01-05-2022 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, January 5, 2022
Regular Meeting Packet
Commission Members:
Judd Allan Hall County
Tony Randone Grand Island
Derek Apfel Grand Island
Hector Rubio Grand Island
Leonard Rainforth Hall County
Carla Maurer Doniphan
Dean Kjar Wood River
Robin Hendricksen Grand Island
Jaye Monter Cairo Vice Chairperson
Pat O’Neill Hall County Chairperson
Greg Robb Hall County
Leslie Ruge Alda Secretary
Regional Planning Director: Chad Nabity
Planning Technician:
Rashad Moxey
Administrative Assistant:
Norma Hernandez
6:00 PM
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Call to Order
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for City Council consideration should complete the Request for
Future Agenda Items form located at the Information Booth. If the issue can be handled administratively
without Council action, notification will be provided. If the item is scheduled for a meeting or study
session, notification of the date will be given.
B - RESERVE TIME TO SPEAK ON AGENDA ITEMS
This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve
time to speak. Please come forward, state your name and address, and the Agenda topic on which you will
be speaking.
DIRECTOR COMMUNICATION
This is an opportunity for the Director to comment on current events, activities, and issues of interest to
the commission.
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Hall County Regional Planning
Commission
Wednesday, January 5, 2022
Regular Meeting
Item A1
Agenda - Jan. 5, 2022
Staff Contact:
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AGENDA AND NOTICE OF MEETING
Wednesday, January 5, 2022
6:00 p.m.
City Hall Council Chambers — Grand Island
1. Call to Order - This is a public meeting subject to the open meetings laws of the State of
Nebraska. The requirements for an open meeting are posted on the wall in this room
and anyone who would like to find out what those are is welcome to read through them.
The Planning Commission may vote to go into Closed Session on any Agenda Item as
allowed by State Law.
The Commission will discuss and may take action on any item listed on this agenda.
The order of items on the agenda may be reorganized by the Chair to facilitate the flow
of the meeting to better accommodate the public.
2. Minutes of the December 1, 2021.
3. Request Time to Speak.
4. Public Hearing – Proposed CRA Area #36- Grand Island Proposed CRA Area #36 on
either side of Independence Avenue south of Nebraska Highway 2 Resolution 2022-05 (C-11-
22GI)
5. Public Hearing – Redevelopment Plan-Grand Island. Public Hearing Concerning a
redevelopment plan for CRA Area No. 1 to allow for redevelopment of property located at 118
N. Locust Street (Bartenbach Building) Grand Island, Hall County, Nebraska. The request
calls for redevelopment of this property for commercial and residential uses. Resolution 2022-
06 (C-10-2022GI)
6. Public Hearing Rezoning - Grand Island Public Hearing to consider a change of zoning
for property located north of State Street and west of Wheeler Avenue From B2 General
Business, R3- Medium Density Residential and R-2 Low Density Residential for property
located to R3-SL Medium Density Small Lot Residential. (C-14-22GI)
7. Public Hearing Rezoning - Grand Island Public Hearing to consider a change of zoning
for property located east of Cherry Street and north of Bismark Road From RD Residential
Development Zone to R3- Medium Density Residential. (C-15-22GI)
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8. Public Hearing Proposed Changes to Zoning Ordinance – Grand Island Public
Hearing to consider changes to 36-26 Permitted Obstructions in Required Yards, 36-76
Commercial Development Zone, 36-77 TD Travel Development Zone, 36-78 RD
Residential Development Zone and 36-96 Off Street Parking (C-09-22GI)
Consent Agenda:
9. Preliminary and Final Plat-Grand Island Nikodym Third Subdivision
10. Final Plat-Grand Island WWTP Subdivision
11. Final Plat-Grand Island (ETJ) C & C Smith Subdivision
12. Directors Report
Comprehensive Plan Update
Hazard Mitigation Plan Update
13. Next Meeting February 2, 2022.
14. 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.
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Staff Summary December 2021 Page 1
Staff Recommendation Summary
For Regional Planning Commission Meeting
January 5, 2022
4. Public Hearing – Proposed Substandard and Blight Area 36
Concerning a study to determine if the proposed CRA Area #36 qualifies
as substandard and blighted and to forward a recommendation on the
study to the Grand Island City Council. Proposed CRA Area #36 is
approximately 55.4 acres of property in northwest Grand Island on either
side of Independence Avenue south of Nebraska Highway 2. A resolution
has been prepared. (C-11-22GI). See Full Recommendation (Hearing,
Discussion Action)
5. Public Hearing – Redevelopment Plan-Grand Island. Public Hearing
Concerning a redevelopment plan for CRA Area No. 1 to allow for
redevelopment of property located at 118 N. Locust Street (Bartenbach
Building) Grand Island, Hall County, Nebraska. The request calls for
redevelopment of this property for commercial and residential uses.
Resolution 2022-06 (C-10-2022GI) See Full Recommendation (Hearing,
Discussion, Action)
6. Public Hearing Rezoning - Grand Island Public Hearing to consider a
change of zoning for property located north of State Street and west of
Wheeler Avenue From B2 General Business, R3- Medium Density
Residential and R-2 Low Density Residential for property located to R3-
SL Medium Density Small Lot Residential. (C-14-22GI) See Full
Recommendation (Hearing, Discussion, Action)
7. Public Hearing Rezoning - Grand Island Public Hearing to consider a
change of zoning for property located east of Cherry Street and north of
Bismark Road From RD Residential Development Zone to R3- Medium
Density Residential. (C-15-22GI) See Full Recommendation (Hearing,
Discussion, Action)
8. Public Hearing Proposed Changes to Zoning Ordinance – Grand
Island Public Hearing to consider changes to 36-26 Permitted
Obstructions in Required Yards, 36-76 Commercial Development Zone,
36-77 TD Travel Development Zone, 36-78 RD Residential Development
Zone and 36-96 Off Street Parking (C-09-22GI) See Full
Recommendation (Hearing, Discussion, Action)
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Staff Summary December 2021 Page 2
Consent Agenda
9. Preliminary and Final Plat –Nikodym Third Subdivision- Grand
Island- Located east of Cherry Street and north of Bismark Avenue in
Grand Island, Nebraska. Proposed zoning R3 Medium Density Residential
(47 lot, 13.35 acres).
10. Final Plat –WWTP Subdivision- Grand Island- Located east of Sturh
Road south Seedling Mile and north of Cedarview Road Hall County,
Nebraska. (1 lot, 2.56 acres). This property is zoned M2 Heavy
Manufacturing and TA Transitional Agriculture and owned by the City of
Grand Island Waste Water Treatment Plant.
11. Final Plat –C & C Smith Subdivision- Grand Island ETJ- Located north
of the Guenther Road west of U.S. Highway 281. The property is zoned
TA Transitional Agriculture. The original parcel was created in 1971 and
should have been subdivided but was not. This corrects that error and
brings the property into compliance. (1 lot, 2.75 acres).
12. Director’s Report
Hazard Mitigation Plan Update City and county staff have been working
with the Central Platte NRD and JEO Consulting on the update of the
Hazard Mitigation Plan.
Comprehensive Plan Update – Grand Island and Hall County
Next Meeting February 2, 2022.
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Hall County Regional Planning
Commission
Wednesday, January 5, 2022
Regular Meeting
Item E1
December 1, 2021 - Minutes
Staff Contact:
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THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
December 1, 2021
The meeting of the Regional Planning Commission was held Wednesday, December 1, 2021 at
City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the “Grand Island
Independent” on November 20, 2021.
Present: Leslie Ruge Nick Olson Tyler Doane
Pat O’Neill Leonard Rainforth Robin Hendricksen
Jaye Monter Darrell Nelson Judd Allan
Greg Robb Tony Randone
Absent: Hector Rubio
Other:
Staff: Chad Nabity and Rashad Moxey
Press: Brandon Summers
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. She 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.
Grand Island Regular Meeting - 1/5/2022 Page 9 / 123
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 November 3, 2021 meeting.
A motion was made by Nelson and second by Rainforth to approve the minutes
of the November 3, 2021 meeting.
The motion carried with eleven members voting in favor (O’Neill, Allan, Ruge, Nelson,
Rainforth, Olson, Robb, Monter, Hendricksen, Randone and Doane) and no members
voting no.
3.Request Time to Speak.
Keith Marvin, Marvin Planning Consultants - Item #6
Dan Petsch, GIPS, 1734 Ingalls, Grand Island, NE – Item #6
4.Presentation of 2021 Community Beautification Award.
2021 Community Beautification Award was awarded to O’Connor Early Learning
Center.
5.Public Hearing – Redevelopment Plan – Grand Island – Public Hearing Concerning
a redevelopment plan for CRA Area No. 6 to allow for redevelopment of property
located north of State Street and west of Wheeler Avenue in Grand Island, Hall County,
Nebraska. The request calls for redevelopment of this property for residential uses.
Resolution 2022-03 (C-09-2022GI)
Nabity stated the redevelopment plan is amended and adds additional property to the
plan. Mesner Development of Central City has acquired an option on the lot east of
Super Saver and the property north of Blessed Sacrament that extends to Wheeler
Avenue. They are proposing to redevelop this property with between 64 and 72 duplex
style town house units. The project is consistent with the comprehensive plan and
Regional Planning Commission recommends approval.
A motion was made by Hendricksen and second by Ruge to approval of
Redevelopment Plan CRA No. 6 and Resolution 2022-03.
The motion carried with eleven members voting in favor (O’Neill, Allan, Ruge, Nelson,
Rainforth, Olson, Robb, Monter, Hendricksen, Randone and Doane) and no members
voting no.
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6.Public Hearing – Proposed CRA Area #35 – Grand Island – Proposed CRA Area
#35 located north of Capital Avenue and east of Engleman Road (Old Engleman
School). Resolution 2022-04 (C-10-2022GI)
Nabity stated the property is the old Engleman School site and is approximately 3.4
acres of property. The School District is looking into tearing the vacant building down
and sell the property to a redeveloper and is bring forth the blight study to help with the
development process while there are existing structures on the property. Nabity noted
that the school district submitted the blight study with hopes of TIF being used to help
develop the property for possible housing which may lead to potentially have students
part take in the building process of these homes.
Keith Marvin spoked and explained that the study can be considered a micro blight area
and that there is more than one structures on the property based on the assessors data
and that it meets the age requirements, the property is deteriorating as well as meets the
statutory requirements to be declared blighted and substandard.
Dan Petsch representing the schools was there for any questions. Petsch explained the
school district is not against TIF and is supportive of TIF if being used for infill
developments compared to blighting a corn field and developing 500 homes that will
not be on the tax roll but may produce students and affect the school district resources
for supporting those students.
A motion was made by Rainforth and second by Randone to approval of
Proposed CRA Area #35 and Resolution 2022-04.
The motion carried with eleven members voting in favor (O’Neill, Allan, Ruge, Nelson,
Rainforth, Olson, Robb, Monter, Hendricksen, Randone and Doane) and no members
voting no.
7.Public Hearing – Proposed Area #36 – Grand Island – Proposed CRA Area #36 on
either side of Independence Avenue south of Nebraska Highway 2 Resolution 2021-05
(C-11-2022GI) Postponed until January 5th Meeting
8. Public Hearing Proposed Changes to the Wood River Zoning Ordinance – Wood
River – Public Hearing to consider changes to the BGC and GC Commercial Zoning
Districts in Wood River to permit residential uses. (C-12-2022WR)
Nabity stated the request came from the Wood River City Council. The proposal is to
remove to conditions on residential uses within the BG General Business zoning district
and to allow for residential uses in the BGC Central General Business District and BG
General Business District as permitted use. A resident is looking into moving a house
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into BG zone and will not be able to do that. There are a number of houses already in
that district. The Regional Planning Commission recommends approval.
A motion was made by Robb and second by Ruge to approve the changes to the
Wood River Zoning Ordinance.
The motion carried with eleven members voting in favor (O’Neill, Allan, Ruge, Nelson,
Rainforth, Olson, Robb, Monter, Hendricksen, Randone and Doane) and no members
voting no.
9.Request for Conservation Easement – Hall County – Concerning a Conservation
Easement for the Wetlands Reserve Program comprising a part of the South Half (S1/2)
of Section Thirty-Six (36), A Township Ten (10) North, Range Nine (09) West of the
6th P.M. (Discussion Action) (C-13-2022HC)
Nabity stated this is a permanent conservation easement for the Wetlands Reserve
Program. The USDA and Natural resource Conservation Services and owner of the
property submitted to the county this easement and it was forwarded to the RPC for
commenting. Nabity explained that the RPC can comment or not comment on the
request, and that the County will make the decision on granting the easement or not.
Nabity noted that the County can only deny the east for three reasons:
1.If it is not consistent with the Comprehensive Plan
2.If the easement conflicts with an existing conservation easement
3.If the easement interferes with a government entity looking to use the property for a
specific project, example wanting to use eminent domain to construct a street and
the property owner brings forth a conservation easement application.
A motion was made by Ruge and second by Rainforth to recommend approval
of the Conservation Easement for the Wetlands Reserve Program to the county
board.
The motion carried with eleven members voting in favor (O’Neill, Allan, Ruge,
Nelson, Rainforth, Olson, Robb, Monter, Hendricksen, Randone and Doane)
and no members voting no.
10.Director’s Report
O’Neill adjourned the meeting at 6:34 p.m.
Next meeting Wednesday, January 5, 2022
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___________________________________________
Leslie Ruge, Secretary
By Norma Hernandez
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Hall County Regional Planning
Commission
Wednesday, January 5, 2022
Regular Meeting
Item F1
Public Hearing - Proposed CRA Area #36 - Grand Island -
Proposed CRA Area #36 on either side of Independence Avenue
south of Nebraska Highway 2 Resolution 2022-05 (C-11-22GI)
Staff Contact:
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1
Agenda Item # 4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
December 30, 2021
SUBJECT:CRA Blight Study (Proposed CRA Area 36) C-11-22GI
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 36. This
area as defined by the study will be referred to as Community Redevelopment Authority (CRA)
Area 36. The study as prepared and submitted indicates that this property could be considered
substandard and blighted. This only includes property that is located within the municipal limits
of Grand Island. The study as presented shows that this property meets the criteria to be declared
blighted and substandard of its own accord. The Planning Commission recommendation must be
forwarded to the Grand Island City Council within 30 days of making the recommendation.
OVERVIEW
This study is approximately 55.4 acres of property located on either side of Independence
Avenue south of Nebraska Highway 2 in northwest Grand Island (Study Area).
The Statutory authority and direction to the Planning Commission is referenced below to explain
the Planning Commission purpose in reviewing the study:
18-2109.3 Redevelopment plan; preparation; requirements; planning
commission or board; public hearing; notice; governing body; public hearing;
notice.
18-2109. Redevelopment plan; preparation; requirements; planning commission
or board; public hearing; notice; governing body; public hearing; notice.
(1) An authority shall not prepare a redevelopment plan for a redevelopment
project area unless the governing body of the city in which such area is located
has, by resolution adopted after the public hearings required under this section,
declared such area to be a substandard and blighted area in need of
redevelopment.
(2) Prior to making such declaration, the governing body of the city shall
conduct or cause to be conducted a study or an analysis on whether the area is
substandard and blighted and shall submit the question of whether such area is
substandard and blighted to the planning commission or board of the city for its
review and recommendation. The planning commission or board shall hold a
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2
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 7 to 18 of the study.
FINDINGS FOR GRAND ISLAND
Study Area 36 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.
Deterioration of site or other improvements
o Curb and gutter are missing throughout 100% of the study area.
o Streets through the study area were of an average condition.
o Sidewalks are missing within 100.0% of the entire study area.
Insanitary and Unsafe Conditions
o Lack of curb and gutter could lead to ponding of water. Water ponding can
become a breeding ground for communicable diseases.
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.
27 (77.1%) buildings or improvements were determined to be 40 years of age or older.
The average age based upon a cumulative age calculation is 40.1 years.
These other criteria for Blight were present in the area:
Diversity of Ownership
These other criteria for Blight were not present in the area, these included:
Factors Which Are Impairing And/or Arresting Sound Growth
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.
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,
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5
and crime, (which cannot be remedied through construction of prisons), and is detrimental to
the public health, safety, morals, or welfare;”
Study Area #36 meets the defintion of Substandard as defined in the Revised Nebraska State
Statutes.
FINDINGS FOR BLIGHT AND SUBSTANDARD STUDY AREA #36
Blight Study Area #36 has several items contributing to the Blight and Substandard Conditions.
These conditions include:
Blighted Conditions
Deterioration of site or other improvements.
Average age of the residential or commercial units in the area is at least 40 years.
Insanitary and Unsafe Conditions.
Substandard Conditions
Average age of the structures in the area is at least 40 years.
Diversity of Ownership
RECOMMENDATION:
Blight and Substandard Designation
Unlike the process for approving a redevelopment plan statute does not specify what planning
commissions are to look for in making a recommendation on a study to declare an area blighted
and substandard. Planning Commission staff is recommending consideration of the following
questions as a starting point in the analysis of this Study and in making a recommendation on the
question of whether the property in question is blighted and substandard.
Recommend Questions for Planning Commission
Does this property meet the statutory requirements to be considered blighted and
substandard? (See the prior statutory references.)
Are the blighted and substandard factors distributed throughout the Redevelopment Area,
so basically good areas are not arbitrarily found to be substandard and blighted simply
because of proximity to areas which are substandard and blighted? Is development of
adjacent property necessary to eliminate blighted and substandard conditions in the area?
Is public intervention appropriate and/or necessary for the redevelopment of the area?
Will a blight declaration increase the likelihood of development/redevelopment in the
near future and is that in the best interest of the City?
What is the policy of the City toward increasing development and redevelopment in this
area of the City?
Findings of fact must be based on the study and testimony presented including all written
material and staff reports. The recommendation must be based on the declaration, not based
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6
on any proposed uses of the site. All of the testimony, a copy of the study and this memo
along with any other information presented at the hearing should be entered into the record of
the hearing.
If the Regional Planning Commission concludes that the area in question meets the definition
of blighted and substandard and supports such conclusion with findings of fact they should
move to recommend approval of the declaration as blighted and substandard based on the
facts presented and identified at this meeting.
If the Regional Planning Commission concludes that the area in question does not meet the
definition of blighted and substandard and supports such conclusions with findings of fact,
they should move to recommend denial of the declaration as blighted and substandard based
on the facts identified.
___________________ Chad Nabity AICP, Planning Director
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Area: 36
¯
PROPOSED BLIGHTED & SUBSTANDARD AREALOCATION MAP
820 Feet
LegendCity of Grand Island Municipal BoundaryParcelsCRA Blighted & Substandard Areas
Grand Island Regular Meeting - 1/5/2022 Page 21 / 123
City of Grand Island, NE
Blight and Substandard Study
Area #36
November 2021
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Blight and Substandard Study – Area 36
City of Grand Island, NE – Area 36 • October 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 36 of the City of Grand Island. This study has been commissioned by the FAmos
Construction and O’Neill Wood Resources to analyze the possibility of declaring the area as
blighted and substandard within this specific study area.
The Hall County Regional Planning Commission and Grand Island City Council, 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,
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Blight and Substandard Study – Area 36
Page 2 City of Grand Island, NE – Area 36 • October 2021
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;”
“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 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,
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Blight and Substandard Study – Area 36
City of Grand Island, NE – Area 36 • October 2021 Page 3
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.
The study area can be seen in Figure 1 of this report. A Redevelopment Plan to be submitted in
the future will contain, in accordance with the law, definite local objectives regarding appropriate
land uses, improved traffic, public transportation, public utilities, and other public improvements,
and the proposed land uses and building requirements in the redevelopment area and shall
include:
The boundaries defining the blighted and substandard areas in question (including existing
uses and conditions of the property within the area), and;
A list of the conditions present, which qualify the area as blighted and substandard.
BLIGHT AND SUBSTANDARD ELIGIBILITY STUDY
This study targets the entire corporate limits of the community for evaluation. The area is indicated
in Figure 1 of this report. The existing uses are vacant, residential, and public.
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 (POB) is the intersection of the centerlines of Nevada Ave and the west right of
way line of Northwest Ave going northerly to the southwestern corner of a tract referred to as
Miscellaneous Tracts 2-11-10 PT NW ¼ XC 1.08 AC Hwy 23.26 AC; thence northerly along the
western property line of said lot continuing to the centerline of Nebraska Hwy 2 W; thence
southeasterly along the centerline of Nebraska Highway 2 to the extended property line of a tract
referred to as Northwest Gateway Sub Lt 6; thence southerly along the eastern property line of
said lot continuing to the southeastern corner of a tract referred to as Ross Heights Second Sub Lt
7; thence northwesterly along the southern property line of said lot to the intersection of the
centerlines of Colorado Ave and Nevada Ave; thence northerly along the centerline of Colorado
Ave continuing to the southern property line of a tract set aside for future extension of Colorado
Ave; thence westerly along the southern property line of said lot continuing to the southwestern
property line of said lot; thence northerly along the western property line of said lot continuing to
the northeastern corner of the southern half of a tract referred to as Hw Sub Lt 1; thence westerly
along the northern property line of the southern half of said lot continuing to the eastern property
line of the northern half of said lot; thence northerly along the eastern property line of the northern
half of said lot continuing to the northeastern corner of said lot; thence northwesterly along the
northern property line of said lot continuing to the centerline of Independence Ave; thence
southerly along the centerline of Independence Ave continuing to the POB, +/- 55.3 acres.
