD ME M-1 M-2 M-3
Parks, public P P P P P P P P P P P P P P P P P P P P P P P P P
Partitions, shelving, lockers & office & store fixtures -
manufacturing P P P P P
Paunch manure - application, incorporation, stockpiling, disposal C C C C
Periodicals, publishing & printing P P P P P P P
Petroleum bulk stations & terminal - wholesale C C
Petroleum pipeline R/W P P P P P P P P P P P P P P P P P P P P P P P P P
Petroleum pressure control stations
Petroleum (crude) & gas field services P P
Petroleum (crude) & natural gas drilling C C C C C
Petroleum refining C C
Pets & pet grooming - retail P P P P P P P
Pharmaceutical preparations - manufacturing P P P
Photocopying & blue printing services P P P P P P P
Photoengraving P P P P P
Photofinishing services P P P P P P P
Photographic equipment & supplies - manufacturing P P P P P
Photographic studios & services P P P P P P P
Photographic supplies & cameras - retail P P P P P P P P
Physicians' services P P P P P P P P
Planetarium P P P P P P P
Planing mills, general - manufacturing P P P P P
Planning, architectural & engineering professional services P P P P P P P P P
Plastering, masonry, stone work & tile setting services P P P P P P
Plastic fabric, vinyl products & oilcloth - manufacturing P P P P
Plastic materials & synthetic resins, synthetic rubber, synthetic &
other manmad materials - manufacturing C C
Plastic products - manufacturing P P
Playfields & athletic fields C C C C C P P P P P P P P P P P P P P P P C P P P
Playgrounds P P P P P P P P P P P P P P P P P
Play lot or tot lot P P P P P P P P P P P P P P P P P
Pleating, decorative & novelty stitching & tucking for the trade -
manufacturing P P P P P
Plumbing & heating equipment & supplies - retail P P P P P
Plumbing fixtures & heating apparatus (except electrical) -
manufacturing P P P P P
Plumbing, heating, & air conditioning contracting services P P P P
Plywood & veneer - manufacturing P P P P
Porcelain electrical supplies - manufacturing P P P P P
Pottery - manufacturing P P P P P
Poultry & eggs - retail P P P
Poultry & poultry products - wholesale P P P
P = Permitted Use C = Conditional Use 14 of 21
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GRAND ISLAND LAND USE MATRIX Addendum "A"
Chapter 36
Grand Island City Code
AG-1 AG-2 AG-SC AG-SE AG-SI SRC TA LLR R-1 R-2 R-3 R-4 RO RM RD B-1 B-2 AC B-3 CD TD ME M-1 M-2 M-3
Poultry & small game dressing & packing P C P
Poultry hatchery services P P P
Prefabricating wooden buildings & structural members -
manufacturing P P P P
Preserving & canning of fruits, vegetables & seafood's -
manufacturing P P P P
Pressed & molded pulp goods - manufacturing P P P P
Pressing, alteration & garment repair services P P P P P P P
Primary smelting & refining of nonferrous metals -
manufacturing C C
Printing ink - manufacturing P P P
Printing, commercial P P P P P P P P
Printing & publishing of books P P P P P
Printing & publishing of newspapers P P P P P P P
Printing & publishing of periodicals P P P P P P P
Private Prisons C C
Private clubs C C P P P P P P P
Processing waste & recovering fibers & flock - manufacturing C C
Professional equipment & supplies - wholesale P P P P P P P P
Professional membership organizations P P P P P P P P P
Professional offices not elsewhere listed P P P P P P P P P
Pulp - manufacturing P P P P
Q
Quarrying, gravel, sand & dirt C C C C C C C C C C C C C C C C C
Quarrying, stone C C C C C C C C C C C C C C C C C C C C C C C C
R
Race tracks & courses - animals P P
Race tracks & courses - vehicle C C C C
Radioactive materials processing & storage - manufacturing C C
Radioactive waste materials disposal C
Radio broadcasting studios P P P P P P P P P
Radios, television, phonographs, recorders & tape players -
