05-11-2022 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, May 11, 2022
Regular Meeting Packet
Commission Members:
Judd Allan Hall County
Tony Randone Grand Island
Darrell Nelson Grand Island
Hector Rubio Grand Island
Leonard Rainforth Hall County
Nick Olson Doniphan
Tyler Doane Wood River
Robin Hendricksen Grand Island
Jaye Monter Cairo Vice Chairperson
Pat O’Neill Hall County Chairperson
Greg Robb Hall County
Leslie Ruge Alda Secretary
Regional Planning Director: Chad Nabity
Planning Technician:
Rashad Moxey
Administrative Assistant:
Norma Hernandez
6:00 PM
Grand Island Regular Meeting - 5/11/2022 Page 1 / 83
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, May 11, 2022
Regular Meeting
Item A1
Agenda - May 11, 2022
Staff Contact:
Grand Island Regular Meeting - 5/11/2022 Page 3 / 83
AGENDA AND NOTICE OF MEETING
Wednesday, May 11, 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 April 6, 2022.
3. Request Time to Speak.
4. Public Hearing – Redevelopment Plan-Grand Island. Public Hearing Concerning a
redevelopment plan for CRA Area No. 36 to allow for redevelopment of property located
south of Nebraska Highway 2 and east of Independence Avenue along Montana Avenue in
Grand Island, Hall County, Nebraska. The request calls for redevelopment of this property for
residential uses. Resolution 2022-10 (C-25-22GI)
5. Public Hearing – Proposed Rezoning – Hall County. Proposed amendment to the PUD for
Wild Rose Ranch Estates Subdivision specific to Lots 1, 2 3, and Outlot D (Tern Drive).
Located south of Whooping Crane Drive in Hall County Nebraska. (C-27-2022GI)
1. Wild Rose Ranch Second Subdivision
6. Public Hearing – Zoning Text Amendment- Grand Island. Public Hearing to consider
amending section 36-55 Secondary Agriculture Zone to add Trailer Washout as a listed
conditional use. (C-28-22HC).
Consent Agenda
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7. Final Plat – Riskowski Acres Subdivision – Wood River ETJ: Located west of Burwick
Road and south of north of Wood River Road (1 lot, 3.32 acres).
8. Final Plat – Graham Acres Subdivision – Wood River: Generally located north of Wood
River Road and east of Walnut Street extended. (1 lot, 0.63 acres).
9. Comprehensive Plans
Update June 8 Kickoff Meeting
Payment of Claims
10. Directors Report
Hazard Mitigation Plan Update
Community Beautification Award
11. Next Meeting June 1, 2022.
12. Adjourn.
PLEASE NOTE: This meeting is open to the public, and a current agenda is on file at the
office of the Regional Planning Commission, located on the second floor of City Hall in
Grand Island, Nebraska.
Grand Island Regular Meeting - 5/11/2022 Page 5 / 83
Staff Summary May 2022 Page 1
Staff Recommendation Summary
For Regional Planning Commission Meeting
May 11, 2022
4. Public Hearing – Redevelopment Plan-Grand Island. Public Hearing
Concerning a redevelopment plan for CRA Area No. 36 to allow for
redevelopment of property located south of Nebraska Highway 2 and east
of Independence Avenue along Montana Avenue in Grand Island, Hall
County, Nebraska. The request calls for redevelopment of this property for
residential uses 3 duplexes on 3 lots on property zoned RO Residential
Office. Resolution 2022-10 (C-25-22GI) See Full Recommendation
(Hearing, Discussion, Action)
5. Public Hearing – Proposed Rezoning – Hall County. Proposed
amendment to the PUD for Wild Rose Ranch Estates Subdivision specific
to Lots 1, 2 3, and Outlot D (Tern Drive). Located south of Whooping
Crane Drive in Hall County Nebraska. This proposed change will combine
Lots 1, 2 and 3 along with the proposed Tern Drive into a single building
lot. (C-27-2022GI) Also includes the final plat for Wild Rose Ranch
Estates Second Subdivision. See Full Recommendation (Hearing,
Discussion, Action)
6. Public Hearing – Zoning Text Amendment- Grand Island. Public
Hearing to consider amending section 36-55 Secondary Agriculture Zone
to add Trailer Washout as a listed conditional use. (C-28-22HC). See Full
Recommendation (Hearing, Discussion, Action)
Consent Agenda
7. Final Plat – Riskowski Acres Subdivision – Wood River ETJ:
Generally located west of Burwick Road and south of north of Wood River
Road (1 lot, 3.32 acres). This is an existing farmstead. The property is
zoned AG Agricultural.
8. Final Plat – Graham Acres Subdivision – Wood River: Generally
located north of Wood River Road and east of Walnut Street extended.