Study Area
Figure 1
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Blight and Substandard Study – Area 36
Page 4 City of Grand Island, NE – Area 36 • October 2021
Study Area Map
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Blight and Substandard Study – Area 36
City of Grand Island, NE – Area 36 • October 2021 Page 5
Figure 2
Existing Land Use Map
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Blight and Substandard Study – Area 36
Page 6 City of Grand Island, NE – Area 36 • October 2021
EXISTING LAND USE
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 35 – 2021
Source: Marvin Planning Consultants 2021
Existing Land Use Analysis within Study Area
As part of the planning process, a survey was conducted through both in-field observations, as
well as data collection online using the Hall County Assessors website. This survey noted the use of
the tract in the study area. These data from the survey are analyzed in the following paragraphs.
Figure 3 shows the uses present in the study area are residential, public, and vacant. The study
area is primarily vacant.
Public
15.62%
Vacant
55.03%
Residential
29.35%
Public Vacant Residential
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Blight and Substandard Study – Area 36
City of Grand Island, NE – Area 36 • October 2021 Page 7
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. These
conditions will be reviewed in detail, on the following pages, while some of the statutory conditions
are not present.
Deterioration of Site or Other Improvements
Sidewalk Condition
Sidewalks, regardless of the area and uses within a community, should provide a safe means of
movement for pedestrians. Sidewalks become increasingly more important along transportation
routes considered to be arterials and highways. A sidewalk allows for pedestrian movement while
keeping people off heavily traveled streets.
The sidewalk conditions analyzed in the Study Area were rated on five categories: Excellent,
Good, Average, Fair, and Poor or Missing.
Within the study area there is approximately 8,003 lineal feet or 1.5 miles of area where sidewalk
could or should be located. After reviewing the conditions in the field, the following is how the
sidewalk conditions breakdown within the study area:
0 (0.00%) lineal feet of Excellent sidewalk
0 (0.00%) lineal feet of Good sidewalk
0 (0.00%) lineal feet of Average sidewalk
0 (0.00%) lineal feet of Fair sidewalk
8,003 (100.0%) lineal feet of Poor or Missing sidewalk
There is no sidewalk present in the study area. Sidewalk is critical to the overall pedestrian
movement of an area long-term. Even sidewalk constructed, which at present there is none, will
eventually connect to several portions of the community. There is a portion of sidewalk that was
laid by property owners, though it does not connect throughout the neighborhood, and is not
ADA compliant. Because 100.0% of the area is missing sidewalk, sidewalks are considered a
direct contributing factor.
Photo 1 Photo 2
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Blight and Substandard Study – Area 36
Page 8 City of Grand Island, NE – Area 36 • October 2021
Photo 3 Photo 4
Photo 1 Photo 6
Photo 7 Photo 8
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Blight and Substandard Study – Area 36
City of Grand Island, NE – Area 36 • October 2021 Page 9
Figure 4
Sidewalk Condition
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Blight and Substandard Study – Area 36
Page 10 City of Grand Island, NE – Area 36 • October 2021
Figure 5
Curb and Gutter Condition
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Blight and Substandard Study – Area 36
City of Grand Island, NE – Area 36 • October 2021 Page 11
Figure 7
Street Condition
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Blight and Substandard Study – Area 36
Page 12 City of Grand Island, NE – Area 36 • October 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, and Poor or Missing.
Within the study area there is approximately 5,781 lineal feet of curb and gutter possible. After
reviewing the conditions in the field, the following is how the curb and gutter conditions break
down 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
5,781 (100.00%) lineal feet of Poor or Missing curb and gutter
Due to the study area completely missing curb and gutter, curb and gutter conditions would be
a direct contributing factor.
Photo 9 Photo 10
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Blight and Substandard Study – Area 36
City of Grand Island, NE – Area 36 • October 2021 Page 13
Streets
Streets within a community are essential to moving people and vehicles from place to place. Their
condition and construction have an impact on the appearance of a community, which leads
directly to how a community is perceived by the outside world.
Within the study area there is approximately 6,726 lineal feet or 1.27 miles of street possible. After
reviewing the conditions in the field, the following is how the street conditions breakdown within
the corporate limits:
0 (0.0%) lineal feet of Excellent street
0 (0.0%) lineal feet of Good street
6,726 (100.0%) lineal feet of Average street
0 (0.00%) lineal feet of Fair street
0 (0.00%) lineal feet of Poor street
All streets within the study area are paved. The streets in the study area appear to have been
paved in some sort of asphaltic material, concrete, or armor coating. The streets in the study area
were all rated as average.
Photo 11 Photo 12
Photo 13
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Blight and Substandard Study – Area 36
Page 14 City of Grand Island, NE – Area 36 • October 2021
Age of Structures
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 Hall County
Assessor’s website.
Table 1: Average Structural Age, By Method - 2021
Number Year Age Cumulative
1 1977 44 44
1 1991 30 74
1 1977 44 118
1 1978 43 161
1 1991 30 191
1 1992 29 220
1 1994 27 247
1 1981 40 287
1 1977 44 331
1 1978 43 374
1 2007 14 388
1 1977 44 432
1 1992 29 461
1 1977 44 505
1 1977 44 549
1 1980 41 590
1 1977 44 634
1 1977 44 678
1 1993 28 706
1 1998 23 729
1 1977 44 773
1 1977 44 817
1 1975 46 863
1 1975 46 909
1 1976 45 954
1 1975 46 1,000
1 1977 44 1,044
1 1976 45 1,089
1 1976 45 1,134
1 1975 46 1,180
1 1975 46 1,226
1 1975 46 1,272
1 1974 47 1,319
1 1977 44 1,363
1 1979 42 1,405
35 24,067
40.1
Source: Hall County Assessor’s and Marvin Planning Consultants 2021
Age of Structure
Within the study area there are 35 primary structures. After researching the structural age on the
Hall County Assessor’s website, 27 (77.1%) units were determined to be 40 years of age or older.
However, when examining the age based upon a cumulative approach, as seen in Table 1 the
average age of the primary structures is equal to 40.1 years; thus, meeting the requirements of the
statutes. The age of the structures would be a direct contributing factor.
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Blight and Substandard Study – Area 36
City of Grand Island, NE – Area 36 • October 2021 Page 15
Figure 8
Age of Structures
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Blight and Substandard Study – Area 36
Page 16 City of Grand Island, NE – Area 36 • October 2021
Blighting Summary
These conditions are contributing to the blighted conditions of the study area.
Deterioration of site or other improvements
o Curb and gutter are missing throughout 100% of the study area.
o Streets through the study area were of an average condition.
o Sidewalks are missing within 100.0% of the entire study area.
Insanitary and Unsafe Conditions
o Lack of curb and gutter could lead to ponding of water. Water ponding can
become a breeding ground for communicable diseases.
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.
27 (77.1%) buildings or improvements were determined to be 40 years of age or older.
The average age based upon a cumulative age calculation is 40.1 years.
These other criteria for Blight were present in the area:
Diversity of Ownership
These other criteria for Blight were not present in the area, these included:
Factors Which Are Impairing And/or Arresting Sound Growth
Dangerous conditions to life or property due to fire or other causes.
Faulty lot layout.
Improper subdivision or obsolete platting.
Stable or decreasing population based on the last two decennial censuses.
Tax or special assessment delinquency exceeding fair value of the land.
Defective or unusual condition of title.
Unemployment in the designated area is at least 120% of the state or national
average.
One-half of unimproved property is over 40 years old.
The per capita income of the area is lower than the average per capita income of the
city or village in which the area is designated.
These issues were either not present or were limited enough as to have little impact on the overall
condition of the study area.
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Blight and Substandard Study – Area 36
City of Grand Island, NE – Area 36 • October 2021 Page 17
Substandard Conditions
Average Age of Structures
Average 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 Hall County Assessor’s website.
Table 2: Average Structural Age, By Method - 2021
Number Year Age Cumulative
1 1977 44 44
1 1991 30 74
1 1977 44 118
1 1978 43 161
1 1991 30 191
1 1992 29 220
1 1994 27 247
1 1981 40 287
1 1977 44 331
1 1978 43 374
1 2007 14 388
1 1977 44 432
1 1992 29 461
1 1977 44 505
1 1977 44 549
1 1980 41 590
1 1977 44 634
1 1977 44 678
1 1993 28 706
1 1998 23 729
1 1977 44 773
1 1977 44 817
1 1975 46 863
1 1975 46 909
1 1976 45 954
1 1975 46 1,000
1 1977 44 1,044
1 1976 45 1,089
1 1976 45 1,134
1 1975 46 1,180
1 1975 46 1,226
1 1975 46 1,272
1 1974 47 1,319
1 1977 44 1,363
1 1979 42 1,405
35 24,067
40.1
Source: Hall County Assessor’s and Marvin Planning Consultants 2021
Age of Structures
Within the study area there are 35 primary structures. After researching the structural age on the
Hall County Assessor’s website, 27 (77.1%) units were determined to be 40 years of age or older.
However, when examining the age based upon a cumulative approach, as seen in Table 2 the
average age of the primary structures is equal to 40.1 years; thus, meeting the requirements of the
statutes. The age of the structures would be a direct contributing factor.
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Blight and Substandard Study – Area 36
Page 18 City of Grand Island, NE – Area 36 • October 2021
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;”
Study Area #36 meets the defintion of Substandard as defined in the Revised Nebraska State
Statutes.
FINDINGS FOR BLIGHT AND SUBSTANDARD STUDY AREA #36
Blight Study Area #36 has several items contributing to the Blight and Substandard Conditions.
These conditions include:
Blighted Conditions
Deterioration of site or other improvements.
Average age of the residential or commercial units in the area is at least 40 years.
Insanitary and Unsafe Conditions.
Substandard Conditions
Average age of the structures in the area is at least 40 years.
Diversity of Ownership
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Resolution Number 2022-05
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 November 10, 2021 meeting, referred the Blight and
Substandard Study for CRA Area 36, commissioned by Empire Development 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 December 1, 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: January 5, 2022
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 1/5/2022 Page 41 / 123
Hall County Regional Planning
Commission
Wednesday, January 5, 2022
Regular Meeting
Item F2
Public Hearing – Redevelopment Plan-Grand Island Public
Hearing Concerning a redevelopment plan for CRA Area No. 1 to
allow for redevelopment of property located at 118 N. Locust
Street (Bartenbach Building) Grand Island, Hall County,
Nebraska. The request calls for redevelopment of this propert
Staff Contact:
Grand Island Regular Meeting - 1/5/2022 Page 42 / 123
Agenda Item #5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
December 23, 2021
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 1 for
property located at 118 W. Second Street (Bartenbach Building) in Grand Island, in Hall
County, Nebraska to support this development. (C-10--22GI)
PROPOSAL:
Artisan’s Ally LLC is proposing to renovate 118 W. Second Street with commercial and
residential uses on the first floor and second floor apartments. The property is zoned B-3
Heavy Business the proposed uses are permitted in this zoning district..
OVERVIEW:
The purpose of the CRA and the designated blight and substandard area is to provide
incentives for development in underdeveloped areas of the community. This area has
already been declared blighted and substandard the Grand Island City Council.
This project is consistent with the existing zoning and the future land use plan for this
area within the City of Grand Island. This is evident by the fact that the property is zoned B-
3 Heavy Business. The B-3 zone allows uses such as residential as permitted principal use
with no maximum density and requires a minimum lot size of 6000 square feet. This
furthers the effort of the Downtown Improvement District and Grand Island City Council to
develop downtown residential units and update the commercial space in the downtown area.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Grand Island Comprehensive Plan calls for the
development of a mix of commercial and residential uses at this location. This proposed
facility will be able to connect to city utilities including sewer and water at this location.
The Planning Commission is required to comment on these applications to confirm that
expenditure of public funds through TIF is not supporting uses that would be inconsistent
with the comprehensive plan. The proposed use for a mixed use development at this
location appears to be supported by the plan.
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RECOMMENDATION:
That the Regional Planning Commission recommends find that the redevelopment plan is
consistent with the Comprehensive Plan (general plan for development) of the city of Grand
Island. A resolution is attached for your consideration.
___________________ Chad Nabity AICP, Planning Director
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Redevelopment Plan Amendment
Grand Island CRA Area 1
November 2021
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 1 with in the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific infrastructure related project in Area 1.
Executive Summary:
Project Description
THE REDEVELOPMENT OF THE BUILDING LOCATED AT 118 W 2nd STREET FOR
COMMERCIAL AND RESIDENTIAL USES, INCLUDING FIRE/LIFE SAFETY
IMPROVEMENTS AND BUILDING REHABILITATION AND REMODELING.
The use of Tax Increment Financing to aid in rehabilitation expenses associated with
redevelopment of the entire Bartenbach building located at 118 W. 2nd street. to create
5 new offices facing the private alley, along with resizing and building out the front
six units fronting on to Locust street on the lower level of the building to allow for a
mixed-use professional office space and retail space.The upper story will have 8- 1
bedroom/1 bath units, 1 2 bedrooms/1 bath unit and a two story loft with 3 bedrooms/2
baths.A rooftop terrace will be added for the second floor units to have a private
outdoor space. This project would not be feasible without the use of TIF.
Artisans' Alley LLC is the purchasing this building. They are purchasing the property for
$550,000. The purchase price is included as an eligible TIF activity. The developer is
responsible for and has provided evidence that they can secure adequate debt financing to
cover the costs associated with the remodeling and rehabilitation of this building. The
Grand Island Community Redevelopment Authority (CRA) intends to pledge the ad
valorem taxes generated over the 15 year period beginning January 1, 2023 towards the
allowable costs and associated financing for rehabilitation.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
The second floor and necessary first floor exits and entrances at 118 W. 2nd Street in
Grand Island Nebraska. The actual legal will be provided with the master deed for the
condominium.
Legal Descriptions: The West 1/3 of Lot Six (6) and all of Lot Five (5) in Block Sixty-
Six (66) in the Original Town, now City of Grand Island, Hall County, Nebraska.
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Existing Land Use and Subject Property
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The tax increment will be captured for the tax years the payments for which become
delinquent in years 2023 through 2037 inclusive.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from rehabilitation of this
portion of the building for commercial and residential uses as permitted in the B3
Heavy Business Zoning District.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution
providing for the issuance of the TIF Note, the Authority hereby provides that any ad
valorem tax on the Redevelopment Project Area for the benefit of any public body be
divided for a period of fifteen years after the effective date of this provision as set forth in
the Redevelopment Contract, consistent with this Redevelopment Plan. Said taxes shall
be divided as follows:
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of; the interest on,
and any premiums due in connection with the bonds, loans, notes, or advances on money
to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise, such
Authority for financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, notes, advances of money, or indebtedness including interest
and premium due have been paid, the Authority shall so notify the County Assessor and
County Treasurer and all ad valorem taxes upon real property in such redevelopment
project shall be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Redevelopment Plan Amendment Complies with the Act:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on December 19, 2000.[§18-2109] Such
Grand Island Regular Meeting - 1/5/2022 Page 47 / 123
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to rehabilitate the building for permitted uses on this property as defined by
the current and effective zoning regulations. The Hall County Regional Planning
Commission held a public hearing at their meeting on December 1, 2021 and passed
Resolution 2022- confirming that this project is consistent with the Comprehensive
Plan for the City of Grand Island. The Grand Island Public School District has submitted
a formal request to the Grand Island CRA to notify the District any time a TIF project
involving a housing subdivision and/or apartment complex is proposed within the
District. The school district was notified of this plan amendment at the time it was
submitted to the CRA for initial consideration.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
The Redevelopment Plan for Area 1 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. The developer has acquired the property
and will be including acquisition as an eligible activity. There is no proposed acquisition
by the authority.
b. Demolition and Removal of Structures:
The project to be implemented with this plan does not provide for the demolition and
removal any structures on this property. Demotion of internal structures to accommodate
the redevelopment is anticipated and permitted.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. All of the area
around the site in private ownership is planned for Downtown Commercial development;
this includes housing and commercial uses within the same structure. This property is in
private ownership. [§18-2103(b) and §18-2111] The attached map also is an accurate site
plan of the area after redevelopment. [§18-2111(5)]
Grand Island Regular Meeting - 1/5/2022 Page 48 / 123
City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 1/5/2022 Page 49 / 123
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned B3-Heavy Business zone. No zoning changes are anticipated with this
project. No changes are anticipated in street layouts or grades. No changes are
anticipated in building codes or ordinances. Nor are any other planning changes
contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is rehabilitating the existing building. The developer is not proposing to
increase the size of the building and current building meets the applicable regulations
regarding site coverage and intensity of use. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. .
Electric utilities are sufficient for the proposed use of this building.
No other utilities would be impacted by the development.
The developer will be responsible for replacing any sidewalks damaged during
construction of the project.
No other utilities would be impacted by the development. [§18-2103(b) and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This property is vacant and
has not been used for any residential purposes. [§18-2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106] No members of the
authority or staff of the CRA have any interest in this property.
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
The developer purchased the property for $550,000. The estimated costs of rehabilitation
of this property is $1,033,000. Other construction and soft cost is $265,000 Legal,
Developer and Audit Fees of $5,600 for reimbursement to the City and the CRA for costs
to prepare the contract and monitor the project over the course of the development are
included in the eligible expenses. The total of eligible expenses for this project exceeds
$1,873,400.
No property will be transferred to redevelopers by the Authority. The developer will
provide and secure all necessary financing.
Grand Island Regular Meeting - 1/5/2022 Page 50 / 123
b. Statement of proposed method of financing the redevelopment project.
The developer will provide all necessary financing for the project. The Authority will
assist the project by granting the sum of $522,064 from the proceeds of the TIF. This
indebtedness will be repaid from the Tax Increment Revenues generated from the project.
TIF revenues shall be made available to repay the original debt and associated interest
after January 1, 2023 through December 2038.
c. Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this plan.
7. Section 18-2113 of the Act requires:
Prior to recommending a redevelopment plan to the governing body for approval, an
authority shall consider whether the proposed land uses and building requirements in the
redevelopment project area are designed with the general purpose of accomplishing, in
conformance with the general plan, a coordinated, adjusted, and harmonious development
of the city and its environs which will, in accordance with present and future needs,
promote health, safety, morals, order, convenience, prosperity, and the general welfare, as
well as efficiency and economy in the process of development, including, among other
things, adequate provision for traffic, vehicular parking, the promotion of safety from
fire, panic, and other dangers, adequate provision for light and air, the promotion of the
healthful and convenient distribution of population, the provision of adequate
transportation, water, sewerage, and other public utilities, schools, parks, recreational and
community facilities, and other public requirements, the promotion of sound design and
arrangement, the wise and efficient expenditure of public funds, and the prevention of the
recurrence of insanitary or unsafe dwelling accommodations or conditions of blight.
The Authority has considered these elements in proposing this Plan Amendment. This
amendment, in and of itself will promote consistency with the Comprehensive Plan. This
will have the intended result of preventing recurring elements of unsafe buildings and
blighting conditions. This will accomplish the goal of both the Railside Business
Improvement District and the Grand Island City Council of increasing the number of
residential units available in the Downtown area and refurbish street level commercial
space that has been underutilized for several years as well as encouraging new roof top
development that will add to the ambiance of Railside.
Grand Island Regular Meeting - 1/5/2022 Page 51 / 123
8. Time Frame for Development
Development of this project is anticipated to be completed by June 2022. Excess
valuation should be available for this project for 15 years beginning with the 2023 tax
year.
9. Justification of Project
This is an historic building in downtown Grand Island that will be preserved with this
project. The addition of new residential units is consistent with goals to build new
residential units in downtown Grand Island and with the goals of the 2020 Grand Island
housing study and Grow Grand Island. The primary use of the street level space
for commercial development is consistent with the long term development plans for
Downtown. The addition of rooftop space will further enhance the Railside experience.
10. Cost Benefit Analysis Section 18-2113 of the Act, further requires the Authority
conduct a cost benefit analysis of the plan amendment in the event that Tax Increment
Financing will be used. This analysis must address specific statutory issues.
As authorized in the Nebraska Community Development Law, §18-2147, Neb. Rev. Stat.
(2012), the City of Grand Island has analyzed the costs and benefits of the proposed
Redevelopment Project, including:
Project Sources and Uses. Approximately $522,064 in public funds from tax increment
financing provided by the Grand Island Community Redevelopment Authority will be
required to complete the project. This property has requested a Façade grant. This
investment by the Authority will leverage $1,867,800 in private sector financing; a
private investment of $3.57 for every TIF or grant dollar invested.
Use of Funds Source of Funds.