manufacturing P P P P P
Radios, televisions, phonographs, recorders, & tape players
repair services P P P P P P P
Radios, televisions, phonographs, recorders & tape players -
retail P P P P P P
Radio transmitting stations & towers C C C C C C C C C C C C C C C C C C C C C C C C C
Railroad equipment & maintenance yard P P
Railroad - equipment - manufacturing P P
Railroad freight terminals P P P P
P = Permitted Use C = Conditional Use 15 of 21
Grand Island Regular Meeting - 6/2/2021 Page 57 / 63
GRAND ISLAND LAND USE MATRIX Addendum "A"
Chapter 36
Grand Island City Code
AG-1 AG-2 AG-SC AG-SE AG-SI SRC TA LLR R-1 R-2 R-3 R-4 RO RM RD B-1 B-2 AC B-3 CD TD ME M-1 M-2 M-3
Railroad passenger terminals P P P
Railroad right-of-way P P P P P P P P P P P P P P P P P P P P P P P P P
Railroad switching yards P P P
Raincoats & other waterproof outer garments - manufacturing P P P P P
Real estate agents, brokers & management services P P P P P P P P
Reclaiming rubber C C
Recreational vehicles & equipment - manufacturing P P P P P
Recreational vehicles & equipment - retail P P P P
Recreation centers P P P P P P P P P
Rectories P P P P P P P P P P P
Recycling center C C C
Refining & smelting (primary) of nonferrous metals C C
Refining of petroleum C
Refrigerated warehousing (except food lockers)P P P P P P P
Refuse incineration C C
Religious camps & retreats C C C C C
Research, development & testing services P P P P P
Resorts (general)C C C C P P P C
Rest, nursing, & convalescent home services C C P C P P P P C
Restaurants P P P P P P P P
Restaurants, drive-in P P P P P P P P
Retirement homes C C P C P P P P C
Reupholstery & furniture repair services P P P P P P P
Rice milling P P
Riding stables & acadamies C C C C C C C
Roadside stands offering agricultural products for sale on the
premises P P P P P P P P
Roller skating rinks - indoor P P P P P P P
Rolling, drawing, & extrusion of nonferrous metals -
manufacturing P P P P
Rolling of ferrous metals, blast furnaces & steel works C C C C
Roofing & sheet metal contracting services P P P P P
Rooming & boarding houses C P C P P P P P
Rubber footwear - manufacturing P P P P
Rug & carpet cleaning & repair services P P P P P P P
Rug & carpet - manufacturing P P P P
S
Salvage yard C C
Sand & gravel quarrying C C C C C C C C C C C
Sanitary landfill C C
Sanitary paper products - manufacturing P P
Sausages & other prepared meat products - manufacturing P P P
P = Permitted Use C = Conditional Use 16 of 21
Grand Island Regular Meeting - 6/2/2021 Page 58 / 63
GRAND ISLAND LAND USE MATRIX Addendum "A"
Chapter 36
Grand Island City Code
AG-1 AG-2 AG-SC AG-SE AG-SI SRC TA LLR R-1 R-2 R-3 R-4 RO RM RD B-1 B-2 AC B-3 CD TD ME M-1 M-2 M-3
Savings & loan associations P P P P P P P P P
Sawmills, general - manufacturing C P P
Schools, art P P P P P P
Schools, barber P P P P P P
Schools, beauty P P P P P P
Schools, business P P P P P P
Schools, colleges P P P P P P
Schools, computer P P P P P P
Schools, correspondence P P P P P P
Schools, dancing P P P P P P
Schools, day care P P C P P P P C C C P
Schools, driving P P P P P P
Schools, junior college P P P P P P
Schools, music P P P P P P
Schools, nursery P P C P P P P P
Schools, pre-primary C C C C C C C P P P P P P P P P
Schools, primary P P P P P P P P P P P P P P P P P
Schools, professional P P P P P P P
Schools, secondary P P P P P P P P P P P P P P P
Schools, stenographic P P P P P P
Schools, technical P P P P P P
Schools, trade P P P P P P
Schools, universities P P P P P P
Schools, vocational P P P P P P
Scientific & educational research services P P P P P P P P
Scrap & waste materials, nonmetallic - wholesale C C
Screw machine products & bolts, nuts, screws, rivets, & washers -