This is a farmstead lot split and is an addition to the City of Wood River.
The property is zoned TA Transitional Agriculture. The existing house is
served by both water and sewer. (1 lot, 0.63 acres).)
9. .Comprehensive Plan Update
1. Payment of Claims
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Staff Summary May 2022 Page 2
10. 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.
Community Beautification Award – Time to begin submitting
nominations.
Next Meeting June 1, 2022.
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Hall County Regional Planning
Commission
Wednesday, May 11, 2022
Regular Meeting
Item E1
Meeting Minutes - April 6, 2022
Staff Contact:
Grand Island Regular Meeting - 5/11/2022 Page 8 / 83
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
April 7, 2022
The meeting of the Regional Planning Commission was held Wednesday, April 7, 2022 at City
Hall – Grand Island, Nebraska. Notice of this meeting appeared in the “Grand Island
Independent” on March 26, 2022.
Present: Leslie Ruge Nick Olson Judd Allan
Pat O’Neill Leonard Rainforth Tyler Doane
Jaye Monter Hector Rubio Tony Randone
Greg Robb Darrell Nelson
Absent: Robin Hendricksen
Other:
Staff: Chad Nabity and Norma Hernandez
Press:
1.Call to order.
Chairman O’Neill called the meeting to order at 6:00 p.m.
O’Neill stated that this was a public meeting subject to the open meetings laws of the
State of Nebraska. 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 - 5/11/2022 Page 9 / 83
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 March 2, 2022 meeting.
A motion was made by Ruge and second by Rubio to approve the minutes of the
March 2, 2022 meeting.
The motion carried with nine members voting in favor (Nelson, Allan, O’Neill, Ruge,
Olson, Robb, Monter, Rainforth and Rubio) and two members abstaining and no
members voting no.
3.Request Time to Speak.
Ashley Shultz – 4232 Indian Grass Rd, Grand Island, NE – Item #6
Sean O’Oconnor – PO Box 5916 Grand Island, NE – Item #6
4.Contract Approval – Consideration of approval of a contract with Marvin Planning
Consultants to update the Comprehensive Development Plans along with a review of
the zoning and subdivision regulations for Grand Island and Hall County.
Nabity stated staff secured funding from the City of Grand Island and Hall County to
update the plans and regulations for these entities during the 2022, 23 and 24 fiscal
years. Two firms responded to the RFQ and a committee of Planning Commissioners,
Planning Department Staff, City and County Staff and Elected Officials representing
the City and the County met to review the qualifications and select a firm to negotiate a
contract with.
Marvin Planning Consultants was the first choice of the committee and staff has been
negotiating the price and scope of the contract. The attached contract for $220,000 is
slightly less than the amount committed by Grand Island and Hall County toward the
project. The contract also calls for adding in the small towns if they wish to join in.
Marvin Planning has indicated the cost for Alda to participate would be $15,000. Alda
is planning to budget funds during the 23 and 24 fiscal years. Doniphan would be
between $20,000 and $25,000, and they are still considering the proposal. Wood River
and Cairo both have newer plans and are not expected to participate.
It is expected that the process will take between 18 and 24 months from the time it
begins. Nabity also stated the contract was reviewed by City of Grand Island Legal
staff.
A motion was made by Rainforth and second by Randone to approve the contract with
Marvin Planning Consultants.
The motion was carried with eleven members voting in favor (Nelson, Allan, O’Neill,
Ruge, Olson, Robb, Monter, Rainforth, Rubio, Randone and Doane) and no members
voting no or abstaining.
5.Public Hearing – Zoning Regulations – Hall County – Public Hearing to consider
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reapproval of the Hall County Zoning Resolution with changes as recommended by
Planning Department Staff. (C-24-22HC)
O’Neill opened the public hearing.
Nabity stated Regional Planning department staff has reviewed the Hall County Zoning
Regulations and is suggesting a number of small changes throughout the document and
redrafted and has redrafted Article 8
No members of the public testified and no members of the commission had additional
questions.
O’Neill closed the public hearing.
A motion was made by Ruge and second by Rubio to recommend approval of
the Hall County Zoning Regulations with the suggested changes.
The motion was carried with eleven members voting in favor (Nelson, Allan, O’Neill,
Ruge, Olson, Robb, Monter, Rainforth, Rubio, Randone and Doane) and no members
voting no or abstaining.