Description TIF Funds Other Grants Private Funds Total
Site Acquisition 522,064$27,936$$550,000
Legal and Plan* $5,600 $5,600
Renovation $ 98,0001,1 $98,0001,1
Other* $100,00
0
$100,000
Contingency $19,800 $19,800
TOTALS $522,064 $1,351,336 $1,873,400
Grand Island Regular Meeting - 1/5/2022 Page 52 / 123
*Other includes soft costs for private legal services, consulting on the TIF and
construction, environmental review accounting, interest, financing fees, appraisal, title
and hazard insurance and marketing.
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2022,
valuation of approximately $340,367. Based on the 2020 levy this would result in a real
property tax of approximately $7,408. It is anticipated that the assessed value will increase
by $1,599,094 upon full completion, as a result of the site redevelopment. This
development will result in an estimated tax increase of over $34,804 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for a period of 15 years, or such shorter time as may be
required to amortize the TIF bond, but would be used for eligible private redevelopment
costs to enable this project to be realized.
Estimated 2021 assessed value: $340,367
Estimated value after completion $1,939,461
Increment value $1,599,094
Annual TIF generated (estimated)$34,804
TIF bond issue $522,064
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $340,367
The proposed redevelopment will create additional valuation of $1,599,094. No tax
shifts are anticipated from the project. The project creates additional valuation that will
support taxing entities long after the project is paid off.
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
No additional public service needs have been identified. Existing water and waste
water facilities will not be impacted by this development. The electric utility has
sufficient capacity to support the development. It is not anticipated that this will impact
schools in any significant way. Fire and police protection are available and should not be
negatively impacted by this development. The addition of life safety elements to this
building including fire sprinklers and a second exit actually reduce the chances of
negative impacts to the fire department.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This will provide additional housing and commercial space options in the downtown
area consistent with the planned development in Downtown Grand Island.
Grand Island Regular Meeting - 1/5/2022 Page 53 / 123
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This project will not have a negative impact on other employers in any manner
different from any other expanding business within the Grand Island area. This will
provide housing options for employees of Downtown businesses that wish to live
Downtown and will refurbish Downtown commercial space.
(e) Impacts on student populations of school districts within the City or Village:
This development will have a minimal impact on the Grand Island School
system as it will likely not result in any increased attendance. The majority of
the units to be developed with this project is a one bedroom unit and unlikely to be
a family unit, especially for families with school age children.
The average number of persons per household in Grand Island for 2015 to 2019
according the American Community Survey is 2.61. According to the 2010 census 19.2%
of the population of Grand Island was between the ages of 5 and 18. 2020 census number
for this population cohort are not yet available but 27.6% of the 2021 population is less
than 18 years of age this is the same percentage as the under 18 age cohort in 2010. If the
averages hold it would be expected that there would be a maximum of five school age
children generated by this development though that is mitigated by the fact that that
majority of these are small 1 bedroom units. According to the National Center for
Educational Statistics the 2019-20 enrollment for GIPS was 10,070 students and the cost
per student in 2017-18 was $12,351 of that $4,653 is generated locally. The Grand Island
Public School System was notified on November 4, 2021 that the CRA would be
considering this application at their November 10, 2021 meeting.
(f) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This project is consistent the goals of the Council, the Downtown BID, the CRA, and
Grow Grand Island to create additional housing units in downtown Grand Island.
Time Frame for Development
Development of this project is anticipated to be completed June 2022. The base tax year
should be calculated on the value of the property as of January 1, 2022. Excess valuation
should be available for this project for 15 years beginning in 2023 with taxes due in
2024. Excess valuation will be used to pay the TIF Indebtedness issued by the CRA per
the contract between the CRA and the developer for a period not to exceed 15 years or
an amount not to exceed $522,064 the projected amount of increment based upon the
anticipated value of the project and current tax rate. Based on the estimates of the
expenses of the rehabilitation the developer will spend at least $1,867,800.00 on TIF
eligible activities in excess of other grants given.
1 https://nces.ed.gov/ccd/districtsearch/district_detail.asp?ID2=3100016
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Resolution Number 2022-06
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF AN AMENDMENT TO A
REDEVELOPMENT PLAN IN THE CITY OF GRAND ISLAND, NEBRASKA;
AND APPROVAL OF RELATED ACTIONS
WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City
of Grand Island, Nebraska (the “Authority”), referred the amendment of the Redevelopment Plan for
CRA Area 1 requested by Artisan’s Alley LLC to the Hall County Regional Planning Commission,
(the “Commission”) for review and recommendation as to its conformity with the general plan for
the development of the City of Grand Island, Hall County, Nebraska, pursuant to Section 18-2112
of the Community Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as
amended (the “Act”); and
WHEREAS, the Commission held a public hearing on the proposed plan on January 5, 2022, and
WHEREAS, the chair or president of Hall County Board, Grand Island School Board, Central
Platte Natural Resources District, Educational Service Unit #10 and Central Community College were
notified by certified mail of said hearing, and
WHEREAS, the Commission advertised the time, date and location public hearing in the Grand
Island Independent on Friday December 17th and Friday December 24th, and
WHEREAS, there are no Neighborhood Associations registered with the City of Grand Island, and
WHEREAS, the Commission has reviewed said Redevelopment Plan as to its conformity with
the general plan for the development of the City of Grand Island, Hall County;
NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL
PLANNING COMMISSION AS FOLLOWS:
Section 1. The Commission hereby recommends approval of the Redevelopment Plan finding that
it is in conformance with the comprehensive development plan (general plan for development) for the
City of Grand Island.
Section 2. All prior resolutions of the Commission in conflict with the terms and provisions of this
resolution are hereby expressly repealed to the extent of such conflicts.
Section 3. This resolution shall be in full force and effect from and after its passage as provided by
law.
DATED: January 5, 2022
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 1/5/2022 Page 65 / 123
Hall County Regional Planning
Commission
Wednesday, January 5, 2022
Regular Meeting
Item F3
Public Hearing Rezoning - Grand Island Public Hearing to
consider a change of zoning for property located north of State
Street and west of Wheeler Avenue From B2 General Business, R3-
Medium Density Residential and R-2 Low Density Residential for
property located to R3-SL Medium Density Small
Staff Contact:
Grand Island Regular Meeting - 1/5/2022 Page 66 / 123
14TH ST WHUSTON AVE NBROADWELL AVE NC
E
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T N
18TH S TW
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M S
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W
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V
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15TH ST W
COLLEGE ST
18TH ST W
WAUGHST W
STATE ST W 19TH ST W
16TH ST W WALNUT ST N18TH ST W 17THST W
C
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K S
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C
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T N WA
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17TH ST W
16TH ST W
PROSPECT ST 21ST S T W
20TH ST W
Proposed Zoning Change
Ë
Scale: NONEFor Illustration Purposes
Proposed Zoning Change Site: R2 & R3 to R3-SL
Casey's
Super Saver
Blessed SacramentChurch
Legend
R2: Low Density Residential Zone
R3 Medium Density Residential Zone
RO: Residential Office Zone
B2: General Business Zone
RD: Residential Development Zone
Parcel
Proposed Location
Proposed Zoning Change Site: B2 to R3-SL
Grand Island Regular Meeting - 1/5/2022 Page 67 / 123
Agenda Item 6
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
September 24, 2021
SUBJECT:Zoning Change (C-14-22GI)
PROPOSAL: The Regional Planning Department staff is recommending a change of zoning be
considered for property located north of State Street and west of Wheeler Avenue including 620
W. State Street (located east of 5 Point Super Saver and north of Blessed Sacrament Church.
An application has been made to rezone these properties to R3-SL Medium Density Small Lot
Residential zone. The current zoning on the properties is B2 General Business, R2 Low
Density Residential and R3 Medium Density Residential. The developers, Mesner
Development, has submitted plans to build between 64 and 72 townhome style units on the
property. The properties are owned by the Catholic Diocese and Ken Ray LLC and under
contract for sale to Mesner Development subject to approval of TIF financing and rezoning and
subdivision.
OVERVIEW:
Site Analysis
Current zoning designation: R2- Low Density Residential
R3- Medium Density Residential
B2- General Business
Permitted and conditional uses: R2- Residential uses at a density of 7 dwelling units per
acre with 35% coverage, recreational uses, religious uses
and limited non-profit and institutional uses along with
agricultural uses.
R3- Residential uses at a density of 14 dwelling units per
acre with 50% coverage, recreational uses, religious uses
non-profit and institutional uses along with agricultural
uses.
B2- Commercial and office uses, institutional, non-profit
and religious uses, along with residential uses at a density
of 42 dwelling units per acre with up to 100% coverage
less required landscaping,.
Comprehensive Plan Designation: General Commercial (east of Super Saver to the church)
Low to Medium Density Residential (north of the church)
Existing land uses. Vacant Property
Proposed Zoning Designation R3-SL Medium Density Small Lot Residential Zone
Intent of zoning district: R3-SL:The intent of this zoning district is to provide for
residential uses at a maximum density of fourteen to fifteen
Grand Island Regular Meeting - 1/5/2022 Page 68 / 123
dwelling units per acre with supporting community facilities.
This zoning district is sometimes used as a transitional
zone between lower density residential zones and higher
density residential, office, business, or manufacturing
zones. Specifically this zoned is intended to provide market
flexibility regarding lot size and housing configuration.
Permitted and conditional uses: R3-SL:Residential
uses at a density of 14 to 15 units per acre on smaller lots
than other wise allowed dwelling units (Row houses if
planned for with the plat may exceed the 15 units per acer)
with 50% coverage, recreational uses, religious uses non-
profit and institutional uses along with agricultural uses.
Adjacent Properties Analysis
Current zoning designations: North: RD- Residential Development Zone
B2- General Business
East:R2- Low Density Residential Zone,
South:R2- Low Density Residential Zone,
R3- Medium Density Residential Zone
West: B2- General Business
Intent of zoning district: RD-The intent of this zoning district is to permit a more
flexible regulation of land use, and so as to more fully
implement comprehensive planning for large parcels of
land proposed predominantly for residential use
R2: The intent of this zoning district is to provide for
residential neighborhoods at a maximum density of seven
dwelling units per acre with supporting community facilities.
R3: The intent of this zoning district is to provide for
residential uses at a maximum density of fourteen to fifteen
dwelling units per acre with supporting community facilities.
This zoning district is sometimes used as a transitional
zone between lower density residential zones and higher
density residential, office, business, or manufacturing
zones.
B2:The intent of this zoning district is to provide for the
service, retail and wholesale needs of the general
community. This zoning district will contain uses that have
users and traffic from all areas of the community and trade
areas, and therefore will have close proximity to the major
traffic corridors of the City. Residential uses are permitted
at the density of the (R-4) High Density Residential Zoning
District.
Grand Island Regular Meeting - 1/5/2022 Page 69 / 123
Permitted and conditional uses: RD- Any uses found in the regular residential zoning
districts at densities of up to 43 units per acre except those
uses that are specifically excluded (rail right of way, truck
bush farming, boarding and lodging houses, non-profit
community buildings and social welfare establishments
providing living accommodations). Up to 30% of the area of
the RD zone may be covered with buildings as approved
with the development plan.
R2- Residential uses at a density of 7 dwelling units per
acre with 35% coverage, recreational uses, religious uses
and limited non-profit and institutional uses along with
agricultural uses.
R3- Residential uses at a density of 14 dwelling units per
acre with 50% coverage, recreational uses, religious uses
non-profit and institutional uses along with agricultural
uses.
B2- Commercial and office uses, institutional, non-profit
and religious uses, along with residential uses at a density
of 42 dwelling units per acre with up to 100% coverage
less required landscaping.
Existing land uses: North: Residential (Holiday Garden Apartments)
South: Blessed Sacrament Church and parking lot and
residential single family homes
East: Residential single family homes
West: Commercial Super Saver and Five Points Bank
EVALUATION:
Positive Implications:
Consistent with the City’s Comprehensive Land Use Plan: The subject property is
designated for General Commercial near the Super Saver at the west side of the property
and low to medium density residential north of Blessed Sacrament. All standard commercial
districts in Grand Island allow residential uses by right.
Consistent with the existing development in the neighborhood: The proposed changes allow
for a transition between the commercial on the west and the apartments to the north.
property is near a high volume corridor; the proposal will act as traffic barrier for residential
neighborhoods.
Walkable Communities: The proposal will create residential uses in a mixed-use
neighborhood across from a city park, next to a grocery store with a deli and pharmacy and
next to a church. There are other churches, shopping and personal services within a 10
minute walk from this site.
Consistent with existing uses: This change is consistent with the existing uses in the area.
Grand Island Regular Meeting - 1/5/2022 Page 70 / 123
Negative Implications:
None foreseen.
Other Considerations
This proposal is consistent with the 2004 comprehensive plan. The proposed property has been
designated possible commercial and residential uses as shown below on the Future Land Use
Map for the City of Grand Island.
RECOMMENDATION:
That the Regional Planning Commission recommends that the Grand Island City Council
change the zoning on this site to R3-Medium Density Small Lot Residential.
___________________ Chad Nabity
Grand Island Regular Meeting - 1/5/2022 Page 71 / 123
Figure 1 Future Land Use Map from the Grand Island Comprehensive Plan
Grand Island Regular Meeting - 1/5/2022 Page 72 / 123
Pay to the
Order of
___ Mesn~r Qevelopment Co
1415 16th St.
PO Box 335
Central City, NE 68826
308-946-3826
City Clerk Of Grand Island
CORNERSTONE BANK
Central City, NE 68826
76-34/1049
5799
Date ___ 11_1_15_1_2_02_1 __
$ **900.00 ------
NINE-HUNDRED AND 001100 *** * * * * ** ** * * * * ****** * * * * ** * * ** * *** ******* * ** * * * * * * * * * *** _________________________________________ _:___Dollars
City Clerk Of Grand Island
\I
M e mo Blessed Sacrament
Mesner Development Co 5799
City Clerk Of Grand Island 11/15/2021
900.00
Corporation Account * Blessed Sacrament 900.00
Grand Island Regular Meeting - 1/5/2022 Page 73 / 123
APPLICATION FOR REZONING OR ZONING ORDINANCE CHANGE
Regional Planning Commission
Check Appropriate Location:
0 City of Grand Island and 2 mile zoning jurisdiction
RPC Filing Fee
(see reverse side)
plus Municipal Fee* $50.00 D Aida, Cairo, Doniphan, Wood River and 1 mile zoning jurisdiction
0Hall County *applicable only in Aida, Doniphan, Wood River
A. Applicant/Registered Owner Information (please print):
Applicant Name Mesner Development Co. Phone (h) 308-946-3826 (w) 308-946-3826
Applicant Address 141516th Street, PO Box 335, Central City, NE 68826
Registered Property Owner (if different from applicant) Blessed Sacrament Church, a Nebraska Non-Profit Corporation
Address 518 W. State Street, Grand Island, NE Phone (h) 308-382-6565 (w) 308-382-6565
B. Description of Land Subject of a Requested Zoning Change:
Property Address South of Capital Avenue, east of N. Broadwell Avenue and north of W. State Street
Legal Description: (provide copy of deed description of property)
Lot ~ Block Subdivision Name Nattrass Subdivision (Lots 1 & 2) and Home Subdivision (Lot 9)
All/Part Y.. of Section TWP RGE W6PM
C. Requested Zoning Change:
1. Property Rezoning (yesill) (noD)
(provide a properly scaled map of property to be rezoned)
From R3, R2 to R3-SL
2. Amendment to Specific Section/Text of Zoning Ordinance (yeso) (nO[]}
(describe nature of requested change to text of Zoning Ordinance)
, and/or
The applicant is requesting a zoning change from R3 and R2 to R3-SL (Medium Density S1
D. Reasons in Support of Requested Rezoning or Zoning Ordinance Change:
This property has been undeveloped for many years. The Applicant is requesting a zoning
NOTE: This application shall not be deemed complete unless the following is provided:
1. Evidence that proper filing fee has been submitted.
2. A properly scaled map of the property to be rezoned (if applicable), and copy of deed description.
3. The names, addresses and locations of all property owners immediately adjacent to, or within, 300 feet of the perimeter
of the property to be rezoned (if the property is bounded by a street, the 300 feet shall begin across the street from the
property to be rezoned).
4. Acknowledgement that the undersigned is/are the owner(s), or person authorized by the owner(s) of record title of any
property which is requested to be rezoned:
"II be held for this request*
Date t{ ~~~{2:1
Note: Please submit a copy of this application, all attachments plus any ap licable municipal filing fee to the appropriate Municipal Clerk's
Office. RPC filing fee must be submitted separately to the Hall County Treasurer's Office (unless application is in Grand Island or its 2 mile
zoning jurisdiction, then the RPC filing fee must be submitted to the G.l. City Clerk's Office).
Application Deemed Complete by RPC: mo._day.__yr. __ lnitial __ RPC form revised 10/23/19
Grand Island Regular Meeting - 1/5/2022 Page 74 / 123
REGIONAL PLANNING COMMISSION FEES AND CHARGES
Effective October 1 , 2020
Service or Product
Zoning Map Amendment (General)
Zoning Ordinance Text Amendment
CD or RD Comprehensive Rezoning (Grand Island 2 mile)
P.U.D. Rezoning
Payment of Fees and Charges:
Fee
$900.00
$900.00
$900.00
$850.00 + $1 0.00/lot
Zoning, Subdivision and Comprehensive plan amendment fees associated with land located
within Grand Island or its 2 mile jurisdiction, are payable to the City Clerk of Grand Island.
Zoning, Subdivision and Comprehensive plan amendment fees associated with lands located
within all other areas of Hall County are payable to the Hall County Treasurer's Office.
*Additional fees are charged for zoning within the City of Wood River, and the Villages of Aida
and Doniphan of $50.00 each, payable to the appropriate Clerk's office.
Grand Island Regular Meeting - 1/5/2022 Page 75 / 123
Grand Island Regular Meeting - 1/5/2022 Page 76 / 123
300' Rezoning Search Lts 1 and 2, Nattrass Sub., and Lt 9, Home Sub.