manufacturing P P P P P
Secondary smelting & refining of nonferrous metals -
manufacturing C C
Second hand merchandise - retail P P P P P P P
Seed treating P P P
Seed and feed sales P P P P P
Sewage sludge drying beds C P
Sewage treatment facilities C C P
Shades & venetian blinds - manufacturing P P P P P
Sheet metal & roofing contracting services P P P P
Shelving, partitions, lockers, & office & store fixture -
manufacturing P P P P P
Shoe repair, shoe shining, & hat cleaning services P P P P P P P P
Shoes - manufacturing P P P P P
Shoes - retail P P P P P P
Shoes - wholesale P P P P P P P P
Shortening, table oils, margarine, & other edible fats & oils -
manufacturing P P P P
P = Permitted Use C = Conditional Use 17 of 21
Grand Island Regular Meeting - 6/2/2021 Page 59 / 63
GRAND ISLAND LAND USE MATRIX Addendum "A"
Chapter 36
Grand Island City Code
AG-1 AG-2 AG-SC AG-SE AG-SI SRC TA LLR R-1 R-2 R-3 R-4 RO RM RD B-1 B-2 AC B-3 CD TD ME M-1 M-2 M-3
Signs & advertising displays - manufacturing P P P P
Silverware & plated ware - manufacturing P P P P
Skeet & trap shooting ranges C C P C C
Sludge, municipal waste - application, incorporation, stockpiling,
disposal C C C C C C C C
Smelting & refining (primary) of nonferrous metals C C
Smelting & refining (secondary) of nonferrous metals C C
Soaps & detergents (except specialty cleaners) - manufacturing P P P
Social, civic & fraternal associations C P C P P P P P P P P P
Social correctional, treatment & counseling services P P C P P P P P P P
Solid waste transfer stations C C C C C
Sorority & fraternity houses P P C P P P P
Souvenirs, gifts, novelties - retail P P P P P P P P
Soybean oil milling P P P P
Sporting, toys, amusement & athletic goods - manufacturing P P P P P
Sporting goods - retail P P P P P P
Stadiums C C C P
Stationery - retail P P P P P P P
Steel pipe & tubes - manufacturing P P P P
Steel wire drawing, steel nails & spikes - manufacturing P P P P
Steel works, blast furnaces & the rolling of ferrous metals C C
Stenographic, duplicating, & mailing services P P P P P P
Stock yards C C C C C C C
Stone products & cut stone - manufacturing P P P P
Stone - quarrying C C C C C C C C C
Stone work, masonry, title setting, & plastering services P P P P P P
Storage - mini P P P P P P P
Storage & warehousing of nonhazardous products P P P P P P P P
Storage & warehousing of hazardous products C C C C
Storage & warehousing of household goods P P P P P P P P
Store & office fixtures, lockers, partitions & shelving -
manufacturing P P P P P
Sugar refining - manufacturing C C
Surgical & medical instruments & apparatus - manufacturing P P P P P
Swimming clubs P P P P P
Synagogues, churches, & temples C C C P P P P P P P P P P P P P P
Synthetic, resins, synthetic rubber, plastic materials, synthetic &
other manmade fibers (except glass) - manufacturing C C C
T
P = Permitted Use C = Conditional Use 18 of 21
Grand Island Regular Meeting - 6/2/2021 Page 60 / 63
GRAND ISLAND LAND USE MATRIX Addendum "A"
Chapter 36
Grand Island City Code
AG-1 AG-2 AG-SC AG-SE AG-SI SRC TA LLR R-1 R-2 R-3 R-4 RO RM RD B-1 B-2 AC B-3 CD TD ME M-1 M-2 M-3
Tailoring (custom)P P P P P P P
Taverns P P P P P P P P
Taxcicab dispatch P P P P P P
Taxicab garaging & maintenance P P P P
Telegraph communications P P P P P P P P P
Telephone business office P P P P P P P P P
Telephone exchange stations P P P P P
Telephone maintenance yard P P P P
Telephone relay towers (microwave)C C C C C C C C C C C C C C C C C C C C C C C C C
Television broadcasting studios P P P P P P
Television, radios, phonographs, recorders & tape players -
manufacturing P P P P P
Television, radios, phonographs, recorders & tape players repair
services P P P P P P P