6.Public Hearing – Proposed Rezoning – Grand Island – Proposed rezoning of a
Tract of Land Located in the Northwest Quarter (NW ¼) of Section 23, Township 11
North, Range 10 West of the 6th P.M., in the City of Grand Island, Hall County,
Nebraska, along with Lots 21, 23, 24, and 25 of Copper Creek 17th Subdivision
generally located east of Kenneth Drive and south of Indian Grass Road, from R2 –
Low Density Residential Zone to R3-SL - Medium Density Small Lot Residential
Zone. (C-23-2022GI)
O’Neill opened the public hearing.
Nabity stated a request was received change the remainder of Copper Creek the
undeveloped area from R2- Low Density Residential Zone to R3-SL – Medium Density
Small Lot Residential Zone. The R3-SL zoning district has less restrictive setbacks.
The property is designated for low to medium density residential use and is consistent
with the comprehensive plan and there are no proposed changes to the subdivision
layout. Nabity explained even if city council does not pass the proposed rezoning
change it does not impact the plat for the property because it is consistent with both.
Staff is recommending approval and is consistent with the comprehensive plan. Nabity
also mentioned he received emails in reference to the proposed rezoning.
Ashley Shultz – Mrs. Shultz was in attendance to protest the proposed rezoning request.
Mrs. Shultz read a letter to the commissioners and also provided a copy to the
commissioners. Mrs. Shultz presented a petition signed opposing the proposed
rezoning.
Sean O’connor – Mr. O’Connor explained the plans for the proposed rezoning area. He
stated that his primary reason is that the setbacks in the R3-SL allow for smaller front
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yards which will create larger backyards. His other reason is that the cost of
construction has increased tremendously over the past year and there is not any sign
that it will improve. This subdivision was intended to produce housing that people can
afford to buy. In order to meet that goal the style and types of housing in the
subdivision are going to have to change. The R3-SL zoning district gives more
flexibility to make those changes as needed.
O’Neill read the letters that were received to protest against the proposed rezoning
change and they were entered into the record. The letters (emails) were sent by
Derek Zulkolsoi and Nicole Zulkoski
O’Neill closed the public hearing
A motion was made by Ruge and second by Rubio to the recommendation to approve
the proposed rezoning from R2 – Low Density Residential Zone to R3-SL to Medium
Density Small Lot Residential Zone.
The motion did not carry with six members voting no (Nelson, Allan, O’Neill, Olson,
Rainforth and Randone) and five members voting yes (Ruge, Robb, Monter, Rubio and
Doane).
A motion was made by Rainforth and second by Allan to recommend denial of the
propsed rezoning from R2 – Low Density Residential Zone to R3-SL to Medium
Density Small Lot Residential Zone.
The motion did not carry with eleven members voting no (Nelson, Allan, O’Neill,
Ruge, Olson, Robb, Monter, Rainforth, Rubio, Randone and Doane) and no members
voting yes or abstaining.
A recommendation of no recommendation will be sent to City Council.
Consent Agenda
7.Final Plat – Rewerts Subdivision – Hall County - Located west Monitor Road and
south of Lepin Road. (2 lots, 7.721 acres)
8. Final Plat – Copper Creek 21st Subdivision – Grand Island – Generally located east
of Kenneth Drive and south of Thomas Street (20 lots, 4.917 acres)
9. Final Plat – Eynetich Subdivision – Grand Island ETJ – Located South of Abbott
Road and east of North Road. (1 lot, 3 acres)
10. Final Plat – Sargent Subdivision – Grand Island – Located north or Dodge
Street and west of Eugene Street (2 lots, 0.299 acres).
11.Final Plat – Tjaden Subdivision – Hall County – Located east of 60th Road and
south of Schultz Road (1 lot, 2.06 acres)
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A motion was made by Ruge and second by Monter to approve all items on the consent
agenda.
The motion was carried with eleven members voting in favor (Nelson, Allan, O’Neill,
Ruge, Olson, Robb, Monter, Rubio, Randone, and Randone) with no members voting no.
Allan abstained from Tjaden Subdivision.
12. Director’s Report
Comprehensive Plan Update –
Hazard Mitigation Plan Update – should be ready next month will be brought
forward and incorporated with comprehensive plan updates.
May meeting date change to May 11, 2022
O’Neill adjourned the meeting at 7:15 p.m.
Next meeting Wednesday, May 11, 2022
___________________________________________
Leslie Ruge, Secretary
By Norma Hernandez
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Hall County Regional Planning
Commission
Wednesday, May 11, 2022
Regular Meeting
Item F1
Public Hearing - Redevelopment Plan - CRA Area #36 - south of
Nebraska Highway 2 and east of Independence Avenue along
Montana Avenue
Staff Contact:
Grand Island Regular Meeting - 5/11/2022 Page 14 / 83
Agenda Item #
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
April 21, 2022
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 36
located south of Nebraska Highway 2 and east of Independence Avenue along Montana
Avenue, in Hall County, Nebraska to support this development. (C-24-22GI)
PROPOSAL:
Paramount Development is proposing to develop the properties described above for residential
purposes, 3 duplexes for a total of 6 dwelling units. The property is zoned RO Residential Office
and 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 existing zoning. This
development will promote housing construction in Grand Island.