Owner Owners Address Legal Address Document #'s
Ken-Ray, LLC 2S02 N. Webb Rd., Ste A Gl, NE 68803 Lts 1 & 2, Skag·way Fourth Sub. #201808060
Five Points Bank P.O. Box 1507 Gl, NE 68802 Pt Lt 5 & 6, Home Sub. Bk 163, Pg 6SS/87-102720
Jamson Enterprises Inc 2004 W. Anna St. Gl, NE 68803 Pt lt 5, Home Sub. Bk 1S2, Pg S17
U.S. Veterans Hospital 2201 N. Broadwell Ave. Gl, NE 68803 Lt 4, Victar·y Village Sub. Bk V, Pg 132
Holiday Apartments 21, LLC 410 17th St.1 Ste 1705 Denver, CO 80202 Lt 3 Holiday Garden Sub., & Holiday Garden 2nd Sub, #202102424/#20210242S
Blessed Sacrement Catholic Church 518 W. State St. Gl, NE 68801 Lts 12, 13, & 14, Home Sub. Bk 9S,Pg S9/Bk 9S,Pg 60/Bk 103,Pg 112/8k 106,Pg 46S
BC United, LLC 406 W. 3rd St. Gl, NE 68801 Lts 1 & 2, Holiday Garden Sub. 11202103810
Steven E. Berg 304 W. 17th St. Gl, NE 68801 Pt lt 10, Home Sub. #200404096
Erika D. Wolfe 308 W. 17th St. Gl, NE 68801 Pt Lt 10, Home Sub. #201108631
Janet L. Sorenson 312 W. 17th St. Gl, NE 68801 Pt lt 10, Home Sub. #91-108611
Mitchell T. Cure & Megan M. Dobbe 320 W. 17th St. Gl, NE 68801 Pt lt 10, Home Sub. #201301384
Jeffry J. & Mary E. Czaplewski 410 W. State St. Gl, NE 68801 Pt lt 11, Home Sub. #87-102819
Delmer R. & Caroline l. Eggers 416 W. State St. Gl, NE 68801 Pt lt 11, Home Sub. #200502962
Lori Rene Fried 1720 N. Wheeler Ave. Gl, NE 68801 Pt lt 10, Home Sub. 11200S04863/#200907304
Karen E. Wells, Trustee 307 W. 18th St. Gl, NE 68801 Pt lt 10, Home Sub. #98·111390/#201703236
Amber D. & Patrick Shafer 311 W. 18th St. Gl, NE 68801 Pt lts 10 & 11, Home Sub. #202001727
Mitchell T. & Susan E. Nickerson 315 W. 18th St. Gl, NE 68801 Pt lts 10 & 11, Home Sub. #201605072
North Star Properties North Walnut, LLC 5253 Fannin St., #2707 Houston, TX 77004 Pt lt 11, Home Sub. 11202101942
Thomas & Angela J. Ziller 210 N. Walnut St. 1110 Gl, NE 68801 Pt lt 11, Home Sub. #200102312
Phillip & Margaret Pinkerlng 312 W. 18th St. Gl, NE 68801 Pt lt 11, Home Sub. #202002516
Anh Huynh Nguyen P.O. Box 94 Gl, NE 68802 Pt lts 10 & 11, Home Sub. 1120160S 107/11201608342
Mateo M. Pablo & Marla Aguilar Perez 208 W. 17th St. Gl, NE 68801 Lt 20, 81k 1, Morris Add. 11201109681
Larry G. & Karen K. Miller 212 W 17th St. Gl, NE 68801 Lt 19, 81k 1, Morris Add. #95-104862
Christopher W. & Dawn M. Henrichs 216 W. 17th St. Gl, NE 68801 Lt 18, Blk 1, Morris Add. #201406011
Bob & Etta A. Wallne 220 W.17th St. Gl, NE 68801 Lt 17, 81k 1, Morris Add. #94-104274
Robert L. Wallne, Jr. 1717 N. Wheeler Ave. Gl, NE 68801 Lt 16, 8lk 1, Morris Add. 11200S02637
Coles. & Makayla L. Higgs 217 W.18th St. Gl, NE 68801 lt 15, Blk 1, Morris Add. #202002850
Marjun,LLC 4801 W. Chapman Rd. Gl, NE 68803 Lt 14, Blk 1, Morris Add. #202101188
Bradley G. & Sabrina M. Dickey 4010 Northview Dr. Gl, NE 68803 Pt Lt 12 & 13, 8lk 1, Morris Add. #201707884
Tomas P. & Angela K. Jacobo 125 W. 18th St. Gl, NE 68801 Pt Lt 12 & 11, 81k 1, Morris Add. #201500975
Catherine L. Corbet, Trustee 2118 Heather lane Lincoln, NE 68512 Pt lt 22 & 21, Blk 2, Morris Add. 11201903311
Donald C. & Mary P. McBride 208 W. 18th St. Gl, NE 68801 Pt Lt 19 & 20, 81k 2, Morris Add. #200005484
Edith M. Chapman 216 W. 18th St. Gl, NE 68801 Pt Lt 19 & 18, 81k 2, Morris Add. Cert #90-106104/WD #104-212
Richard M. & Darlyne E. Westphal 220 W. 18th St. Gl, NE 68801 Lt 17, 81k 2, Morris Add. 11201903450
Tanya J. Rodriguez 1821 N. Wheeler Ave. Gl, NE 68801 lt 16, Blk 2, Morris Add. 11201602975
Dayami Rojo-Macias 217 W.19th St. Gl, NE 68801 Lt 15, 8lk 2, Morris Add. #202000246
leo E. & Judy A. Ulmer 213 W. 19th St. Gl, NE 68801 Lt 14, Blk 2, Morris Add. #96-101778
Ignacio Salinas Castillo & Jessica Salinas 209 W.19th St. Gl, NE 68801 lt 13, Blk 2, Morris Add. 11201902419
Grand Island Properties, LLC 715 W. Anna St. Gl, NE 68801 lt 12, Blk 2, Morris Add. #201403S33
Sandra M. Sandoval 125 W. 19th St. Gl, NE 68801 Lt 11, Blk 2, Morris Add. #200801021
Thomas L. Vieth & Jinllng Zhang 124 W. 19th St. Gl, NE 68801 Lt 22, Blk 5, Morris 3rd Add. #201406649
Rlnda Kay Ueckert 204 W. 19th St. Gl, NE 68801 Lt 21, Blk s, Morris 3rd Add. #89-104899
Dennis Christensen 208 W. 19th St. Gl, NE 68801 Lt 20, Blk 5, Morris 3rd Add. 11200508304
Kyle E. & Susan j. Hughes 214 W. 19th St. Gl, NE 68801 Pt Lts 18 & 19, 8lk 5, Morris 3rd Add. #99-107930
Barbara A. Franco 220 W. 19th St. Gl, NE 68801 Pt Lts 18 & 17, 8lk 5, Morris 3rd Add. 11200708936
William Murphy 1921 N. Wheeler Ave. Gl, NE 68801 Lt 16, 81k 5, Morris 4th Add. #201805772
Eric L. & Gall A. Hampton 217 W. 20th St. Gl, NE 68801 Lt 1S, 81k 5, Morris 4th Add. #201700299
Michael D. & Joan E. Browning 213 W. 20th St. Gl, NE 68801 Lt 14, 8lk S, Morris 4th Add. #98-106628
Eloisa Chavez Garcia 209 W. 20th St. Gl, NE 68801 Lt 13, Bik 5, Morris 4th Add. 11201407381 thru #201407383
Bradley M. & Misty D. Bremer 205 W. 20th St. Gl, NE 68801 Lt 12, 8lk 5, Morris 4th Add. #200312993
Malro Calvillo Farfan & Imelda Farfan 125 W. 20th St. Gl, NE 68801 Lt 11, Blk 5, Morris 4th Add. 11200308950
Yordanls Martinez Muriel & Grablela Estrada 204 W. 20th St. Gl, NE 68801 Pt lt 21 & 22, Blk 1, Knlckrehm Add. 11202002753
Corbin c. Utley 206 W. 20th St. Gl, NE 68801 Pt lt 21 & 20, Blk 1, Knlckrehm Add. #201702660
Peggy Jo. Hinze 212 W. 20th St. Gl, NE 68801 Pt Lt 18 & 19, 81k 1, Knlckrehm Add. 1198-110142/11201306399
Ronney C. & Virginia Townsend 2003 N. Wheeler Ave. Gl, NE 68801 Pt Lt 18 & 17, 8lk 1, Knlckrehm Add. #81-003662
Donald D. Ewoldt 2021 N. Wheeler Ave. Gl, NE 68801 Lt 16, 81k 1, Knickrehm 2nd Add. #202009396/8k 126, Pg S99
Dlslaine c. lopez 217 W. 21st St. Gl, NE 68801 Lt 17, Blk 1, Knlckrehm 2nd Add. II20190S875
Jerald E. & Georgia l. Overstreet 213 w. 21st st. Gl, NE 68801 Lt 18, 81k 1, Knlckrehm 2nd Add, #201503990
Hector A. Corado-Tobac 209 w. 21st St. Gl, NE 68801 Lt 19, Blk 1, Knlckrehm 2nd Add. #200910000/#200214S62
Powheln LLC 1828 N. Webb Rd., Suite 1 Gl, NE 68803 Lt 20, 8lk 1, Knlckrehm 2nd Add. #201702964
Randy & Janelle Holmes 121 W. 21st St. Gl, NE 68801 Lt 21, 8lk 1, Knlckrehm 2nd Add. #89-105227
Marjorie L. Balderston 204 W. 21st St. Gl, NE 68801 Lt 11, 8lk 2, Knlckrehm 2nd Add. 11201607296
Ani a Carrillo Mayo & Arsenio Prats Bauza 208 W. 21st St. Gi, NE 68801 Lt 12, 81k 2, Knlckrehm 2nd Add. #202002064
Duane D. & Beverly A. larson 212 W. 21st St. Gl, NE 68801 Lt 13, Blk 2, Knlckrehm 2nd Add. #201907424
Slim a V. Mendoza 216 W. 21st St. Gl, NE 68801 Lt 14, 8lk 2, Knlckrehm 2nd Add, #2004067S3
Roberto Perez Reynoso & Candelaria Tercero Perez 2107 N. Wheeler Ave. Gl, NE 68801 Lt 1S, 81k 2, Knlckrehm 2nd Add. #202104299
Grand Island Regular Meeting - 1/5/2022 Page 77 / 123
EXHIBIT A
LEGAL DESCRIPTION
LOTS ONE (1) AND TWO (2) NATTRASS SUBDIVISION GRAND ISLAND, HALL
COUNTY, NEBRASKA AND
LOT NINE (9), IN HOME SUBDIVISION, IN THE CITY OF GRAND ISLAND, HALL
COUNTY, NEBRASKA.
Grand Island Regular Meeting - 1/5/2022 Page 78 / 123
Pay to the
Order of
;M~sryir ~Development Co
---1415 16th St.
PO Box 335
Central City, NE 68826
308-946-3826
City Clerk Of Grand Island
CORNERSTONE BANK
Central City, NE 68826
76-34/1049
5798
Date ___ 11_1_15_/_2_02_1 __
$ **900.00 ------
NINE-HUNDRED AND 00/100********************************************************* Dollars
----------~--------------------------------
City Clerk Of Grand Island
Mesner Development Co 5798
City Clerk Of Grand Island 11/15/2021
900.00
Corporation Account* KenRay 900.00
Grand Island Regular Meeting - 1/5/2022 Page 79 / 123
APPLICATION FOR REZONING OR ZONING ORDINANCE CHANGE
Regional Planning Commission
Check Appropriate Location:
0 City of Grand Island and 2 mile zoning jurisdiction
RPC Filing Fee
(see reverse side)
plus Municipal Fee* $50.00 0 Aida, Cairo, Doniphan, Wood River and 1 mile zoning jurisdiction 0 Hall County *applicable only in Aida, Doniphan, Wood River
A. Applicant/Registered Owner Information (please print):
Applicant Name Mesner Development Co. Phone (h) 308-946-3826 (w) 308-946-3826
Applicant Address 1415 16th Street, PO Box 335, Central City, NE 68826
Registered Property Owner (if different from applicant)_K_e_n_-_R_a_y:.._,_L_L_C _________________ _
Address 2502 N Webb Road,Grand Island, NE Phone (h) 308-381-2497 (w) 308-381-2497
B. Description of Land Subject of a Requested Zoning Change:
Property Address South of Capital Avenue, east of N. Broadwell Avenue and north of W. State Street
Legal Description: (provide copy of deed description of property)
Lot _2 __ Block Subdivision Name _S_ka_:gc_-w_a..:...y_Fo_u_rt_h_S_ub_d_ivi_si_on ____________ , and/or
All/Part %of Section TWP RGE W6PM
C. Requested Zoning Change:
1. Property Rezoning (yesill) (noD)
(provide a properly scaled map of property to be rezoned)
From B2 to R3-SL ----------------
2. Amendment to Specific Section!Text of Zoning Ordinance (yeso) (nOO)
(describe nature of requested change to text of Zoning Ordinance)
The applicant is requesting a zoning change from B2 to R3-SL (Medium Density Small Lot
D. Reasons in Support of Requested Rezoning or Zoning Ordinance Change:
This property has been undeveloped for many years. The Applicant is requesting a zoning
NOTE: This application shall not be deemed complete unless the following is provided:
1. Evidence that proper filing fee has been submitted.
2. A properly scaled map of the property to be rezoned (if applicable). and copy of deed description.
3. The names, addresses and locations of all property owners immediately adjacent to, or within, 300 feet of the perimeter
of the property to be rezoned (if the property is bounded by a street, the 300 feet shall begin across the street from the
property to be rezoned).
4. Acknowledgement that the undersigned is/are the owner(s), or person authorized by the owner(s) of record title of any
property which is requested to be rezoned:
will be held for this request*
Signature of Owner or Authorized Person Date lf/151 :J f
Note: Please submit a copy of this application, all attachments plus an pplicable municipal filing fee to the appropriate Municipal Clerk's
Office. RPC filing fee must be submitted separately to the Hall County Treasurer's Office (unless application is in Grand Island or its 2 mile
zoning jurisdiction. then the RPC filing fee must be submitted to the G.l. City Clerk's Office).
Application Deemed Complete by RPC: mo._day._yr. __ lnitial __ RPC form revised 10123/19
Grand Island Regular Meeting - 1/5/2022 Page 80 / 123
REGIONAL PLANNING COMMISSION FEES AND CHARGES
Effective October 1 , 2020
Service or Product
Zoning Map Amendment (General)
Zoning Ordinance Text Amendment
CD or RD Comprehensive Rezoning (Grand Island 2 mile)
P.U.D. Rezoning
Payment of Fees and Charges:
Fee
$900.00
$900.00
$900.00
$850.00 + $1 0.00/lot
Zoning, Subdivision and Comprehensive plan amendment fees associated with land located
within Grand Island or its 2 mile jurisdiction, are payable to the City Clerk of Grand Island.
Zoning, Subdivision and Comprehensive plan amendment fees associated with lands located
within all other areas of Hall County are payable to the Hall County Treasurer's Office.
*Additional fees are charged for zoning within the City of Wood River, and the Villages of Aida
and Doniphan of $50.00 each, payable to the appropriate Clerk's office.
-~--------·--·--·-··------~-.......... -------~-----------------------------
Grand Island Regular Meeting - 1/5/2022 Page 81 / 123
Grand Island Regular Meeting - 1/5/2022 Page 82 / 123
300' Rezoning Search Lot 2, Skag-Way Fourth Sub.
Owner Owners Address Q!ll legal Address Document #'s
Ken-Ray, LLC 2502 N. Webb Rd., Ste A Gl, NE 68803 Lt 1, Skag-way Fourth Sub. #201808060
Five Points Bank P.O. Box 1507 Gl, NE 68802 Pt Lts 5 & 6, Home Sub. Bk 163, Pg 655/87-102720
Jamson Enterprises Inc 2004 W. Anna St. Gl, NE 68803 Pt Lt 5, Home Sub. Bk 152, Pg 517
U.S. Veterans Hospital 2201 N. Broadwell Ave. Gl, NE 68803 Lt 4, Victory Village Sub. Bk V, Pg 132
Holiday Apartments 21, LLC 410 17th St., Ste 1705 Denver, CO 80202 Lt 3 Holiday Garden Sub., & Holiday Garden 2nd Sub. #202102424/#202102425
Blessed Sacrement Catholic Church 518 W. State St. Gl, NE 68801 Lt 2 Nattras Sub. & Lts 9, 12, 13, & 14, Home Sub. #88-101820/Bk 95,Pg 59/Bk 95,Pg 60/Bk 103,Pg 112/Bk 106,Pg 465
City of Grand Island P.O. Box 1968 Gl, NE 68802 Blks 23, 24 & 26, Schimmers Add. Bk 72, Pg 143
Braasch Professional Building LLC 1804 N. Cleburn St. Gl, NE 68801 Pt Lts 1 & 10, Blk 27, Schimmers Add. #200703476
RZ Investments LLC 707 W. State St. Gl, NE 68803 Lts 2 & 9, Blk 27, Schlmmers Add. #200511626
Jon Strong Washers LLC P.O. Box 337 York, NE 68467 Pt Lts 3, 4, 5, 6, 7 & 8, Blk 27, Schlmmers Add. #96-108321
J & B Rentals LLC 318 N. Madison St. Gl, NE 68801 Pt Lts 6, 7, & 8, Blk 27, Schimmers Add. #200407978
Pedro Hernandez Lopez & Claudia lvette Escobedo 1803 N. Eddy St. Gl, NE 68801 Pt Lts 6, 7, & 8, Blk 27, Schimmers Add. Cont. #201804209
Caseys Retail Co. One SE Convenience Blvd. Akeny, lA 50021 Lts 1, 2 & 12, Park Reserve of Blk 1, Gilberts 2nd Sub. #200903450/#200903451
Dustin & Kayla Hasselmann 1724 N. Cleburn St. Gl, NE 68801 Lt 1, Blk 22, Schimmers Add. #202008041
Baker Development Co. 4710Tara Ct. Gl, NE 68801 Lts 2 & 3, Blk 22, Schimmers Add. #201207268
Laura Vera Zurita 1721 N. Eddy St. Gl, NE 68801 Lt 1, Schlmmers 2nd Add. #201708012
Tanner A. Martin & Abigail A. Bills 1719 N. Eddy St. Gl, NE 68801 Lt 2, Schimmers 2nd Add. #201801812
Gladis M. Perez 704 W. 17th St. Gl, NE 68801 Lt 10, Blk 22, Schlmmers Add. #202107858
Domingo Ortiz Lopez & Sandra S. Ortiz 224 S. Oak St. Gl, NE 68801 Lt 9, Blk 22, Schlmmers Add. #202005051
Nathaniel Radamacher 716 W. 17th St. Gl, NE 68801 Lt 8, Blk 22, Schimmers Add. #201701159
Quang Chi Hghiem & Ngac My Chau 1821 Cottage St. Gl, NE 68803 Lts 11 & 13, Blk 26, Gilberts 3rd Sub. #201400276
Todd W. & Cheri Swartzbaugh P.O. Box 1452 Gl, NE 68802 Lts 5 & 9, Blk 26, Gilberts 3rd Sub. #95-100362/#201802688
D & A Investments LLC 216 N. Cedar St. Gl, NE 68801 Lt 7, Blk 26, Gilberts 3rd Sub. #201800169
Bosselman Inc. P.O. Box 4905 Gl, NE 68802 Lts 1 & 3, Blk 26, Gilberts 3rd Sub. #79-006419
Double J. Investments LLC 145111th Ave. St. Paul, NE 68873 Lts 5, 7, 9 & 11, Blk 25, College Add. #201608473
Gary & Sonja Weinrich 1522 S. Gunbarrel Rd. Gl, NE 68801 Lts 13 & 15, Blk 25, College Add. #201805357
Francisco & Marla Isabel Hernandez 2102 N. Broadwell Ave. Gl, NE 68801 Pt Lts 17 & 19, Blk 25, College Add. #97-108936
Grand Island Regular Meeting - 1/5/2022 Page 83 / 123
LEGAL DESCRIPTION
Lot Two (2), Skag-Way Fourth Subdivision, in the City of Grand Island, Hall County,
Nebraska
Grand Island Regular Meeting - 1/5/2022 Page 84 / 123
Hall County Regional Planning
Commission
Wednesday, January 5, 2022
Regular Meeting
Item F4
Public Hearing Rezoning - Grand Island Public Hearing to
consider a change of zoning for property located east of Cherry
Street and north of Bismark Road From RD Residential
Development Zone to R3- Medium Density Residential. (C-15-
22GI)
Staff Contact:
Grand Island Regular Meeting - 1/5/2022 Page 85 / 123
A SH TO N A VE ESUN VALLEY DRC
H
E
R
R
Y S
T S
M A RTIN A VE
B IS C HELD STJ
O
E
H
N
C
K R
D
BISMARK RD E
OKLAHOMA AVE E
M EM O R IA L DRM E M O R IAL D RM ACA R TH U R AV EM E VES AVEPHOENIX AVE E
DELAWARE AVE E
PHOENIX AVE E
OKLAHOMA AVE E STUHR RD SProposed Zoning Change
Ë
Scale: NONEFor Illustration Purposes
Proposed Zoning Change Site: RD to R3
The OldSuper Bowl Property
Cherry ParkApartments
Legend
TA: Transitional Agricultural Zone
LLR: Large Lot Residential Zone
R1: Suburban Residential Zone
R2: Low Density Residential Zone
B2: General Business Zone
M2: Heavy Manufacturing Zone
CD: Commercial Development Zone
RD: Residential Development Zone
Parcel
Proposed Location
Grand Island Regular Meeting - 1/5/2022 Page 86 / 123
Agenda Item 7
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
December 27, 2021
SUBJECT:Zoning Change (C-15-22GI)
PROPOSAL: The Regional Planning Department staff is recommending a change of zoning be
considered for property located east of Cherry Street and north of Bismark Road at 641 S.
Cherry Street (Lot 2 of Nikodym Second Subdivision). An application has been made to rezone
this property from RD Residential Development to R3 Medium Density Residential Zone. This
property was rezoned from CD Commercial Development to RD in June of 2020. At that time
the owners had no plans for this property and agreed to limit development until such time as a
plan was approved by Council. They are now bringing forward a plan for development that
includes 47 residential lots on the 13.35 acres fronting on to a 37’ public street with all lots
served by sewer and water.
OVERVIEW:
Site Analysis
Current zoning designation: RD- Residential Development Zone
Permitted and conditional uses: RD- Any uses found in the regular residential zoning
districts at densities of up to 43 units per acre except those
uses that are specifically excluded (rail right of way, truck
bush farming, boarding and lodging houses, non-profit
community buildings and social welfare establishments
providing living accommodations). Up to 30% of the area of
the RD zone may be covered with buildings as approved
with the development plan.
Comprehensive Plan Designation: Recreational (Based on the former use as an
entertainment center) that use has been gone for 2 years.
Existing land uses. Vacant Property
Proposed Zoning Designation R3- Medium Density Residential
Intent of zoning district: R3:The intent of this zoning district is to provide for
residential uses at a maximum density of fourteen to fifteen
dwelling units per acre with supporting community facilities.
This zoning district is sometimes used as a transitional
zone between lower density residential zones and higher
density residential, office, business, or manufacturing
zones.
Permitted and conditional uses: R3- Residential uses at a density of 14 dwelling units per
acre with 50% coverage, recreational uses, religious uses
non-profit and institutional uses along with agricultural
uses.
Grand Island Regular Meeting - 1/5/2022 Page 87 / 123
Adjacent Properties Analysis
Current zoning designations: North: RD – Residential Development Zone
West: R2- Low Density Residential, CD: Commercial
Development Zone
South:RD – Residential Development Zone and R1-
Suburban Density Residential
East:B2- General Business Zone,
Intent of zoning district: R2: The intent of this zoning district is to provide for
residential neighborhoods at a maximum density of seven
dwelling units per acre with supporting community facilities.