Television, radios, phonographs, recorders, & tape players - retail P P P P P P P
Television transmitting stations & relay towers C C C C C C C C C C C C C C C C C C C C C C C C C
Temples, churches, & synagogues C C C P P P P P P P P P P P P P P
Tennis clubs P P P P
Textile bags - manufacturing P P P P
Testing, research, & development services P P P P P
Theaters, legitimate P P P P P P P P
Theaters, motion picture, indoor P P P P P P P P
Theaters, motion picture, outdoor C P P P
Threads & yarns - manufacturing P P P P
Tile setting, masonry, plastering & stone work services P P P P P P
Tire cord & fabric - manufacturing P P P P
Tire & inner tubes - manufacturing C C C C
Tires & inner tubes - wholesale P P P P P P P P
Title abstracting services P P P P P P P P
Tobacco & tobacco products - wholesale P P P P P P
Tobacco & snuff - manufacturing P P P P
Tobacco leaf - wholesale P P P
Tobacco stemming & redrying C C
Tot lot or play lot P P P P P P P P P P P P P P P P P
Tourist courts, hotels, & motels P P P P P C C P
Toys, amusement, sporting & athletic goods - manufacturing P P P P P
Transportation equipment and supplies (except motor vehicles)P
Trap & skeet shooting ranges C C P C C
Travel arranging services P P P P P P P P P
Truck & automobile rental services P P P P P P P
Truck wash services P P P P P P
Turbines & engines - manufacturing P P P P P
P = Permitted Use C = Conditional Use 19 of 21
Grand Island Regular Meeting - 6/2/2021 Page 61 / 63
GRAND ISLAND LAND USE MATRIX Addendum "A"
Chapter 36
Grand Island City Code
AG-1 AG-2 AG-SC AG-SE AG-SI SRC TA LLR R-1 R-2 R-3 R-4 RO RM RD B-1 B-2 AC B-3 CD TD ME M-1 M-2 M-3
U
Utility substations, pumping station, water reservoir & telephone
exchange P P P P P P P P P P P P P P P P P P P P P P P P P
Upholstery, draperies, & curtains - retail P P P P P P
Upholstery filling & padding - manufacturing P P P P P
V
Variety & discount stores - retail P P P P P P P
Vegetable oil milling (except cottonseed & soybean)P P P P
Veneer & plywood - manufacturing P P P P
Vending machine operations - retail P P P P P P P
Venetian blinds & shades - manufacturing P P P P P
Veterinarian services C C C C C P P P P P P P P
Vinyl products, plastic fabric & oilcloth - manufacturing P P P P
Vitreous china plumbing fixtures, china, earthward fillings &
bathroom accessories - manufacturing P P P P P
Vitreous china, table & kitchen articles - manufacturing P P P P P
W
Wallpaper - manufacturing P P P P P
Wallpaper, paint & glass - retail P P P P P P P
Warehousing & storage of hazardous products C C C C
Warehousing & storage of nonhazardous products P P P P P
Warehousing & storage of household goods P P P P P P P P
Watch, clock, & jewelry repair services P P P P P P P
Watches, clocks, clock work operated devices & parts -
manufacturing P P P P P
Water well drilling services P P P P P P
Welding & blacksmith services P P P P
Welfare & charitable services P P P P P P P P
Wet corn milling P P P P
Wind energy installation C C C C
Wine, beer, & alcoholic beverages - wholesale P P P P P P P
Wine, brandy, & brandy spirits - manufacturing P P P P
Wire products (fabricated) - manufacturing P P P P
Wooden containers - manufacturing P P P P
Wool preserving - manufacturing
Wool & mohair - wholesale P P P P P P P
Worm farms P P P P P P P
Y
Yarn & threads - manufacturing P P P P
Z
P = Permitted Use C = Conditional Use 20 of 21
Grand Island Regular Meeting - 6/2/2021 Page 62 / 63
GRAND ISLAND LAND USE MATRIX Addendum "A"
Chapter 36
Grand Island City Code
AG-1 AG-2 AG-SC AG-SE AG-SI SRC TA LLR R-1 R-2 R-3 R-4 RO RM RD B-1 B-2 AC B-3 CD TD ME M-1 M-2 M-3
Zoos P P P
ADDITIONAL LAND USE CATEGORIES
P = Permitted Use C = Conditional Use 21 of 21
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