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
development will install, extend and 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 residential 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
Grand Island Regular Meeting - 5/11/2022 Page 16 / 83
Redevelopment Plan Amendment
Grand Island CRA Area 36
April 2022
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 36 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 36.
Executive Summary:
Project Description
THE REDEVELOPMENT OF LOTS 10, 11, AND 12 OF NORTHWEST GATEWAY
SUBDIVISION LOCATED SOUTH OF MONTANA AVENUE AND WEST OF
IDAHO AVENUE IN NORTHWEST GRAND ISLAND FOR A RESIDENTIAL
DEVELOPMENT 6 UNITS OF HOUSING IN 3 DUPLEXES.
The use of Tax Increment Financing to aid in redevelopment expenses associated with
building 3 duplexes (6 units of housing) including acquisition, fill and grading, sidewalks
and utility improvements. The use of Tax Increment Financing is an integral part of the
development plan and necessary to make this project affordable. The 2020 Housing
Study for the City of Grand Island identified a need of 1361 new rental and owner
occupied housing units by 2024.
Paramount Development will be acquiring this property from O’Neill Wood Resources
who acquired it in 2021. Changes in the cost of construction, availability of materials
have led to this application for assistance with the project. The developer is responsible
for and has provided evidence that they can secure adequate debt financing to cover the
costs associated with the construction of units. The Grand Island Community
Redevelopment Authority (CRA) intends to pledge the ad valorem taxes generated over
multiple 15 year periods beginning January 1, 2024 towards the allowable costs and
associated financing for the development of this property.
TAX INCREMENT FINANCING TO PAY FOR THE DEVELOPMENT OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
Legal Descriptions: Lots 10, 11 and 12 of Northwest Gateway Subdivision in the 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 2024 through 2039 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 development of the
property for residential and commercial uses as previously described.
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 or any amendment to 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.
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1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on January 25, 2022.[§18-2109] Such
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 May 11, 2022 and passed
Resolution 2022-XX 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 prior to it being
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:
This Redevelopment Plan for Area 36 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority.
b. Demolition and Removal of Structures:
The project to be implemented with this plan does not provide for the demolition and
removal any structures on this property.
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 mixed use commercial development
which includes residential, commercial and office uses. The property is zoned RO
residential office and residential or office uses would be permitted. This property is in
private ownership. [§18-2103(b) and §18-2111] The attached map also is an accurate site
plan of the area after redevelopment. [§18-2111(5)]
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City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 5/11/2022 Page 21 / 83
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned RO Residential Office. The future land use map calls for mixed use
commercial development across this entire site. New public streets and utilities have
been extended throughout the site and the cost of the property included payments for
those improvements. TIF revenues will offset the cost of acquisition and sitework of
those improvements. No changes are anticipated in building codes or other ordinances.
No other planning changes contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The RO zoning district allows does not have a minimum density does require a 600
square foot minimum lot size. Two off street parking spaces are required for each
dwelling unit constructed. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sanitary sewer and water are available to support this development.
Electric utilities are sufficient for the proposed use of this property. Electric lines,
transformers, and conduit will need to be extended throughout the property.
No other publicly owned utilities would be impacted by the development. §18-2103(b)
and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This property is vacant and
has been vacant for more than 1 year; no relocation is contemplated or necessary.
[§18-2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106] No members of the
authority or staff of the CRA have any interest in this property.
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 purchase price of the property is $135,000 as an eligible expense. The estimated
costs of utilities including sewer, water and electric is $38,000. The cost of grading, site
prep and dirt work is $45,000. Sidewalks and drainage are estimated at $28,500. Other
costs including landscaping and financing fees are estimated at $33,000 Planning
activities including engineering, architecture, legal fees and government fees are
Grand Island Regular Meeting - 5/11/2022 Page 22 / 83
estimated at $12,700. The total of the eligible expenses for this project is estimated by
the developer at over $1,220,000.
No property will be transferred to redevelopers by the Authority. The developer will
provide and secure all necessary financing.
b. Statement of proposed method of financing the redevelopment project.
The developer will provide all necessary financing for the project. The Authority will
assist the project by granting the sum of $263,200 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, 2024 through December 2039.
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. 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 increasing the number of residential units
within the City of Grand Island and encouraging infill development.