R1- The intent of this zoning district is to provide for
residential neighborhoods at a maximum density of four
dwelling units per acre with supporting community facilities.
B2:The intent of this zoning district is to provide for the
service, retail and wholesale needs of the general
community. This zoning district will contain uses that have
users and traffic from all areas of the community and trade
areas, and therefore will have close proximity to the major
traffic corridors of the City. Residential uses are permitted
at the density of the (R-4) High Density Residential Zoning
District.
RD-The intent of this zoning district is to permit a more
flexible regulation of land use, and so as to more fully
implement comprehensive planning for large parcels of
land proposed predominantly for residential use.
CD- The intent of this zoning district is to permit a more
flexible regulation of land use so as to more fully
implement comprehensive planning for large parcels of
land proposed for commercial use.
Permitted and conditional uses: R2- Residential uses at a density of 7 dwelling units per
acre with 35% coverage, recreational uses, religious uses
and limited non-profit and institutional uses along with
agricultural uses.
R1- Residential uses at a density of 4 dwelling units per
acre with 30% coverage, recreational uses, religious uses
and limited non-profit and institutional uses along with
agricultural uses.
RD- Any uses found in the regular residential zoning
districts at densities of up to 43 units per acre except those
uses that are specifically excluded (rail right of way, truck
bush farming, boarding and lodging houses, non-profit
community buildings and social welfare establishments
Grand Island Regular Meeting - 1/5/2022 Page 88 / 123
providing living accommodations). Up to 30% of the area of
the RD zone may be covered with buildings as approved
with the development plan. (The Cherry Park Apartments
and East Park on Stuhr Apartments are generally at a
density similar to the R3 zoning district.)
B2- Commercial and office uses, institutional, non-profit
and religious uses, along with residential uses at a density
of 42 dwelling units per acre with up to 100% coverage
less required landscaping.
CD- Commercial retail, recreational and office uses,
institutional uses, and non-profit uses covering up to 50%
of the planned area with buildings.
Existing land uses: North: Residential (Apartments)
South: Residential
East: Agricultural/Residential
West: Residential and Limited Commercial
EVALUATION:
Positive Implications:
Consistent with the City’s Comprehensive Land Use Plan: The subject property is
designated for recreational uses based on the previous use. The mix of residential in the
area would support this medium density zoning between the apartments to the north and the
larger single family lots south of Bismark.
Consistent with the existing residential development: This proposed development will
provide a developed buffer between the apartments to the north and the houses south of
Bismark.
Consistent with existing uses: This change is consistent with the existing uses in the area.
Negative Implications:
None foreseen.
Other Considerations
Development of this property was limited by Council until such time as the owner brought
forward a plan for development. The proposed plan for 47 lots fronting onto a 37’ city street
connecting Cherry and Bismark with most of the lots sized appropriately development of
duplexes and single family homes is appropriate for the area.
Grand Island Regular Meeting - 1/5/2022 Page 89 / 123
RECOMMENDATION:
That the Regional Planning Commission recommends that the Grand Island City Council
change the zoning on this site from RD – Residential Development Zone to R3- Medium
Density Residential.
___________________ Chad Nabity
Grand Island Regular Meeting - 1/5/2022 Page 90 / 123
Figure 1 Future Land Use Map from the Grand Island Comprehensive Plan
Grand Island Regular Meeting - 1/5/2022 Page 91 / 123
Grand Island Regular Meeting - 1/5/2022 Page 92 / 123
Hall County Regional Planning
Commission
Wednesday, January 5, 2022
Regular Meeting
Item F5
Public Hearing Proposed Changes to Zoning Ordinance – Grand
Island Public Hearing to consider changes to 36-26 Permitted
Obstructions in Required Yards, 36-76 Commercial Development
Zone, 36-77 TD Travel Development Zone, 36-78 RD Residential
Development Zone and 36-96 Off Street Parking (C-09-22
Staff Contact:
Grand Island Regular Meeting - 1/5/2022 Page 93 / 123
Agenda Item # 9
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
December 30, 2021
SUBJECT:
Concerning proposed amendments to changes to 36-26 Permitted
Obstructions in Required Yards, 36-76 Commercial Development Zone, 36-77
TD Travel Development Zone, 36-78 RD Residential Development Zone and
36-96 Off Street Parking (C-09-22GI)
PROPOSAL:
The proposed changes to 36-26 would allow escape windows as an allowable
projection into a setbacks. The changes to 36-76 would change the buffer yard
requirements for internal lot line and right of way when the adjoining property is
zoned either CD or RD and allow residential uses in the CD zone. The changes
to 36-77 would add recreational centers and sports fields to the current
conditional uses. The changes to 36-78 would change the buffer yard
requirements for internal lot line and right of way when the adjoining property is
zoned either CD or RD zone and clean up some language with the listed zoning
districts. The changes to 36-96 would impact parking requirements for collective
parking serving both residential and commercial properties in certain
neighborhoods.
OVERVIEW:
The proposed changes to all sections of the code are attached. Additions to the
code are identified as highlighted and underlined italics print and deletions are
shown as strikethrough highlighted print.
The changes to 36-26 Permitted Obstructions in Required Yards add escape
windows as a permitted projection into the required yard space. Based on the
recommendations of the Building department and current building code
standards staff is suggesting that an encroachment of 36” should be permitted.
The buffer yard changes to 36-76 Commercial Development Zone and 36-78 RD
Residential Development Zone are intended to clarify where buffer are required
and how they should be enforced. It has been the practice of the planning and
building departments to enforce these buffer yards only along the exterior
property lines and it appears this was the intent of the regulation but a close
reading of the current regulations does not differentiate between interior and
Grand Island Regular Meeting - 1/5/2022 Page 94 / 123
exterior property lines. The buffer yard changes also clarify the additional
landscaping requirements for an RD zone when reducing the buffer yard to less
than 30 feet. Staff is recommending adding residential uses in certain
circumstances to the CD zone. Every developer that has considered
redevelopment of the Conestoga Mall if they get the current owners to sell the
property has asked about incorporating residential uses into the property. This
change would make it clear that the City is willing to allow residential uses within
this kind of planned unit development to create a mixed use area. Ultimately we
may end up making further changes to the regulations to accommodate a
specific plan. The other changes proposed in these zoning districts are clean up
because of changes in other portions of the code.
The changes to 36-77 TD Travel Development Zone add recreation centers and
sports fields to the list of recreational uses already allowed in the TD Zone as a
conditional use:
(3) Recreational uses such as amusement parks, miniature golf courses, exhibition
halls and centers
The proposed recreational center north of Bosselman Travel Center would be
located in a TD zone. It would fit under the Recreational uses such as language
but this change just clarifies that the use can be permitted and it is prudent to
make this change prior to any applications.
The changes to 36-96 Off Street Parking, were discussed by staff at the
November Planning Commission meeting. At that time staff was directed to
move forward with these changes. Cities across the United States are amending
their parking regulations in an attempt to encourage additional higher value
developments within the city. Many cities are eliminating minimum parking
requirements and letting the market decide how much parking is required. This
proposal does not eliminate parking requirements but does give some flexibility
for mixed use developments that have both residential and commercial uses
sharing the same parking. The commercial parking requirements would be
reduced by as much as 25% while maintaining the minimum parking for the
residential units.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island
City Council approve the changes to the Grand Island Zoning Ordinance as
presented.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 1/5/2022 Page 95 / 123
§36-25. Permitted Obstructions in Required Yards
The following shall not be considered to be obstructions when located in the required yards:
(A) All Yards: Steps and accessibility ramps used for wheelchair and other assisting devices which
are four (4) feet or less above grade which are necessary for access to a permitted building or for access to a
lot from a street or alley; chimneys and window wells projecting twenty-four (24) inches, window wells for
escape windows thirty-six (36) inches or less into the yard; approved freestanding signs; arbors and
trellises; flag poles; window unit air conditioners projecting not more than eighteen (18) inches into the
required yard; and fences or walls subject to applicable height restrictions are permitted in all yards.
(B) Front Yards: Bay windows projecting three (3) feet or less into the yard are permitted.
Rear and Side Yards: Open off-street parking spaces or outside elements of central air conditioning
systems.
(C) Building Groupings: For the purpose of the side yard regulation a group of business or industrial
buildings separated by a common party wall shall be considered as one (1) building occupying one (1) lot.
Amended by Ordinance No. 8947, effective 1-5-2005
Grand Island Regular Meeting - 1/5/2022 Page 96 / 123
§36-76. (CD) Commercial Development Zone
(A) Intent: The intent of this zoning district is to permit a more flexible regulation of land use so as to
more fully implement comprehensive planning for large parcels of land proposed for commercial use.
(B) Boundaries: The boundaries of the (CD) Commercial Development Zoning District shall be fixed by
amendment of the Official Zoning Map, at such times in the future as such district is applied to properties
within the City's zoning jurisdiction.
(C) Limitations:
(1) In a (CD) Commercial Development Zoning District, there shall be provided a minimum size of 1.5
acres
(2) Any proposed development shall be constructed in accordance with an overall plan of
development.
(3) Any proposed plan of development shall be designed as a single architectural scheme with
appropriate common landscaping
(4) Adequate parking space shall be provided for all employees', visitors', and users' vehicles, and such
parking, loading or service areas that shall be used for motor vehicles shall be located within the
boundary lines of the (CD) Commercial Development Zoning District and shall be physically
separated from any public street, right-of-way or property line by a buffer strip of not less than 30 feet
along the exterior of the (CD) Commercial Development Zone. The buffer strip is not required if such
public street, right-of-way or property line is also adjacent to other properties zoned either (CD)
Commercial Development Zone or (RD) Residential Development Zone. Setbacks from property lines
will be review with the development plan and plat.
(5) No building or other permanent structure, nor parking lot, shall be located within 30 feet of any
public street, right-of-way, or property line along the exterior of the (CD) Commercial Development
Zone. The buffer strip is not required if such public street, right-of-way or property line is also
adjacent to other properties zoned either (CD) Commercial Development Zone or (RD) Residential
Development Zone. Setbacks from property lines will be review with the development plan and plat.
(6) The maximum ground coverage shall not exceed 50% of each site within the (CD) Commercial
Development Zoning District.
(7) The minimum off-street parking requirement shall be provided as defined in this chapter of the city
code.
(D) Ownership: A (CD) Commercial Development Zoning District shall require a tract of land which is
developed as a unit under single ownership or control, or which is under single designated control by a
common ownership at the time it is certified as a (CD) Commercial Development Zone.
(E) Permitted Uses:
(1) Public and quasi-public buildings for cultural use
(2) Nonprofit community buildings and social welfare establishments
(3) Radio and television stations (no antennae), and meeting halls
(4) Offices and office buildings
(5) Stores and shops for the conduct of retail business, provided, all activities and displays of goods are
carried on within an enclosed building except that green plants and shrubs may be displayed in the
open.
(6) Retail uses as found in the Zoning Matrix [Attachment A hereto]
(7) Agencies as found in the Zoning Matrix [Attachment A hereto]
(8) Shops as found in the Zoning Matrix [Attachment A hereto]
(9) Motel and hotel uses.
(10) Residential uses with the largest percentage at least 75% above the ground level.
(11) Other uses as found in the Zoning Matrix [Attachment A hereto]
(F) 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 (CD)
Commercial Development Zoning District as approved by City Council.
(1) Towers
(G) Permitted Accessory Uses:
(1) Buildings and uses accessory to the permitted principal use.
(H) Procedure:
Grand Island Regular Meeting - 1/5/2022 Page 97 / 123
(1) An application to amend the Official Zoning Map to establish a CD-Commercial Development
Zone shall be initiated in the manner prescribed in Article X of this chapter.
(2) Said application shall be filed with the city clerk in such form as shall be required by the city
council, and shall be accompanied by the following information:
(a) Site plan showing preliminary location and dimensions of all building areas, recreation, green
or landscaped areas, parking and loading facilities, walkways or malls, screen walls, or plantings,
waste disposal areas, illumination facilities, signs, curb cuts, utilities and service, private or
dedicated drives or streets, etc.
(b) Preliminary drawings or renderings in sufficient detail so that the character of the development
may be so determined.
(c) Evidence as to the methods of retaining, maintaining, and protecting the open space, green
areas, recreational facilities, etc.
(d) Development schedule as to construction phases of buildings, open space, recreational areas,
parking facilities, etc., and estimated completion time.
(e) Evidence of ownership or control of the entire parcel to be used as a planned unit development
by a single person, association, firm, etc., as defined herein.
(f) Evidence of economic feasibility: a copy of such application and supplementary information
shall then be forwarded by the city clerk to the Planning Commission for review, hearing, and
recommendation.
(3) In reviewing the application for amendment, the Planning Commission shall determine the
following factors:
(a) That the proposed development will be in the public interest, in harmony with the purpose of
this chapter and with comprehensive development plans for the City and will not adversely affect
nearby property.
(b) That adequate, safe, and convenient pedestrian and vehicular trafficways and facilities are
provided.
(c) That the development to be permitted shall be for the purpose of developing an integrated site
plan in conformity with the regulations for a CD-Commercial Development Zone.
(4) The Planning Commission shall hold a public hearing on the proposed amendment and shall
transmit its recommendation to the city council; a copy of the recommendation shall be sent to the
applicant and one copy shall be retained in the permanent files of the Planning Commission.
(5) Procedure and action by the city council shall be the same as considering an amendment to a (CD)
Commercial Development Zoning District as in Article X of this chapter.
(I) Miscellaneous Provisions:
(1) It is intended that plans required for review and approval must be in a form that will satisfy the
requirements of the subdivision regulations for both the preliminary and final plat and that approval for
plans and plats be considered simultaneously.
(2) The approved and filed final plan and plat shall be the basis for issuance of a building permit in
conformity therewith; the initial building permit shall include as a minimum 50% of the main building
or structure; free-standing subordinate buildings shall not be included in the initial permit and shall not
receive a permit until the initial permit phase is over 50% constructed; plan changes which increase the
number of buildings, increase building height or bulk, or change the location of buildings or other
features which materially affect the basic design of the development shall require resubmission of the
amendment. Minor adjustments in orientation, height or bulk of buildings, or decrease in number of
buildings shall be approved by the Planning Director.
(3) Should any successful applicant for an amendment hereunder fail to have completed the
construction of the footings and foundations for the initial building permit within eighteen (18) months
after the city council shall approve a rezoning to a (CD) Commercial Development Zoning District, the
area in its entirety shall be reverted to its former zoning classification by appropriate action of the city
council, provided, that the city council shall have the power to extend said period by six (6) months in
the event of special and unique hardships and circumstances.
(4) Control of the development following completion:
(a) The chief building official shall issue a certificate certifying the completion of the planned
development, and shall note the issuance of the certificate on the final development plan.
(b) After the certificate of completion has been issued, the use of land and the construction,
modification, or alteration of any buildings or structures within the (CD) Commercial
Grand Island Regular Meeting - 1/5/2022 Page 98 / 123
Development Zoning District will be governed by the approved final development plan
exclusively.
(c) After the certificate of completion has been issued, no changes may be made in the approved
final development plan except upon application to the appropriate agency under the procedures
provided below:
(i) Any minor extensions, alterations, or modifications of existing buildings or structures
shall be authorized by the Planning Director Commission if they are consistent with the
purposes and intent of the final plan; no change authorized by this subsection may increase
the density of any building or structure by more than ten percent.
(ii) A building or structure that is totally or substantially destroyed may be reconstructed
only in compliance with the final development plan unless an amendment to the final
development plan is approved under subsection (iii) hereof.
(iii) All other changes in the final development plan as approved by the city council must be
made by the city council under the procedures authorized under Article X for amendment of
the Official Zoning Map; no changes may be made in the final development plan unless they
are found by the city council to be required for the continued successful functioning of the
commercial development, or unless they are found by the city council to be required by
changes in conditions that have occurred since the final plan was improved or by changes in
the comprehensive planning and development policy of the City.
§36-77. (TD) Travel Development Zone
Intent: The intent of this zoning district is to provide for only those trade and service uses in
connection with federal interstate highway interchanges as are needed and considered appropriate to the
location.
(A) Permitted Principal Uses:
(1) Motels and/or hotels
(2) Restaurants and cafes, with or without drive-in facilities
(3) Lounges and/or taverns
(4) Automobile service stations and truck service centers
(5) Automobile and truck wash
(6) Billboards
(7) Other uses as found in the Zoning Matrix [Attachment A hereto]
(B) Conditional Uses: The following uses are subject to any conditions listed in this chapter and are subject
to other conditions relating to the placement of said use on a specific tract of ground in the (TD) Travel
Development Zone as approved by City Council.
(1) Utility substations
(2) Motor home and travel trailer parks and camping facilities
(3) Recreational uses such as amusement parks, miniature golf courses, exhibition halls and centers,
recreation centers and sports fields
(4) Towers
(C) Permitted Accessory Uses:
(1) Buildings and uses accessory to the permitted principal use
(D) Specifically Excluded Uses:
(1) Any residential use except quarters for management within the principal building
(E) 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
40,000 200 50 20 10 50 60% 50
Grand Island Regular Meeting - 1/5/2022 Page 99 / 123
Conditional
Uses 40,000 200 50 20 10 50 60% 50
1with 15 feet adjacent to a street landscaped to satisfaction of the zoning official.
(F) Miscellaneous Provisions:
(1) Landscaping shall be provided in the entire area of all required front yards except for necessary
paving of walkways and of driveways to reach parking and loading areas in the side or rear yards,
provided, that any driveways in the front yard shall not be wider than 30 feet. Landscaping shall
include but is not limited to screen plantings, lawn area, pools, trees, shrubs, fences, and walls.
Crushed rock, gravel, bark chips shall not substitute for lawn area. Landscaping shall be provided
within two years of issuance of the occupancy permit for the principal structure and thereafter be
properly maintained.
(2) Supplementary regulations shall be complied with as defined herein.
(3) Only one principal building shall be permitted on one zoning lot, except as otherwise provided
herein.
§36-78. (RD) Residential Development Zone
(A) Intent: The intent of this zoning district is to permit a more flexible regulation of land use, and so as to
more fully implement comprehensive planning for large parcels of land proposed predominantly for
residential use.
(B) Boundaries: The boundaries of RD-Residential Development Zone shall be fixed by amendment of
the Official Zoning Map at such times in the future as such zoning district is applied to properties within
the City's zoning jurisdiction.
(C) Limitations:
(1) In a (RD) Residential Development Zone there shall be provided a minimum size of 1.5 acres.
(2) Any proposed development shall be constructed in accordance with an overall plan of
development.
(3) Any proposed plan of development shall be designed as a single architectural scheme with
appropriate common landscaping.
(4) Adequate parking space shall be provided for all residential units and for all employee's, visitor's,
and user's vehicles, and such parking, loading, or service areas that shall be used for motor vehicles,
and shall be located within the boundary lines of the (RD) Residential Development Zone, and shall be
physically separated from any public street, right-of-way, or property line by a buffer strip of not less
than 30 feet along the exterior of the (RD) Residential Development Zone. The buffer strip is not
required if such public street, right-of-way or property line is also adjacent to other properties zoned
either (CD) Commercial Development Zone or (RD) Residential Development Zone. Setbacks from
property lines will be review with the development plan and plat.
(5) No residential building or other permanent residential structure, nor parking lot, shall be located
within 30 feet of any public street, right-of-way, or property line along the exterior of the (RD)
Residential Development Zone. The buffer strip is not required if such public street, right-of-way or
property line is also adjacent to other properties zoned either (CD) Commercial Development Zone or
(RD) Residential Development Zone. Setbacks from property lines will be review with the development
plan and plat.
(6) The maximum ground coverage shall not exceed 30 percent of the property within the (RD)
Residential Development Zone.
(7) The minimum off-street parking requirement shall be two parking spaces for every dwelling unit,
plus one for each full-time employee.
(8) In the alternative to complying with the 30 foot buffer strip or setback as identified in subsections
(4) and (5) above, a ten (10) foot wide landscaped screen buffer compliant with the installation
requirements with plantings of at least 2 understory or ornamental trees and 3 shrubs per 100 foot or
fraction thereof of exterior street frontage or property line approved as part of the development plan.
of Section 36-102 shall be followed.
(D) Ownership: A (RD) Residential Development Zone shall require a tract of land which is developed as
a unit under single designated control by a common ownership at the time it is certified as an (RD)
Residential Development Zone.
Grand Island Regular Meeting - 1/5/2022 Page 100 / 123
(E) Permitted Principal Uses: The following principal uses are permitted in the (RD) Residential
Development Zone.
(1) Uses as listed under permitted principal uses of the (TA) Transitional Agricultural Zone (LLR)
Large Lot Residential Zone, (R-1) Suburban Residential Zone, (R-2) Low Density Residential Zone,
(R-3) Medium Density Residential Zone, (R3-SL) Medium Density Small Lot Residential Zone, and (R-
4) High Density Residential Zone except as listed under specifically excluded uses.
(2) Nonprofit community buildings and social welfare establishments other than those providing living
accommodations.
(3) All other Permitted Principal Uses indicated as permitted within the Zoning Matrix [Attachment A
hereto].
(F) 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 (RD)
Residential Development Zone as approved by City Council.
(1) Towers
(2) Nursing, convalescent & rest home services
(3) Residential assisted living, retirement or assisted living
(4) All other Conditional Uses indicated as permitted within the Zoning Matrix [Attachment A
hereto]
(G) Permitted Accessory Uses:
(1) Buildings and uses accessory to the permitted principal use
(H) Specifically Excluded Uses:
(1) Railway right-of-way, including railway yards or facilities.
(2) Truck, bush, and tree farming.
(3) Boarding and lodging housing.
(4) Nonprofit community buildings and social welfare establishments providing living
accommodations.
(5) Nonresidential uses.
(I) Procedure:
(1) An application to establish a (RD) Residential Development Zone shall be initiated in the manner
prescribed in Article X of this chapter.
(2) Said application shall be filed with the city clerk in such form as shall be required by the city
council and shall be accompanied by the following information:
(a) Site plan showing preliminary location and dimensions of all building areas, recreation, green
or landscaped areas, parking and loading facilities, walkways or malls, screen walls, or plantings,
waste disposal areas, illumination facilities, signs, curb cuts, utilities and services, private or
dedicated drives or streets, etc.
(b) Preliminary drawings or renderings in sufficient detail so that the character of the development
may be determined.
(c) Evidence as to the methods of retaining, maintaining, and protecting the open space, green
areas, recreational facilities, etc.
(d) Development schedule as to construction phases of buildings, open space, recreational areas,
parking facilities, etc., and estimated completion time.
(e) Evidence of ownership or control of the entire parcel to be used as a planned unit development
by a single person, association, firm, etc., as defined herein.
(f) Evidence of economic feasibility. A copy of such application and supplementary information
shall then be forwarded by the city clerk to the Planning Commission for review, hearing, and
recommendation.
(3) In reviewing the application for amendment herein, the Planning Commission shall determine the
following factors.
(a) That the proposed development will be in the public interest, in harmony with the purpose of
this chapter and with comprehensive plans for the City, and will not adversely affect nearby
property.
(b) That adequate, safe, and convenient pedestrian and vehicular trafficways and facilities are
provided.
(c) That the development to be permitted shall be for the purpose of developing an integrated site
plan in conformity with the regulations for a (RD) Residential Development Zone.
Grand Island Regular Meeting - 1/5/2022 Page 101 / 123
(4) The Planning Commission shall hold a public hearing on the proposed amendment and shall
transmit its recommendation to the city council. A copy of the recommendation shall be sent to the
applicant and one copy shall be retained in the permanent files of the Planning Commission.
(5) Procedure and action by the city council shall be the same in considering an amendment to the
(RD) Residential Development Zone as in Article X of this chapter.
(J) Miscellaneous Provisions:
(1) It is intended that plans required for review and approval must be in a form that will satisfy the
requirements of Chapter 33 of this code for both the preliminary and final plat, and that approval for
plans and plats be considered simultaneously.
(2) The approved and filed final plan and plat shall be the basis for issuance of a building permit in
conformity therewith. Plan changes which increase the number of buildings, increase building height
or bulk, or change the location of buildings or other features which materially affect the basic design of
the development shall require resubmission of the amendment. Minor adjustments in orientation,
height or bulk of buildings, or decrease in the number of buildings may be approved by the Planning
Director.
(3) Should any successful applicant for an amendment hereunder fail to have completed the
construction of the footings and foundations for the initial building permit within eighteen (18) months
after the city council shall approve a rezoning to a (RD) Residential Development Zone, the area in its
entirety shall be reverted to its former zoning classification by appropriate action of the city council,
provided, that the city council shall have the power to extend said period by six months in the event of
special and unique hardships and circumstances.
(4) Control of the development following completion:
(a) The chief building official shall issue a certificate certifying the completion of the planned
development, and shall note the issuance of the certificate on the final development plan.
(b) After the certificate of completion has been issued, the use of land and the construction,
modification, or alteration of any buildings or structures within the residential development will be
governed by the approved final development plan exclusively.
(c) After the certificate of completion has been issued, no changes may be made in the approved
final development plan except upon application to the appropriate agency under the procedures
provided below.
(i) Any minor extensions, alterations, or modifications of existing buildings or structures
may be authorized by the Planning Director if they are consistent with the purposes and intent
of the final plan. No change authorized by this subsection may increase the density of any
building or structure by more than ten percent.
(ii) A building or structure that is totally or substantially destroyed may be reconstructed
only in compliance with the final development plan unless an amendment to the final
development plan is approved under subsection (iii) hereof.
(iii) All other changes in the final development plan as approved by the city council must be
made by the city council under the procedures authorized under Article X of this chapter. No
changes may be made in the final development plan unless they are found by the city council
to be required for the continued successful functioning of the residential development, or
unless they are found by the city council to be required by changes in conditions that have
occurred since the final plan was approved or by changes in the comprehensive planning and
development policy of the City.
Amended by Ordinance No. 8976, effective 06-08-2005
Amended by Ordinance No. 9294, effective 05-31-2011
Grand Island Regular Meeting - 1/5/2022 Page 102 / 123
§36-96. Off-Street Parking Requirements
(A) Purposes:
(1) It is the intent of this section that all buildings and uses shall provide off-street parking and
loading facilities in a minimum amount as required herein to meet the needs of such buildings and
uses on private property and under the same ownership as such buildings or uses. The
accommodations may consist of lots, garages, or other buildings, and accessories; they may be
surface facilities or facilities above or under the ground.
(2) It is the further intent of this section that all off-street parking and loading spaces and
facilities shall be sited and built according to the requirements contained in this section, and shall
require an application for and issuance of a building permit pursuant to §8-22.
(B) Application. Each building or use hereafter constructed, and each addition to or altered
building or use shall be provided with off-street parking and loading spaces as required herein.
Each off-street parking space or loading facility and space hereafter constructed, upon proper
application and permit being granted shall be sited and constructed pursuant to the requirements of
this section. No application for a building permit for such building, addition, alteration, or use
shall be approved unless accompanied by a plot plan showing the location and amount of off-street
parking and loading spaces as required herein for the existing or proposed building or use and
including all such additions or alterations. No occupancy or use permit shall be issued unless the
required parking and loading facilities shall have been provided in accordance with the approved
plot plan. Requirements shall be applicable to all zones and districts but not to include the
following business districts or tracts of land as identified below:
(1) Central Business District Beginning at the intersection of Sycamore Street and First
Street; thence westerly on First Street to Pine Street; thence southerly on Pine Street to the
southerly boundary of Courthouse Addition; thence westerly along the southerly boundary of
Courthouse Addition to Locust Street; thence westerly on Division Street to Walnut Street;
thence northerly on Walnut Street to the alley between Division Street and First Street; thence
westerly on said alley to Cedar Street; thence northerly on Cedar Street to the alley between
Second Street and Third Street; thence westerly on said alley to Elm Street; thence northerly
on Elm Street to a point 40 feet north of the southerly right-of-way line of the Union Pacific
Railroad; thence easterly parallel to and 40 feet from said right-of-way line to Walnut Street;
thence northerly on Walnut Street to a point 100 feet north of the northerly right-of-way line
of South Front Street; thence easterly parallel to and 100 feet from said right-of-way line to
Kimball Avenue extended; thence southerly on Kimball Avenue extended and Kimball
Avenue to the alley between Third Street and Second Street; thence southerly on Sycamore
Street to the point of beginning.
(2) Fourth Street Business District. Beginning at the intersection of Eddy Street and the alley
in the block between Fourth and Fifth Streets; thence easterly on the alley to the intersection
of the alley with Sycamore Street; thence southerly on Sycamore Street to 100 feet south of
the south right-of-way line of North Front Street; thence westerly on the aforesaid line to its
intersection with Eddy Street; thence northerly on Eddy Street to the point of beginning.
(3) Tracts of land ten acres or more used for seasonal events (one event every three months)
of not more than fourteen consecutive days in duration and a minimum of fourteen days
between events.
(C) Area and Computation: An off-street parking space shall be of appropriate dimensions of not
less than 180 square feet exclusive of access or maneuvering area, ramps, columns, etc., and shall
have a vertical clearance of not less than seven feet. An off-street loading space shall be of
appropriate dimensions of not less than 360 square feet exclusive of access or maneuvering area,
ramps, columns, etc., and shall have a vertical clearance of not less than fourteen feet. When
determination of the number of off-street parking or loading spaces required by this chapter results
in a requirement of a fractional space, any fraction of one-half or less may be disregarded while a
fraction in excess of one-half shall be counted as one parking space.
(D) Location: All off-street parking spaces shall be on the same lot as the building or within 300
feet of the lot. Permanent off-street parking spaces shall not be permitted within the required front
yard setback, provided, however, that for a building containing three dwelling units or less, one
space per unit may be placed within the front yard setback if such space is not directly in front of
the building excluding garages or carports.
Grand Island Regular Meeting - 1/5/2022 Page 103 / 123
(E) Collective Facilities: Off-street parking facilities for separate or mixed buildings or uses may
be provided collectively so long as the total number of spaces is not less than the sum of the
separate required spaces except as provided below, and provided further, that the requirement
concerning location of such facility with respect to distance from the building or use served shall
be complied with. In order to eliminate a multiplicity of entrances and exits and diminish traffic
hazards to conserve space where space is at a premium and to promote orderly development
generally, the city council is hereby authorized to plan and group parking facilities collectively for
a number of businesses in a given area, and especially in the central business district, in such a
manner as to obtain a maximum of efficiency and capacity in parking and traffic movement.
Exceptions:
The total number of commercial parking spaces in a collective lot may be reduced by
25% at the time of construction if the following qualifications are met:
The overall development is planned for at least 20 acres and the commercial property is
primarily intended to serve the neighborhood and occupies no more than 25% of the development
not to exceed 10 acres.
All spaces required for residential units must be provided at the time of occupancy.
Provisions are made in the development for hike/bike trails through the development with
connections to the commercial node.
Adequate property exists to within the parking area to add the required spaces if it is
determined that they are needed in the future.
(F) Employee Parking: Parking spaces required on an employee basis shall be based on the
maximum number of employees on duty on the premises at any one time.
(G) Design Standards. All off-street parking and loading facilities shall be designed with
appropriate means of vehicular access to a street or alley and contain adequate and safe
maneuvering areas. Detailed plans shall be submitted to the public works director for approval of
all curb cuts or driveway openings before a permit may be obtained therefor. No signs shall be
displayed except such signs as required for the orderly use of the facilities. All facilities shall be
provided with a permanent type, dust-free surface meaning asphaltic cement concrete, Portland
cement concrete, or paving brick.
All parking lots containing five or more parking spaces, which are within 30 feet of property
occupied by a residential use in a Large Lot Residential Zoning District or of property within a
Suburban Residential Zoning District, Low Density Residential Zoning District, Medium Density
Residential Zoning District, High Density Residential Zoning District or Residential Development
Zoning District, shall provide a sight-obscuring fence or screen not less than six feet nor more than
eight feet in height along the boundary of the parking lot adjacent to such districts. No fence or
screen shall be required between abutting parking lots or adjacent to an alley. The height of any
fence or screen shall be subject to other restrictions provided by the City Code.
(H) Maintenance: The parking and loading facilities required by this section shall be provided
and maintained so long as the use exists which the facilities are designed to serve. Reasonable
precautions must be taken by the owners of particular uses to assure the use of the parking
facilities only by the employees or the social or business visitors of the premises for which the
facilities are provided. The facilities must be so designed and maintained as not to constitute a
nuisance at any time and must not be used in such a manner as to constitute a hazard or
unreasonable impediment to traffic.
(I) Reduction of Number of Spaces: Off-street parking or loading facilities shall not be reduced
in total extent, after their provision required hereunder, except upon the approval of the Board of
Adjustment, and then only after proof that the parking or loading spaces are no longer required by
reason of a change in use of the premises of which the facilities are adjunct.
(J) Requirement for Uses Not Listed: For any use not listed, the Board of Adjustment shall
determine the proper requirement by classifying the proposed use among the uses specified herein
so as to assure equal treatment.
(K) Administration and Enforcement: The off-street parking and loading provisions of this
section shall be administered by the zoning official and enforced by the chief building official,
Grand Island Regular Meeting - 1/5/2022 Page 104 / 123
who shall also serve in advisory capacity to the city council on matters relative to any phase of
such provisions.
(L) Penalty for Violation: The provisions of parking and loading facilities as required by this
section shall be a continuing obligation of the owner or sponsor of a given building or use so long
as the building or use is in existence and so long as parking and loading facilities are required
hereunder in connection therewith, and it shall be unlawful to discontinue, change, or dispense
with such facilities without establishing alternate facilities that meet the requirements herein.
Penalty provisions applicable to this chapter as a whole shall apply to the violations of these
provisions. In addition, at such time as the facilities required hereunder shall fail to continue to be
available for the purpose, the building permit for the structures to which the facilities are adjunct
and the use or occupancy permits issued for the premises shall be canceled and become null and
void.
Amended by Ordinance No. 8976, effective 06-08-2005
Amended by Ordinance No. 9151, effective 12-18-2007
Amended by Ordinance No. 9229, effective 09-09-2009
Amended by Ordinance No. 9574, effective 03-15-2016
Amended by Ordinance No. 9689, effective 06-12-2018
Amended by Ordinance No. 9720, effective 02-06-2019
Amended by Ordinance No. 9797, effective 11-11-2020
Grand Island Regular Meeting - 1/5/2022 Page 105 / 123
Hall County Regional Planning
Commission
Wednesday, January 5, 2022
Regular Meeting
Item J1
Preliminary and Final Plat - Nikodym Third Subdivision - Grand
Island
Staff Contact:
Grand Island Regular Meeting - 1/5/2022 Page 106 / 123
PLEASANT VIEW DRSUN VALLEY DRC
H
E
R
R
Y S
T S
STUHR RD SG RO FFSTJ
O
E
H
N
C
K
R
D
SUNSET AVE E
A SHTO N AVE EBISCHELD STM
A
P
L
E S
T
BISMARK RD E
OKLAHOMA AVE E
ME M OR IA LDR
MEM O RIALDRM ACARTHUR AVEM EVES AVEPHOENIX AVE E
DELAWARE AVE E
PHOENIX AVE E
OKLAHOMA AVE E
Nikodym 3rdSubdivision
®
Scale: NONEFor Illustration Purposes
PROPOSED SUBDIVISIONLOCATION MAP
Grand Island Regular Meeting - 1/5/2022 Page 107 / 123
LOT 1
12667± SF LOT 2
6323± SF
LOT 3
6000± SF
LOT 4
6000± SF
LOT 5
6000± SF
LOT 6
6000± SF
LOT 7
6000± SF
LOT 8
6000± SF
LOT 9
6000± SF
LOT 10
6000± SF
LOT 11
6000± SF
LOT 12
6000± SF
LOT 13
6000± SF
LOT 14
6000± SF
LOT 15
6000± SF
LOT 16
6000± SF
LOT 17
6000± SF
LOT 18
6000± SF
LOT 23
8735± SF
LOT 24
8735± SF
LOT 25
8735± SF
LOT 26
8735± SF
LOT 27
8735± SF
LOT 28
8735± SF
LOT 29
8735± SF
LOT 30
8735± SF
LOT 31
8796± SF
LOT 32
6632± SF
LOT 33
7918± SF
LOT 34
7875± SF
LOT 35
7848± SF
LOT 36
7822± SF
LOT 37
7795± SF
LOT 38
7768± SF
LOT 39
8037± SF
LOT 40
8029± SF
LOT 41
9896± SF
LOT 42
28876± SF
LOT 43
25556± SF
LOT 44
25643± SF
LOT 45
25730± SF
LOT 46
25817± SF
LOT 47
33596± SF182.2
'
125.7'138.8'43.3'
39.1'
50.0'120.0'15.7'50.0'
50.0'120.0'50.0'
50.0'120.0'50.0'
50.0'120.0'50.0'
50.0'120.0'50.0'
50.0'120.0'50.0'
50.0'120.0'50.0'
50.0'120.0'50.0'
50.0'120.0'50.0'
50.0'120.0'50.0'
50.0'120.0'50.0'
50.0'120.0'50.0'
50.0'120.0'50.0'
50.0'120.0'50.0'
50.0'120.0'50.0'
50.0'120.0'50.0'
50.0'120.0'113.9'51.2'159.5'120.7'
108.0'
17.5'158.9'113.4'77.0'77.0'77.0'113.4'77.0'77.0'113.4'77.0'77.0'113.4'77.0'77.0'113.4'77.0'77.0'113.4'77.0'77.0'113.4'77.0'77.0'113.4'77.0'77.0'113.4'77.0'78.1'113.5'
73.1'91.1'73.5'90.0'112.7'70.0'40.0'70.0'112.3'70.0'70.0'111.9'70.0'70.0'111.5'70.0'70.0'111.2'70.0'70.0'110.8'70.0'70.0'70.0'7.0'4.7'63.0'115.0'70.0'114.4'70.0'98.0'64.0'
7
0
.
4
'47.5'124.7'
124.7'231.9'110.0'232.7'110.0'110.0'
110.0'233.5'110.0'
110.0'234.3'110.0'
110.0'235.1'136.7'
83.0'232.4
'
66.5'
LOT 19
6026± SF
LOT 20
8843± SF
LOT 21
12083± SF
LOT 22
8698± SF
26.13
'36.49'2 7 .5 5 '
25.0'13.33'64.9'SHEET REVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.:
approved by:
checked by:
drawn by:
drawing no.:
QA/QC by:
date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801NIKODYM THRID SUBDIVISIONPRELIMINARY PLATGRAND ISLAND, NEBRASKA20213LOT LAYOUTLS
BD
BD
021-08391
12.21.2021
1 ofCHERRY STREET
BISMARK ROAD
VANDERVOORT AVENUE
ROOT STREETGrand Island Regular Meeting - 1/5/2022 Page 108 / 123
SHEET REVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.:
approved by:
checked by:
drawn by:
drawing no.:
QA/QC by:
date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801NIKODYM THRID SUBDIVISIONPRELIMINARY PLATGRAND ISLAND, NEBRASKA20213UTILITY LAYOUTLS
BD
BD
021-08391
12.21.2021
2 ofCHERRY STREET
BISMARK ROAD
VANDERVOORT AVENUE
ROOT STREETGrand Island Regular Meeting - 1/5/2022 Page 109 / 123
SHEET REVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.:
approved by:
checked by:
drawn by:
drawing no.:
QA/QC by:
date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801NIKODYM THRID SUBDIVISIONPRELIMINARY PLATGRAND ISLAND, NEBRASKA20213GRADING AND DRAINAGE LAYOUTLS
BD
BD
021-08391
12.21.2021
3 ofCHERRY STREET
BISMARK ROAD
VANDERVOORT AVENUE
ROOT STREETGrand Island Regular Meeting - 1/5/2022 Page 110 / 123
182.2
1
'
(M
)
125.67'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)51.25'(M)120.68'(M)
L6
158.93'(M)77'(M)77'(M)77'(M)77'(M)77'(M)77'(M)77'(M)77'(M)77'(M)78.06'(M)113.45'(M)77'(M)77'(M)77'(M)77'(M)77'(M)77'(M)77'(M)77'(M)77'(M)64.89'(M)C5C4C3C2L550'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)L4
L3
L2
N89°59'22"E
113.45'(M)
N89°59'22"E
113.45'(M)
136.68'(M)110'(M)110'(M)110'(M)110'(M)124.74'(M)64.04'(M)L770'(M)70'(M)70'(M)70'(M)70'(M)70'(M)70'(M)70'(M)90.83'(M)73.45'(M)70'(M)70'(M)70'(M)70'(M)70'(M)70'(M)L9L8124.74'(M)110'(M)110'(M)110'(M)110'(M)83.05'(M)232.39
'
(M
)63.04'(M)70'(M)98'(M)N89°59'22"E
113.45'(M)
N89°45'33"E
72.96'(M)
N89°59'22"E
112.58'(M)
N89°59'22"E
112.19'(M)
N89°59'22"E
111.81'(M)
N89°59'22"E
113.45'(M)
N89°59'22"E
113.45'(M)
N89°59'22"E
113.45'(M)N89°59'22"E
111.05'(M)
N89°59'22"E
111.43'(M)
N89°59'22"E
113.45'(M)
N89°59'22"E
113.45'(M)
N89°59'22"E
113.45'(M)
N89°59'22"E
114.39'(M)
N89°59'22"E
114.91'(M)
N89°59'22"E
110.67'(M)
N89°59'22"E
108.04'(M)N38°20'00"E159.52'(M)N00°24'29"E113.86'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E138.85'(M)N00°24'41"E235.09'(M)N00°24'41"E234.30'(M)N00°24'41"E233.51'(M)N00°24'41"E232.72'(M)N00°24'41"E231.93'(M)N00°24'41"E 231.04'(M)L1
S89°35'19"E 840.68'(M)C1
S00°00'38"E 758.12'(M)N00°00'38"W 698.36'(M)N
4
4
°
4
7
'
5
9
"W
7
0
.