8. Time Frame for Development
Development of this project is anticipated to begin in the 2022 year. The duplexes should
be completed before the end of 2023. It is anticipated that the units in this development
will be fully built out in 2023 with the tax increment on those homes beginning with the
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2024 tax year. Based on the projected valuation of this project it is estimated that the TIF
Bonds will pay off in just under 8 years.
9. Justification of Project
The 2020 housing study for the City of Grand Island projected that by 2024 we would
need an additional 1361 new housing units. There should be 902 non-age restricted units
with 518 owner occupied and with 384 rental units. There should be 459 age restricted
unit 459 with 222 as 55+ owner occupied and with 237 as 55+ rental units. Between
January 1 of 2020 and December of 2021 the city issued permits for 430 new housing
units including both restricted and unrestricted units leaving a need for 931 additional
units by 2024. The current housing market, a combination of the cost of producing
housing and the prevailing wages, has not created a situation that gives the markets
sufficient incentive to build the number housing units required to meet community needs.
This lack of housing options impacts a variety of other areas within the community
including work force development, overcrowding, and maintenance of residential units.
This project will create new housing options for all citizens and potential citizens of
Grand Island and will likely result in the sale of existing homes around the city.
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.
(2019), the City of Grand Island has analyzed the costs and benefits of the proposed
Redevelopment Project, including:
Project Sources and Uses. Approximately $263,200 in public funds from tax increment
financing provided by the Grand Island Community Redevelopment Authority will be
required to complete the project. This investment by the Authority will leverage
$961,083 in private sector financing; a private investment of $3.65 for every TIF dollar
invested.
Use of Funds
Description TIF Funds Private Funds Total
Site Acquisition $135,000 $135,000
Building Costs $932,083 $932,083
Sewer $10,000 $10,000
Water $10,000 $10,000
Electric $18,000 $18,000
Public Streets/ sidewalks $28,500 $28,500
Site prep/ Dirt work $45,000 $45,000
Planning (Arch. & Eng.)$3,000 $3,000
Financing fees/ audit $0 $5,000 $5,000
Legal/ TIF contract $9,700 $9,700
Other $4,000 $24,000 $28,000
$0
Total $263,200 $961,083 $1,224,283
Source of funds
Grand Island Regular Meeting - 5/11/2022 Page 24 / 83
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2022
valuation of approximately $22,014. Based on the 2021 levy this would result in a real
property tax of approximately $477. It is anticipated that the assessed value will increase
by $1,681,986 upon full completion, as a result of the site redevelopment. This
development will result in an estimated tax increase of over $36,472 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for the period of the bonds, but would be used for eligible
private redevelopment costs to enable this project to be realized.
Estimated 2022 assessed value: $ 22,014
Estimated value after completion $ 1,704,000
Increment value $ 1,681,986
Annual TIF generated (estimated) $ 36,472
TIF bond issue $ 285,500
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $22,014. The
proposed redevelopment will create additional valuation of $1,704,000 over the course of
the next year. The project creates additional valuation that will support taxing entities
long after the project is paid off along with providing 6 additional housing units. The tax
shift from this project will be equal to the total of the bond principal of $263,200 if fully
funded and any associated interest on the bond to be assigned with contract approval.
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
Existing water and waste water facilities will not be negatively impacted by this
development. The electric utility has sufficient capacity to support the development.
This is infill development with services connecting to existing line with capacity. This
development will result in a larger number of students in the Engleman Elementary
School service area. Fire and police protection are available and should not be negatively
impacted by this development though there will be some increased need for officers and
fire fighters as the City continues to grow whether from this project or others.
(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 options for the residents of Grand Island.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
Grand Island Regular Meeting - 5/11/2022 Page 25 / 83
This project will not have a negative impact on other employers different from any
other expanding business within the Grand Island area. Grand Island does have tight
labor market and part of that is due to the availability and cost of housing. This
development may help alleviate some of those pressures.
(e) Impacts on student populations of school districts within the City or Village:
This development will have an impact on the Grand Island School system and
will likely result in additional students at the elementary and secondary school
levels.
The average number of persons per household in Grand Island for 2015 to 2019
according the American Community Survey is 2.61. Six additional households would
house 16 people. According to the 2010 census 19.2% of the population of Grand Island
was over 4 years old and under 18 years old. 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 an additional 3 school age children generated by
this development. According to the National Center for Educational Statistics1 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 April 6, 2022 that the CRA
would be considering this application at their April 13, 2022 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 2020 Housing Study for the City of Grand
Island to create more than 1361 new housing units. Between January of 2020 and
December of 2021 the City of Grand Island has issue permits for 430 housing units. The
local housing market is not capable of producing the number of units needed at market
rate given the costs of building and development.
Time Frame for Development
Development of this project is anticipated to be completed during between Fall of 2022
and the end of 2023. The base tax year should be calculated on the value of the property
as of January 1, 2023. Excess valuation should be available for this project beginning in
2024 with taxes due in 2025. 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 on each property or an amount not to exceed $263,200 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 $263,200 on TIF eligible activities.
1 https://nces.ed.gov/ccd/districtsearch/district_detail.asp?ID2=3100016
Grand Island Regular Meeting - 5/11/2022 Page 26 / 83
Form Updated 7-25-2019cn Page | 1
BACKGROUND INFORMATION RELATIVE TO
TAX INCREMENT FINANCING REQUEST
Project Redeveloper Information Business Name:
______________________________________________________________
Address:
_______________________________________________________________
Telephone No.: __________________________ Fax No.: _______________
Email: _________________________________________________________
Contact:
_______________________________________________________________
Application Submission Date:
Brief Description of Applicant’s Business:__
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________
Legal Description/Address of Proposed Project
Community Redevelopment Area Number ________
Grand Island Regular Meeting - 5/11/2022 Page 27 / 83
Form Updated 7-25-2019cn Page | 2
Present Ownership Proposed Project Site:
________________________________________________________________
_____________________________________
Is purchase of the site contingent on Tax Increment Financing Approval? Yes No
Proposed Project: Building square footage, size of property, description of buildings –
materials, etc. Please attach site plan, if available.
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________
If Property is to be Subdivided, Show Division Planned:
VI. Estimated Project Costs:
Acquisition Costs:
A. Land $ ______________
B. Building $ ______________
Construction Costs:
A. Renovation or Building Costs: $ ______________
B. On-Site Improvements:
Sewer $ ______________
Water $ ______________
Electric $ ______________
Gas $ ______________
Public Streets/Sidewalks $ ______________
Grand Island Regular Meeting - 5/11/2022 Page 28 / 83
Form Updated 7-25-2019cn Page | 3
Private Streets $ ______________
Trails $ ______________
Grading/Dirtwork/Fill $ ______________
Demolition $ ______________
Other $ ______________
Total $ ______________
Soft Costs:
A. Architectural & Engineering Fees: $ ______________
B. Financing Fees: $ ______________
C. Legal $ ______________
D. Developer Fees: $ ______________
E. Audit Fees $ ______________
F. Contingency Reserves: $ ______________
G. Other (Please Specify) $ ______________
TOTAL $ ______________
Total Estimated Market Value at Completion: $ Source for Estimated Market Value________________________________________
Source of Financing:
A. Developer Equity: $ ______________
B. Commercial Bank Loan: $ ______________
C. Tax Credits:
1. N.I.F.A. $ ______________
2. Historic Tax Credits $ ______________
3. New Market Tax Credits $ ______________
4. Opportunity Zone $ ______________
D. Industrial Revenue Bonds: $ ______________
E. Tax Increment Assistance: $ ______________
F. Enhanced Employment Area $ ______________
Grand Island Regular Meeting - 5/11/2022 Page 29 / 83
Form Updated 7-25-2019cn Page | 4
G. Nebraska Housing Trust Fund $ ______________
H. Other $ ______________
Name, Address, Phone & Fax Numbers of Architect, Engineer and General Contractor:
_______________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
____________________________________________________________
Estimated Real Estate Taxes on Project Site Upon Completion of Project:
(Please Show Calculations)
________________________________________________________________
________________________________________________________________
________________________________________________________________
____________________________________________________________
Project Construction Schedule:
Construction Start Date:
_________________________________________________
Construction Completion Date:
___________________________________________
If Phased Project:
_______________________ Year ______________________ % Complete
_______________________ Year ______________________ % Complete
_______________________ Year ______________________ % Complete
_______________________ Year ______________________ % Complete
_______________________ Year ______________________ % Complete
_______________________ Year ______________________ % Complete
Grand Island Regular Meeting - 5/11/2022 Page 30 / 83
Form Updated 7-25-2019cn Page | 5
XII. Please Attach Construction Pro Forma
XIII. Please Attach Annual Income & Expense Pro Forma
(With Appropriate Schedules)
TAX INCREMENT FINANCING REQUEST INFORMATION
Describe Amount and Purpose for Which Tax Increment Financing is Requested:
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
______________________________________________________________
Statement Identifying Financial Gap and Necessity for use of Tax Increment Financing
for Proposed Project: ______________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________
Grand Island Regular Meeting - 5/11/2022 Page 31 / 83
Form Updated 7-25-2019cn Page | 6