4
5
'
(M
)
N89°35'19"W 765.46'(M)
S61°37'24"W
66.50'(M)62'(M
)
62'(M)N28°22
'36
"W
476
.59
'
(M
,P1
,P2
)
S89°35'19"E 1165.09'(M,P1,P2) 1165.04'(P)S00°00'38"E 929.99'(M,P1,P2) 930.0'(P)N89°35'23"W 248.90'(M,P2)
N00°18'06"E
90.00'(M,P2)
N90°00'00"W 652.55'(M,P1,P2)
N89°35'23"W
40.00'(M,P2)N00°18'06"E 426.97'(M,P2)LOT 47
LOT 1
LOT 2LOT 3LOT 4LOT 6LOT 7LOT 8LOT 9LOT 10LOT 11LOT 13LOT 14LOT 15LOT 16LOT 17LOT 18LOT 19LOT 5LOT 12LOT 46 LOT 45 LOT 44 LOT 43 LOT 42
LOT 41
LOT 40
LOT 39
LOT 38
LOT 37
LOT 36
LOT 35
LOT 34
LOT 33
LOT 32
LOT 20
LOT 21
LOT 22
LOT 23
LOT 24
LOT 25
LOT 26
LOT 27
LOT 28
LOT 29
LOT 30
LOT 31
10' UTILITY
EASEMENT
DEDICATED
WITH PLAT
10' UTILITY
EASEMENT
DEDICATED
WITH PLAT
7'
UTILITY
EASEMENT
DEDICATED
WITH
PLAT
7' UTILITY
EASEMENT
DEDICATED
WITH PLAT
7'
UTILITY
EASEMENT
DEDICATED
WITH
PLAT
10' UTILITY
EASEMENT
DEDICATED
WITH PLAT
10' UTILITY
EASEMENT
DEDICATED
WITH PLAT
62' RIGHT-OF-WAY
DEDICATED WITH PLAT
62'
RIGHT-OF-WAY
DEDICATED
WITH PLAT
LINE TABLE
CURVE TABLE
FAX 308.384.8752
TEL 308.384.8750
201 East 2nd Street
Grand Island, NE 68801
PROPERTY LINE
SECTION LINE
SET CORNER (5/8"x24" REBAR W/CAP)
SUBDIVISION LINE
NEW PROPERTY LINE
FOUND CORNER (AS NOTED)
A REPLAT OF ALL OF LOT 2, NIKODYM SECOND
SUBDIVISION, IN THE CITY OF GRAND ISLAND, HALL
COUNTY, NEBRASKA.
SAID TRACT CONTAINS A CALCULATED AREA OF
581510.82 SQUARE FEET OR 13.350 ACRES MORE
OR LESS.
NOTE:
OWNERS: JNIK, LLC & JIM F. NIKODYM REVOCABLE TRUST
SUBDIVIDER: JNIK, LLC & JIM F. NIKODYM REVOCABLE TRUST
SURVEYOR: OLSSON
ENGINEER: OLSSON
NUMBER OF LOTS: 47
MEASURED DISTANCE
PLATTED DISTANCE SUPER BOWL SUB
M
P
PLATTED DISTANCE NIKODYM SUBP1
PLATTED DISTANCE NIKODYM 2nd SUBP2
L8
L9LOT 39
DETAIL 'A'
THIS SHEET
Grand Island Regular Meeting - 1/5/2022 Page 111 / 123
182.21
'
(M
)
125.67'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)51.25'(M)120.68'(M)
L6
158.93'(M)77'(M)77'(M)77'(M)77'(M)77'(M)77'(M)77'(M)77'(M)77'(M)78.06'(M)113.45'(M)77'(M)77'(M)77'(M)77'(M)77'(M)77'(M)77'(M)77'(M)77'(M)64.89'(M)C5C4C3C2L550'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)50'(M)L4L3
L2
N89°59'22"E
113.45'(M)
N89°59'22"E
113.45'(M)
136.68'(M)110'(M)110'(M)110'(M)110'(M)124.74'(M)64.04'(M)L770'(M)70'(M)70'(M)70'(M)70'(M)70'(M)70'(M)70'(M)90.83'(M)73.45'(M)70'(M)70'(M)70'(M)70'(M)70'(M)70'(M)L9L8124.74'(M)110'(M)110'(M)110'(M)110'(M)83.05'(M)232.39
'
(M
)63.04'(M)70'(M)98'(M)N89°59'22"E
113.45'(M)
N89°45'33"E
72.96'(M)
N89°59'22"E
112.58'(M)
N89°59'22"E
112.19'(M)
N89°59'22"E
111.81'(M)
N89°59'22"E
113.45'(M)
N89°59'22"E
113.45'(M)
N89°59'22"E
113.45'(M)N89°59'22"E
111.05'(M)
N89°59'22"E
111.43'(M)
N89°59'22"E
113.45'(M)
N89°59'22"E
113.45'(M)
N89°59'22"E
113.45'(M)
N89°59'22"E
114.39'(M)
N89°59'22"E
114.91'(M)
N89°59'22"E
110.67'(M)
N89°59'22"E
108.04'(M)N38°20'00"E159.52'(M)N00°24'29"E113.86'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E120.00'(M)N00°24'41"E138.85'(M)N00°24'41"E235.09'(M)N00°24'41"E234.30'(M)N00°24'41"E233.51'(M)N00°24'41"E232.72'(M)N00°24'41"E231.93'(M)N00°24'41"E 231.04'(M)L1
S89°35'19"E 840.68'(M)C1
S00°00'38"E 758.12'(M)N00°00'38"W 698.36'(M)N
4
4
°
4
7
'
5
9
"W
7
0
.
4
5
'
(
M
)
N89°35'19"W 765.46'(M)
S61°37'24"W
66.50'(M)
62
'
(M
)
62'(M)N28°22
'36
"W
476
.59
'
(M
,P1
,P2
)
S89°35'19"E 1165.09'(M,P1,P2) 1165.04'(P)S00°00'38"E 929.99'(M,P1,P2) 930.0'(P)N89°35'23"W 248.90'(M,P2)
N00°18'06"E
90.00'(M,P2)
N90°00'00"W 652.55'(M,P1,P2)
N89°35'23"W
40.00'(M,P2)N00°18'06"E 426.97'(M,P2)LOT 47
LOT 1
LOT 2LOT 3LOT 4LOT 6LOT 7LOT 8LOT 9LOT 10LOT 11LOT 13LOT 14LOT 15LOT 16LOT 17LOT 18LOT 19LOT 5LOT 12LOT 46 LOT 45 LOT 44 LOT 43 LOT 42
LOT 41
LOT 40
LOT 39
LOT 38
LOT 37
LOT 36
LOT 35
LOT 34
LOT 33
LOT 32
LOT 20
LOT 21
LOT 22
LOT 23
LOT 24
LOT 25
LOT 26
LOT 27
LOT 28
LOT 29
LOT 30
LOT 31
10' UTILITY
EASEMENT
DEDICATED
WITH PLAT
10' UTILITY
EASEMENT
DEDICATED
WITH PLAT
7'
UTILITY
EASEMENT
DEDICATED
WITH
PLAT
7' UTILITY
EASEMENT
DEDICATED
WITH PLAT
7'
UTILITY
EASEMENT
DEDICATED
WITH
PLAT
10' UTILITY
EASEMENT
DEDICATED
WITH PLAT
10' UTILITY
EASEMENT
DEDICATED
WITH PLAT
62' RIGHT-OF-WAY
DEDICATED WITH PLAT
62'
RIGHT-OF-WAY
DEDICATED
WITH PLAT
LINE TABLE
CURVE TABLE
OWNERS: JNIK, LLC & JIM F. NIKODYM REVOCABLE TRUST
SUBDIVIDER: JNIK, LLC & JIM F. NIKODYM REVOCABLE TRUST
SURVEYOR: OLSSON
ENGINEER: OLSSON
NUMBER OF LOTS: 47
FAX 308.384.8752
TEL 308.384.8750
201 East 2nd Street
Grand Island, NE 68801
A REPLAT OF ALL OF LOT 2, NIKODYM SECOND SUBDIVISION, IN THE CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA.
SAID TRACT CONTAINS A CALCULATED AREA OF 581510.82 SQUARE FEET OR 13.350 ACRES MORE OR LESS.
I HEREBY CERTIFY THAT ON ______________________, 20__, I COMPLETED AN ACCURATE SURVEY, UNDER MY
PERSONAL SUPERVISION, OF A TRACT OF LAND CONSISTING OF A REPLAT OF ALL OF LOT 2, NIKODYM SECOND
SUBDIVISION, IN THE CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA, AS SHOWN ON THE ACCOMPANYING PLAT
THEREOF; THAT IRON MARKERS, EXCEPT WHERE INDICATED, WERE FOUND AT ALL CORNERS; THAT THE DIMENSIONS
ARE AS SHOWN ON THE PLAT; AND THAT SAID SURVEY WAS MADE WITH REFERENCE TO KNOWN AND RECORDED
MONUMENTS.
_______________________________________________________
JAI JASON ANDRIST, REGISTERED LAND SURVEYOR NUMBER, LS-630
KNOW ALL MEN BY THESE PRESENTS, THAT JNIK, LLC, A NEBRASKA LIMITED LIABILITY COMPANY AND MIRIAM I.
NIKODYM, SUCCESSOR TRUSTEE OF THE JIM F. NIKODYM REVOCABLE TRUST, BEING THE OWNERS OF THE LAND
DESCRIBED HEREON, HAVE CAUSED SAME TO BE SURVEYED, SUBDIVIDED, PLATTED AND DESIGNATED AS "
A REPLAT OF ALL OF LOT 2, NIKODYM SECOND SUBDIVISION, IN THE CITY OF GRAND
ISLAND, HALL COUNTY, NEBRASKA, AS SHOWN ON THE ACCOMPANYING PLAT THEREOF AND DO HEREBY DEDICATE THE
ROAD RIGHT OF WAY, AS SHOWN THEREON TO THE PUBLIC FOR THEIR USE FOREVER: AND HEREBY DEDICATE THE
EASEMENTS, AS SHOWN THEREON TO THE PUBLIC FOR THEIR USE FOREVER FOR THE LOCATION, CONSTRUCTION AND
MAINTENANCE FOR PUBLIC SERVICE UTILITIES, TOGETHER WITH THE RIGHTS OF INGRESS AND EGRESS HERETO, AND
HEREBY PROHIBITING THE PLANTING OF TREES, BUSHES AND SHRUBS, OR PLACING OTHER OBSTRUCTIONS UPON, OVER,
ALONG OR UNDERNEATH THE SURFACE OF SUCH EASEMENTS; AND THAT THE FOREGOING ADDITION AS MORE
PARTICULARLY DESCRIBED IN THE DESCRIPTION HEREON AS APPEARS ON THIS PLAT IS MADE WITH THE FREE CONSENT
AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS AND PROPRIETORS.
IN WITNESS WHEREOF, I HAVE AFFIXED MY SIGNATURE HERETO,
AT ________________, NEBRASKA, AT ________________, NEBRASKA,
THIS ____ DAY OF ________, 20__. THIS ____ DAY OF ________, 20__.
______________________________ ____________________________
JOHN NIKODYM, MANAGER MIRIAM I. NIKODYM, SUCCESSOR TRUSTEE
JNIK, LLC, A NEBRASKA LIMITED LIABILITY COMPANY JIM F. NIKODYM REVOCABLE TRUST
BEFORE ME, A NOTARY PUBLIC WITHIN AND FOR SAID COUNTY, PERSONALLY APPEARED
JOHN NIKODYM, MANAGER, JNIK, LLC, A NEBRASKA LIMITED LIABILITY COMPANY, TO ME PERSONALLY KNOWN TO BE
THE IDENTICAL PERSON WHOSE SIGNATURE IS AFFIXED HERETO AND ACKNOWLEDGED THE EXECUTION THEREOF TO BE
HIS VOLUNTARY ACT AND DEED. IN WITNESS WHEREOF, I HAVE HEREUNTO SUBSCRIBED MY NAME AND AFFIXED MY
OFFICIAL SEAL AT ___________________ , NEBRASKA, ON THE DATE LAST ABOVE WRITTEN.
THIS ____ DAY OF ____________, 20__.
_____________________________
NOTARY PUBLIC
SUBMITTED TO AND APPROVED BY THE REGIONAL PLANNING COMMISSION OF HALL
COUNTY, CITIES OF GRAND ISLAND, WOOD RIVER, AND THE VILLAGES OF ALDA, CAIRO,
AND DONIPHAN, NEBRASKA.
_______________________________ __________
CHAIRPERSON DATE
APPROVED AND ACCEPTED BY THE CITY OF GRAND ISLAND, NEBRASKA
THIS ____ DAY OF ______ , 2021.
_______________________________
MAYOR
_______________________________
CITY CLERK
PROPERTY LINE
SET CORNER (5/8"x24" REBAR W/CAP)
MEASURED DISTANCE
PLATTED DISTANCE SUPER BOWL SUB
M
P
SUBDIVISION LINE
NEW PROPERTY LINE
FOUND CORNER (5/8" REBAR W/CAP OR AS NOTED)
PLATTED DISTANCE NIKODYM SUBP1
BEFORE ME, A NOTARY PUBLIC WITHIN AND FOR SAID COUNTY, PERSONALLY APPEARED MIRIAM I. NIKODYM,
SUCCESSOR TRUSTEE OF THE JIM F. NIKODYM REVOCABLE TRUST, TO ME PERSONALLY KNOWN TO BE THE IDENTICAL
PERSON WHOSE SIGNATURE IS AFFIXED HERETO AND ACKNOWLEDGED THE EXECUTION THEREOF TO BE HIS VOLUNTARY
ACT AND DEED. IN WITNESS WHEREOF, I HAVE HEREUNTO SUBSCRIBED MY NAME AND AFFIXED MY OFFICIAL SEAL AT
___________________ , NEBRASKA, ON THE DATE LAST ABOVE WRITTEN.
THIS ____ DAY OF ____________, 20__.
_____________________________
NOTARY PUBLIC
PLATTED DISTANCE NIKODYM 2nd SUBP2
L8
L9LOT 39
DETAIL 'A'
THIS SHEET
Grand Island Regular Meeting - 1/5/2022 Page 112 / 123
Grand Island Regular Meeting - 1/5/2022 Page 113 / 123
Hall County Regional Planning
Commission
Wednesday, January 5, 2022
Regular Meeting
Item J2
Final Plat - WWTP Subdivision - Grand Island
Staff Contact:
Grand Island Regular Meeting - 1/5/2022 Page 114 / 123
BRONCO RDSHADY BEND RD SBISMARK RDE MAIN ST SGREGORY AVE E
SWIFT RD EMUSEUM DRKUESTERLKWWTPSubdivision
®
Scale: NONEFor Illustration Purposes
PROPOSED SUBDIVISIONLOCATION MAP
Grand Island Regular Meeting - 1/5/2022 Page 115 / 123
S89°29'51"E 2647.49'(M)S01°37'37"W 2795.23'(M) 2795.9'(R1)SWIFT ROAD MUSEUM DRIVES38°18'03"W
84.76'(M) 84.98'(D1)
S18°29'46"W
213.57'(M) 213.67'(D1)
S66°36'27"W
224.89'(M) 224.98'(D1)S00°10'36"W 1929.16'(M)S01°37'37"W 253.58'(M)S54°01'27"W
87.60'(M,P2)
S72°49'1
7
"
W
176.88'(M
)
177'(P2,
P
4
)
S08°43'13"E
139.33'(M)S54°01'27"W
37.11'(M)
37.3(P2,P4)
219.06'(M
)
S72°49'1
7
"
W
S29°49'59"W 508.12'(M)N89°08'07"W 1018.85'(M) 1320'(P1)
S54°01'27"W
50.49'(M)
N89°37'51"W 674.37'(M) 674.72'(D2)252.62'(D2)252.82'(M)N00°07'52"WN48°29'58"E 900.60'(
M) 899.72'(
D2)S00°01'43"E 853.93'(M)N00°01'43"W
66.00'(M)
N89°37'51"W 634.37'(M)S00°01'43"E 818.30'(M)N00°12'33"E 1324.58'(M)S57°52'36"W
121.40'(M,R)
N89°37'51"W
40.00'(M)
N48°29'58"E 847.22'(
M)
N48°30'10"E
53.38'(M)S00°01'43"E 919.93'(M,D2)LOT 2
LOT 1 S00°01'43"E 2632.83'(M) 2633.0'(R1)2633'(P7)MATCH LINE A-A
COUNTY ROAD ROW LINE
SECTION CORNER
SECTION LINE
SET CORNER (5/8"x24" REBAR W/CAP)
PROPERTY LINE
NEW ROW LINE
FOUND CORNER (AS NOTED)
FAX 308.384.8752
TEL 308.384.8750
201 East 2nd Street
Grand Island, NE 68801
SUBDIVISION/PROPERTY LINE
POB LOT 2
POB LOT 1
CALCULATED CORNER (CORNER FALLS IN WATER)
R RECORDED DISTANCE L. R. RUDD 8-5-1942
R1 RECORDED DISTANCE L. R. RUDD 3-29-1934 SURVEY REC VOL 2, PG 254
D DEEDED DISTANCE DOC NO 94-101233 FILED 2-11-1994
D1 DEEDED DISTANCE DOC NO 77-001804 FILED 4-11-1977
D2 DEEDED DISTANCE INST NO 200409168 FILED 9-15-2004
D3 DEEDED DISTANCE INST NO 200105340 FILED 6-5-2001
D4 DEEDED DISTANCE INST NO 201006308 FILED 9-2-2010
D5 DEEDED DISTANCE INST NO 200401243 FILED 2-12-2004
P PLATTED DISTANCE
P1 PLATTED DISTANCE INDUSTRIAL ADD
P2 PLATTED DISTANCE B&T SUB
P3 PLATTED DISTANCE SHADY LANE SUB
P4 PLATTED DISTANCE BILLY POE SUB
P5 PLATTED DISTANCE ADVENT SUB
P6 PLATTED DISTANCE SHADY LANE SECOND SUB
P7 PLATTED DISTANCE SASS' SUB
Grand Island Regular Meeting - 1/5/2022 Page 116 / 123
S01°37'37"W 2795.23'(M) 2795.9'(R1)S23°26'17"W
146.70'(M)
146.91'(P2,P3)
146.74'(P6)
S46°23'43"E
67.10'(M) 67.14'(P2,P3)
67.08'(P6)
S00°48'20"E
100.21'(M) 100.25'(P2,P3,P6)
S33°30'57"W
243.16'(M) 243.29'(P2)
S16°06'06"W
190.42'(M) 190.36'(P2,P5)
S16°05'36"W
40.21'(M) 40.20'(P2,P5)
S02°02'06"W
145.85'(M) 145.8'(P2,P5)
N62
°
0
5
'
5
2
"
W
1
0
7
9
.
8
1
'
(
M
)
1
0
8
8
.
1
8
'
(
D
5
)
N82°51'38"E
279.19'(M)
279.22'(D,D4,D5)
312.4
5'(
D,
D
5)
312.6
2'(
M)
N59°2
6'
3
7
"
E N40°27'27"E234.62'(M)
N27°07'42"E
118.76'(M) 118.45'(D,D5)328.07'(D5)327.67'(M)N14°12'58"ES00°10'49"W 727.28'(M)S62°02'21"E
202.07'(M)230.56'(P2) 230.64'(M)S16°06'01"W274.22'(D1)273.91'(M)S33°31'07"WS64°
1
0
'
3
1
"
E
341.
2
7
'
(
M
,
D
4
)
N11°44'22"E
99.34'(M)
100'(D4)
N65
°
4
4
'
3
4
"
W
263.