Municipal and Corporate References (if applicable). Please identify all other
Municipalities, and other Corporations the Applicant has been involved with, or has
completed developments in, within the last five (5) years, providing contact person,
telephone and fax numbers for each:
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
____________________________________
Post Office Box 1968
Grand Island, Nebraska 68802-1968
Phone: 308 385-5240
Fax: 308 385-5423
Email: cnabity@grand-island.com
Grand Island Regular Meeting - 5/11/2022 Page 32 / 83
4157, 4161 and 4163 Montana 3 Duplexes Project
Net Operating Income
Revenue Assumptions:
Monthly rent Annual Rent
Unit #1 $1,375.00 $16,500.00
3 bedroom 2 bath
Unit #2
3 bedroom 2 bath $1,375.00 $16,500.00
Unit #1 $1,375.00 $16,500.00
3 bedroom 2 bath
Unit #2 $1,375.00 $16,500.00
3 bedroom 2 bath
Unit #1 $1,375.00 $16,500.00
3 bedroom 2 bath
Unit #2 $1,375.00 $16,500.00
3 bedroom 2 bath
$8,250.00 $99,000.00
Annual Rent $99,000.00
$4,950.00
$94,050.00
Prepared Feb 22, 2022 by Sonja Weinrich
5% Vacancy Rate
Gross Potential Income
Gross Operating Income
4157 Montana
4161 Montana
4163 Montana
Grand Island Regular Meeting - 5/11/2022 Page 33 / 83
Project Costs
Acquisition $135,000 9,240
Hard Construction Costs $1,039,582.58
Project Cost $1,174,582.58 $139.83 per building sq ft
Cash Flow
Project Cost $1,292,040.84
Loan amt Monthly Annual Loan amt Monthly Annual
Monthly Payment $1.292 M $6,817.00 $81,804.00 $1.021 M $5,287.00 $63,444.00
Taxes $1,000.00 $12,000.00 $1,000.00 $12,000.00
Insurance $479.17 $5,750.00 $479.17 $5,750.00
Trash $90.00 $1,080.00 $90.00 $1,080.00
Maintenance $250.00 $3,000.00 $250.00 $3,000.00
Snow Removal and Lawn Care $400.00 $4,800.00 $400.00 $4,800.00
$9,036.17 $108,434.00 $7,506.17 $90,074.00
Annual Cash Flow above debt service and operating expenses $3,976.00-$14,384.00
New Building w/ garage & back patios
With TIFWithout TIF
add 10% contingency
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Acquisition $135,000.00
Earthwork $45,000.00
Concrete
$176,772.00
Sidewalks and drives $28,500.00
HVAC Island Indoor Climate $43,770.00
Electrical Island Electrical $40,500.00
New service to building $18,000.00
Plumbing
Plumbing bid $59,616.00
New sewer line to building Sewer Rooter $18,000.00
Drafting Fees
$3,000.00
Employee Labor
Site prep $4,000.00
Landscaping
UGS, Sod, Plants, Rocks, Mulch and Trees $24,000.00
Mead Lumber
Roof Framing & Trusses $104,481.09
Main Framing $49,586.22
Roofing Materials $16,335.90
Siding, Soffit & Fascia $17,835.27
Drwall & Insulation $28,902.99
Ext Doors & Windows $19,790.22
Int Doors & Hardware $18,037.65
Moulding $1,151.68
Cabinets $24,597.66
Subtotal $280,718.68
7.5% Tax $21,053.90
$301,772.58
Sheet Rock
Install, Mud and Finish JPR Drywall $30,000.00
Fiber Cement Siding
4 ft back building $5,000.00
Gutters Meister Gutter
Projected 3 Duplexes Cost
4157, 4161 and 4163 Montana Grand Island, NE
Footings, House pad, front and back patios, dirt work
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$4,500.00
Vinyl Fencing $600.00
Concrete and forms $600.00
Posts $600.00 $1,800.00
Painting
Paint and Primer $3,450.00
Labor $25,500.00 $28,950.00
Labor
3 full time laborers - 8 month project
Includes all framing, roofing, siding, soffit, facia, $139,800.00
Install of cabinetry, interior and exterior doors,
windows, trim, countertops
Kitchen
Cabinets White Shaker Style On Mead Quote
Hardware $30.00
Appliances Blk 4 pc each kitchen $2,200.00
Countertops $350.00
Backsplash $275.00
Sink $200.00
Faucet $185.00
Garbage Disposal $125.00
Per Unit $3,365.00 X 6 $20,190.00
Lighting Fixtures
Int/Ext Lighting fixtures, Ceiling Fans $4,860.00
2 Full Baths Each Unit
Tub/Shower Combo $600.00
Master Shower $1,500.00
Toilet $410.00
Vanity w/ Top and Sink $600.00
Tri-View Med Cabinet $130.00
Backsplash $300.00
Towel Bar Set $70.00
Lighting $150.00
Faucet $300.00
Per Unit $4,060.00 X 6 $24,360.00
Flooring
Bdrm Carpets $6,500.00
VPL and adhesive $10,692.00
Back patio dividers
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All Units $17,192.00
Garages
Insulated Door/ Openers $4,500.00
Total Build Cost $1,179,082.58
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Resolution Number 2022-10
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 36 requested by Paramount 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
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 May 11, 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 Saturday April 23rd and Saturday April 30th, 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: May 11, 2022
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 5/11/2022 Page 43 / 83
Hall County Regional Planning
Commission
Wednesday, May 11, 2022
Regular Meeting
Item F2
Public Hearing - Proposed Rezoning - Hall County - Wild Rose
Estates Subdivision
Staff Contact:
Grand Island Regular Meeting - 5/11/2022 Page 44 / 83
Agenda Item 6
PLANNING RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
April 25, 2022
SUBJECT:Zoning Change (C-27-22HC)
PROPOSAL: To amend the Planned Unit Development for approximately 2.042 acres
of land in a part of Wild Rose Ranch Estates Subdivision located south of Whooping
Crane Drive including Lots 1, 2, 3, part of outlot “B” and Outlot D (Tern Drive) to
consolidate these lots and the outlots into a single building lot for one house and
associated out buildings..