7
1
'
(
M
,
D
4
)
S72°0
7
'
3
4
"
E
215.0
0
'
(
M
,
D
)
N13°28'31"W
146.43'(M) 146.6'(D)
N69°13'24"W
90.00'(M,D)S57°21'23"W
253.36'(M,P2) 253.44'(P5)
N89°08'07"W 1018.85'(M) 1320'(P1)
S04°17'33"E
41.60'(M)
N40°27'27"E
115.54'(M)
N59°26'37"E
222.59'(M)
222.18'(D4)
N27°07'42"E
98.82'(M)
FAX 308.384.8752
TEL 308.384.8750
201 East 2nd Street
Grand Island, NE 68801
NORTHEAST CORNER, SEC. 14-T11N-R9W
FOUND SURVEY SPIKE w/ID WASHER AT GRADE IN
CENTERLINE ASPHALT ROAD INTERSECTION
NW 51.18' TO RED HEAD NAIL IN POWER POLE
SW 45.08' TO RED HEAD NAIL IN POWER POLE
SSW 62.05' TO TOP OPERATION NUT ON FIRE HYDRANT
SE 48.80' TO NEAR FACE OF STEEL CORNER FENCE POST
NORTHWEST CORNER, SOUTHEAST 1/4, SEC. 14-T11N-R9W
FOUND 1/2" IRON PIPE w/PSC, 0.3' BELOW GRADE, SOUTH
BANK OF OUTFALL DITCH
S 14.70' TO BACK OF CURB ON SWIFT ROAD
SE 66.90' TO 'X' NAIL IN POWER POLE
ESE 14.72' TO 5/8" REBAR
NE 47.63' TO CHISELED 'X' NORTH END OF WEST
CONCRETE BRIDGE RAIL
EAST 1/4 CORNER, SEC. 14-T11N-R9W
FOUND SURVEY SPIKE w/WASHER AT GRADE IN
CENTERLINE NORTH/SOUTH ASPHALT ROAD
E 22.32' TO CHISELED 'X' IN SE WGW
W 21.42' TO CHISELED 'X' IN SW WGW
SW 46.53' TO MAG NAIL IN POWER POLE
WSW 25.90' TO MAG NAIL IN WOODEN GDR POST
SOUTH 1/4 CORNER, SEC. 14-T11N-R9W
FOUND SURVEY SPIKE AT GRADE IN ASPHALT ROAD
INTERSECTION
N 2.0' TO CENTERLINE EAST/WEST ROAD
E 4.0' TO CENTERLINE NORTH/SOUTH ROAD
NW 54.13' TO MAG NAIL w/WASHER IN POWER POLE
SW 43.81' TO MAG NAIL w/WASHER IN POWER POLE
SE 51.75' TO MAG NAIL w/WASHER IN POWER POLE
MATCH LINE A-A
COUNTY ROAD ROW LINE
SECTION CORNER
SECTION LINE
SET CORNER (5/8"x24" REBAR W/CAP)
PROPERTY LINE
NEW ROW LINE
FOUND CORNER (AS NOTED)
SUBDIVISION/PROPERTY LINE
CALCULATED CORNER (CORNER FALLS IN WATER)
R RECORDED DISTANCE L. R. RUDD 8-5-1942
R1 RECORDED DISTANCE L. R. RUDD 3-29-1934 SURVEY REC VOL 2, PG 254
D DEEDED DISTANCE DOC NO 94-101233 FILED 2-11-1994
D1 DEEDED DISTANCE DOC NO 77-001804 FILED 4-11-1977
D2 DEEDED DISTANCE INST NO 200409168 FILED 9-15-2004
D3 DEEDED DISTANCE INST NO 200105340 FILED 6-5-2001
D4 DEEDED DISTANCE INST NO 201006308 FILED 9-2-2010
D5 DEEDED DISTANCE INST NO 200401243 FILED 2-12-2004
P PLATTED DISTANCE
P1 PLATTED DISTANCE INDUSTRIAL ADD
P2 PLATTED DISTANCE B&T SUB
P3 PLATTED DISTANCE SHADY LANE SUB
P4 PLATTED DISTANCE BILLY POE SUB
P5 PLATTED DISTANCE ADVENT SUB
P6 PLATTED DISTANCE SHADY LANE SECOND SUB
P7 PLATTED DISTANCE SASS' SUB
Grand Island Regular Meeting - 1/5/2022 Page 117 / 123
LOT 1
A TRACT OF LAND CONSISTING OF PART OF LOTS 57-61 AND 85-92, ALL IN INDUSTRIAL ADDITION; PART OF LOTS 1 AND 2, ON THE
MAINLAND; PART OF THE SOUTHEAST QUARTER (SE1/4) OF SECTION FOURTEEN (14), TOWNSHIP ELEVEN (11) NORTH, RANGE NINE
(9) WEST OF THE 6TH P.M., CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE EAST 1/4 CORNER, SAID POINT BEING THE POINT OF BEGINNING; THENCE ON AN ASSUMED BEARING OF
S01°37'37"W, ALONG THE EAST LINE OF THE SOUTHEAST 1/4, A DISTANCE OF 253.58 FEET TO A NORTHERLY CORNER OF B & T
SUBDIVISION; THENCE S54°01'27"W A DISTANCE OF 87.60 FEET TO A WESTERLY CORNER OF LOT 1, BILLY POE SUBDIVISION; THENCE
S08°43'13"E, ALONG A WESTERLY LINE OF SAID LOT 1, A DISTANCE OF 139.33 FEET; THENCE S72°49'17"W A DISTANCE OF 219.06
FEET; THENCE S29°49'59"W A DISTANCE OF 508.12 FEET; THENCE S57°52'36"W A DISTANCE OF 121.40 FEET; THENCE S38°18'03"W A
DISTANCE OF 84.76 FEET; THENCE S38°18'03"W A DISTANCE OF 84.76 FEET; THENCE S18°29'46"W A DISTANCE OF 213.57 FEET;
THENCE S66°36'27"W A DISTANCE OF 224.89 FEET; THENCE S33°31'07"W A DISTANCE OF 273.91 FEET; THENCE S04°17'33"E A
DISTANCE OF 41.60 FEET TO A POINT ON THE WESTERLY LINE OF LOT 1, ADVENT SUBDIVISION; THENCE S57°21'23"W, ALONG SAID
WESTERLY LINE OF LOT 1, ADVENT SUBDIVISION, A DISTANCE OF 253.36 FEET; THENCE S02°02'21"W, ALONG SAID WESTERLY LINE OF
LOT 1, A DISTANCE OF 145.85 FEET; THENCE S16°11'42"W, ALONG SAID WESTERLY LINE OF LOT 1, A DISTANCE OF 36.31 FEET TO THE
SOUTHWEST CORNER OF SAID LOT 1, ADVENT SUBDIVISION AND ALSO BEING THE NORTHWEST CORNER OF LOT 3, B & T
SUBDIVISION; THENCE S16°04'46"W, ALONG THE WESTERLY LINE OF SAID LOT 3, B & T SUBDIVISION, A DISTANCE OF 194.33 FEET;
THENCE S33°30'57"W, ALONG SAID WESTERLY LINE OF LOT 3, B & T SUBDIVISION AND THE WESTERLY LINE OF LOT 1, SHADY LANE
SECOND SUBDIVISION, A DISTANCE OF 243.16 FEET; THENCE S00°48'20"E, ALONG SAID WESTERLY LINE OF LOT 1, SHADY LANE
SECOND SUBDIVISION, A DISTANCE OF 100.21 FEET; THENCE S46°23'43"E, ALONG SAID WESTERLY LINE OF LOT 1, A DISTANCE OF
67.10 FEET; THENCE S23°26'17"W, ALONG SAID WESTERLY LINE OF LOT 1, A DISTANCE OF 146.70 FEET TO A POINT ON THE
NORTHEASTERLY BNSF RAILROAD RIGHT-OF-WAY LINE; THENCE N62°05'52"W, ALONG SAID NORTHEASTERLY RAILROAD
RIGHT-OF-WAY LINE, A DISTANCE OF 1079.81 FEET; THENCE N82°51'38"E A DISTANCE OF 279.19 FEET; THENCE N59°26'37"E A
DISTANCE OF 222.59 FEET; THENCE S64°10'31"E A DISTANCE OF 341.27 FEET; THENCE N11°44'22"E A DISTANCE OF 99.34 FEET;
THENCE N65°44'34"W A DISTANCE OF 263.71 FEET; THENCE N40°27'27"E A DISTANCE OF 115.54 FEET; THENCE S72°07'34"E A
DISTANCE OF 215.00 FEET; THENCE N13°28'31"W A DISTANCE OF 146.43 FEET; THENCE N69°13'24"W A DISTANCE OF 90.00 FEET;
THENCE N27°07'42"E A DISTANCE OF 98.82 FEET; THENCE N14°12'58"E A DISTANCE OF 327.67 FEET TO A POINT ON THE SOUTH LINE
OF LOT 89, INDUSTRIAL ADDITION; THENCE N89°08'07"W, ALONG THE SOUTH LINE OF LOTS 89-92, INDUSTRIAL ADDITION, A
DISTANCE OF 1018.85 FEET TO THE SOUTHWEST CORNER OF SAID LOT 92, INDUSTRIAL ADDITION; THENCE N00°12'33"E ALONG THE
WEST LINE OF LOTS 92, 85, 61, AND 54, INDUSTRIAL ADDITION, A DISTANCE OF 1324.58 FEET TO THE NORTHWEST CORNER OF LOT
54 AND ALSO BEING THE NORTHWEST CORNER OF THE SOUTHEAST 1/4 OF SAID SECTION 14-T11N-R9W; THENCE S89°29'51"E,
ALONG THE NORTH LINE OF THE SOUTHEAST 1/4 OF SAID SECTION 14, A DISTANCE OF 2647.49 FEET TO THE POINT OF BEGINNING.
SAID TRACT CONTAINS A CALCULATED AREA OF 3,807,796.03 SQUARE FEET OR 87.415 ACRES MORE OR LESS OF WHICH 0.247 ACRES
IS NEW DEDICATED ROAD RIGHT-OF-WAY.
AND
LOT 2
A TRACT OF LAND CONSISTING OF PART OF THE NORTHEAST QUARTER (NE1/4) OF SECTION FOURTEEN (14), TOWNSHIP ELEVEN (11)
NORTH, RANGE NINE (9) WEST OF THE 6TH P.M., CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA AND MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
COMMENCING AT THE EAST 1/4 CORNER; THENCE ON AN ASSUMED BEARING OF N00°01'43"W, ALONG THE EAST LINE OF THE
NORTHEAST QUARTER, A DISTANCE OF 33.00 FEET TO THE POINT OF BEGINNING; THENCE N89°37'51"W, ALONG THE NORTH LINE OF
A 66 FT. WIDE OUTFALL DITCH RECORDED IN MISC BOOK R, PAGE 29, DATED 11-27-1925, A DISTANCE OF 674.37 FEET; THENCE
N00°07'52"W A DISTANCE OF 252.82 FEET; THENCE N48°29'58"E A DISTANCE OF 900.60 FEET TO A POINT ON SAID EAST LINE;
THENCE S00°01'43"E, ALONG SAID EAST LINE, A DISTANCE OF 853.93 FEET TO THE POINT OF BEGINNING. SAID TRACT CONTAINS A
CALCULATED AREA OF 373,362.92 SQUARE FEET OR 8.571 ACRES MORE OR LESS OF WHICH 0.768 ACRES IS NEW DEDICATED ROAD
RIGHT-OF-WAY.
I HEREBY CERTIFY THAT ON ______________________, 2021, I COMPLETED AN ACCURATE SURVEY, UNDER MY PERSONAL
SUPERVISION, OF A TRACT OF LAND CONSISTING OF PART OF LOTS 57-61 AND 85-92, ALL IN INDUSTRIAL ADDITION; PART OF LOTS 1
AND 2, ON THE MAINLAND; PART OF THE SOUTHEAST QUARTER (SE1/4) AND PART OF THE NORTHEAST QUARTER (NE1/4), ALL OF
SECTION FOURTEEN (14), TOWNSHIP ELEVEN (11) NORTH, RANGE NINE (9) WEST OF THE 6TH P.M., CITY OF GRAND ISLAND, HALL
COUNTY, NEBRASKA , AS SHOWN ON THE ACCOMPANYING PLAT THEREOF; THAT IRON MARKERS, EXCEPT WHERE INDICATED, WERE
FOUND AT ALL CORNERS; THAT THE DIMENSIONS ARE AS SHOWN ON THE PLAT; AND THAT SAID SURVEY WAS MADE WITH
REFERENCE TO KNOWN AND RECORDED MONUMENTS.
_______________________________________________________
JAI JASON ANDRIST, REGISTERED LAND SURVEYOR NUMBER, LS-630
KNOW ALL MEN BY THESE PRESENTS, THAT THE CITY OF GRAND ISLAND, BEING THE OWNERS OF THE LAND DESCRIBED HEREON,
HAVE CAUSED SAME TO BE SURVEYED, SUBDIVIDED, PLATTED AND DESIGNATED AS "" IN PART OF LOTS
57-61 AND 85-92, ALL IN INDUSTRIAL ADDITION; PART OF LOTS 1 AND 2, ON THE MAINLAND; PART OF THE SOUTHEAST QUARTER
(SE1/4) AND PART OF THE NORTHEAST QUARTER (NE1/4), ALL OF SECTION FOURTEEN (14), TOWNSHIP ELEVEN (11) NORTH, RANGE
NINE (9) WEST OF THE 6TH P.M., CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA, AS SHOWN ON THE ACCOMPANYING PLAT
THEREOF AND DO HEREBY DEDICATE THE ROAD RIGHT OF WAY, AS SHOWN THEREON TO THE PUBLIC FOR THEIR USE FOREVER: AND
THAT THE FOREGOING SUBDIVISION AS MORE PARTICULARLY DESCRIBED IN THE DESCRIPTION HEREON AS APPEARS ON THIS PLAT IS
MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS AND PROPRIETORS.
IN WITNESS WHEREOF, I HAVE AFFIXED MY SIGNATURE HERETO, AT ________________, NEBRASKA,
THIS ____ DAY OF ____________, 2021.
_______________________________________
ROGER STEELE, MAYOR, CITY OF GRAND ISLAND
ON THIS ____ DAY OF ________________, 2021, BEFORE ME, A NOTARY PUBLIC WITHIN AND FOR SAID COUNTY, PERSONALLY
APPEARED ROGER STEELE, MAYOR, CITY OF GRAND ISLAND, TO BE PERSONALLY KNOWN TO BE THE IDENTICAL PERSON WHOSE
SIGNATURE IS AFFIXED HERETO AND ACKNOWLEDGED THE EXECUTION THEREOF TO BE HIS VOLUNTARY ACT AND DEED. IN WITNESS
WHEREOF, I HAVE HEREUNTO SUBSCRIBED MY NAME AND AFFIXED MY OFFICIAL SEAL AT __________________ , NEBRASKA, ON THE
DATE LAST ABOVE WRITTEN.
MY COMMISSION EXPIRES ___________
_____________________________
NOTARY PUBLIC
OWNERS: CITY OF GRAND ISLAND
SUBDIVIDER: CITY OF GRAND ISLAND
SURVEYOR: OLSSON
ENGINEER: OLSSON
NUMBER OF LOTS: 2
SUBMITTED TO AND APPROVED BY THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, CITIES OF GRAND ISLAND, WOOD
RIVER, AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN, NEBRASKA.
_______________________________ __________
CHAIRPERSON DATE
APPROVED AND ACCEPTED BY THE CITY OF GRAND ISLAND, NEBRASKA
THIS ____ DAY OF ______ , 2021.
_______________________________
MAYOR
_______________________________
CITY CLERK
FAX 308.384.8752
TEL 308.384.8750
201 East 2nd Street
Grand Island, NE 68801
Grand Island Regular Meeting - 1/5/2022 Page 118 / 123
Grand Island Regular Meeting - 1/5/2022 Page 119 / 123
Hall County Regional Planning
Commission
Wednesday, January 5, 2022
Regular Meeting
Item J3
Final Plat - C & C Smith Subdivision - (ETJ) -
Staff Contact:
Grand Island Regular Meeting - 1/5/2022 Page 120 / 123
GUENTHER RD W US HIGHWAY 281 SUS HIGHWAY 281 SC & C SmithSubdivision
®
Scale: NONEFor Illustration Purposes
PROPOSED SUBDIVISIONLOCATION MAP
Legend
Parcel
Grand Island Regular Meeting - 1/5/2022 Page 121 / 123
40' RIGHT OF WAYC & C Smith SubdivisionHall County, Nebraska1" = 100'12/22/2021Brent C.1 OF 1INITIAL POINT SURVEYING LLC1811 W 2nd Street; Suite 280Grand Island, NE 68803308-383-6754 Cell308-675-4141 Office(El/2 El/2 SWl/4 SEl/4) of Section Twelve (12),Township Ten (10) North, Range Ten (10) WestScale 1" = 60'SURVEYORS CERTIFICATE I hereby certify that on December 2, 2021, I completed anaccurate survey of 'C & C SMITH SUBDIVISION', in HallCounty, Nebraska, as shown on the accompanying plat thereof;that the lots, blocks, streets, avenues, alleys, parks, commonsand other grounds as contained in said subdivision as shownon the accompanying plat thereof are well and accuratelystaked off and marked; that iron markers were placed at all lotcorners; that the dimensions of each lot are as shown on theplat; that each lot bears its own number; and that said surveywas made with reference to known and recorded monuments.____________________________________Brent D CyboronNebraska Professional Registered Land Surveyor No. 727ACKNOWLEDEGEMENTState of NebraskaCounty of Hall On the ____day of _______ , 2022, before me ___________________ a NotaryPublic within and for said County, personally appeared Curt Smith and Christine Smithmarried Couple, and to me personally known to be the identical person whose signatureis affixed hereto, and that he did acknowledge the execution thereof to be his voluntaryact and deed. IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed my officialseal at Grand Island, Nebraska, on the date last above written. My commission expires __________________ .20________________________________ Notary PublicLEGAL DESCRIPTIONPart of the Instrument Number: 0200700153The East Half of the East Half of the Southwest Quarter of the Southeast Quarter (El/2 El/2 SWl/4SEl/4) of Section Twelve (12), Township Ten (10) North, Range Ten (10) West of the 6th P.M.,Hall County, Nebraska excepting a tract of ground more particularly described as follows: ATract of land located in the Southwest Quarter of the Southeast Quarter (SW1/4SE1/4) of SectionTwelve (12), Township Ten (10) North, Range Ten (10) West of the 6th P.M., Hall County, Nebraska,described as commencing at the Southeast corner of the Southwest Quarter of the SoutheastQuarter (SW1/4SE1/4) of Section Twelve (12) above described, thence running in a Northerlydirection along and upon the East line of the Southwest Quarter of the Southeast Quarter(SW1/4SE1/4) a distance of 330 feet; thence at right angle West a distance of 132 feet; thence at aright angle South a distance of 330 feet to a point on the South line of the Southwest Quarter of theSoutheast Quarter (SW1/4SE1/4), thence at a right angle on said line a distance of 132 feet to theplace of beginning&A tract of land located in the Southwest Quarter of the Southeast Quarter (SW1/4SE1/4) ofSection Twelve (12), Township Ten (10) North, Range Ten(10) West of the 6th P.M., Hall County,Nebraska, described as commencing at the Southeast corner of the Southwest Quarter of theSoutheast Quarter (SW1/4SE1/4) of Section Twelve (12), thence running in a Northerly directionalong and upon the East line of the Southwest Quarter of the Southeast Quarter(SW1/4SE1/4) adistance of 330 Feet; thence at right angle West a distance of 132 feet; thence at a right angleSouth a distance of 330 :Feet to a point on the South line of the Southwest Quarter of theSoutheast Quarter (SW1/4SE1/4), thence at a right angle on said line a distance of 132 feet to theplace of beginning - Corner Found 1/2" Pipe Unless Otherwise Noted - 1/2 Rebar Placed W/Survey Cap Unless Otherwise Noted - Temporary PointAll Distances on Curves areChord DistanceR - Recorded DistanceA- Actual DistanceP- Prorated DistanceLegendDEDICATIONKNOW ALL MEN BY THESE PRESENTS, that Curt Smith and Christine Smith Husband and Wife,being the owners of the land described hereon, has caused same to be surveyed, subdivided, plattedand designated as C & C SMITH SUBDIVISION' in Hall County, Nebraska, as shown on theaccompanying plat thereof, and do hereby dedicate the easements, if any, as shown thereon for thelocation, construction and maintenance of public service utilities, together with the right of ingress andegress thereto, and hereby prohibiting the planting of trees, bushes and shrubs, or placing otherobstructions upon, over, along or underneath the surface of such easements; and that the foregoingsubdivision as more particularly described in the description hereon as appears on this plat is madewith the free consent and in accordance with the desires of the undersigned owner and proprietor.IN WITNESS WHEREOF, I have affixed my signature hereto, at Grand Island, Nebraska. Curt Smith Christine Smith Date____________Date_____________APPROVALSSubmitted to and approved by the Regional Planning Commissionof Hall County, Grand Island and Wood River, and The Villagesof Alda, Cairo, and Doniphan, NebraskaChairmanDate Approved and accepted by the Hall County Board of Supervisors, thisDay of , 2022_________________________ Chairman of the BoardApproved and accepted by the City of Grand Island, Hall County, Nebraska this________Day of , 2022Mayor City ClerkC & C SMITH SUBDIVISIONS1/4 CornerSec 12 T10N R10WFd. PipeGUENTHER ROADN 86°54'03" E 1021.38' AN 86°54'03" E 315.46' A313.34' A S 86°53'01" ES 00°23'30" E 342.00' A)N 86°54'03" E 1361.84' ASE CornerSec 12 T10N R10WFd. Survey MarkerLOT 12.466 Acres +/-S 00°45'05" E 342.00' AN 86°54'03" E 315.21' AGrand IslandRegular Meeting - 1/5/2022Page 122 / 123
Grand IslandRegular Meeting - 1/5/2022Page 123 / 123