OVERVIEW:
Site Analysis
Current zoning designation: PUD: Planned Unit Development Zone: Single
Family Homes on acreage lots. This area was
planned for 3 homes and road access.
Intent of zoning district PUD: This development was approved with up to
18 single family homes around the lake. To date,
five houses and associated out buildings have been
constructed.
Permitted and conditional uses: PUD: A variety of housing and commercial,
recreational and cultural uses as approved with the
development plan.
Proposed zoning district PUD: Planned Unit Development Zone: Single
Family Homes on around the existing lake.ge lots.
Permitted and conditional uses: PUD: A variety of housing and commercial,
recreational and cultural uses as approved with the
development plan.
Comprehensive Plan Designation: Designated for agricultural/river uses.
Existing land uses: Existing subdivision
Adjacent Properties Analysis
Current zoning designations: North:AG-R: River Corridor Agricultural Zone
South, East, West: PUD: Planned Unit
Development
Permitted and conditional uses: PUD: A variety of housing and commercial,
recreational and cultural uses as approved with the
development plan. This plan was approved with
single family homes.
AG-R: Agricultural uses, recreational uses and
residential uses at a density of 1 unit per 20 acres.
Special provisions are made for flood plain and to
Grand Island Regular Meeting - 5/11/2022 Page 45 / 83
preserve the scenic and environmental qualities of
the area.
Comprehensive Plan Designation: All Directions:Designated as River Protection
Corridor.
Existing land uses: North: Agricultural
South, East and West: Part of the Planned Lake
and River Development As Approve
Homestead & Farm Ground
EVALUATION:
Positive Implications:
Consolidate existing building envelopes in a manner more consistent with current
regulations regarding waste water treatment systems. The original plan approved for
this property were done in compliance with the regulation in place in 1990. Those
regulations changed in 1999. This will combine several lots approved in 1990 and
bring them closer into compliance with the current regulations.
Will not remove irrigated prime agricultural ground from production: The subject
property is currently alfalfa and pasture. It is not irrigated prime agricultural ground.
Along an existing private road: This development included private roads and they
have been that way since 1992. The expectation is that they will remain private.
The County will have no increased cost for road maintenance as a result of this
development.
Negative Implications:
Flood Plain: This site is located within a regulatory floodplain. The property will need
to meet all flood plain regulations when it is built upon.
Other Considerations
This proposal is consistent with the 2004 comprehensive plan and with the proposed
uses and development as it was approved in 1990. It will reduce the amount of
development in the floodplain.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Hall County Board of
Supervisors amend the Wild Rose Ranch Estates Subdivision as shown on the Wild
Rose Ranch Estates Second Subdivision Plat and combine lots 1, 2 3, part of outlot
“B” and Outlot D “Tern Drive” into Lo1 1 of Wild Rose Ranch Estates Second
Subdivision.
___________________ Chad Nabity, AICP Director
Grand Island Regular Meeting - 5/11/2022 Page 46 / 83
Property as Originally Approved in 1990.
Future Landuse Map from 2004 Comprehensive Plan Designating this area as River Protection Corridor
Grand Island Regular Meeting - 5/11/2022 Page 47 / 83
Proposed Plan for Lot 1 of Wild Rose Ranch Estates Second Subdivison
Grand Island Regular Meeting - 5/11/2022 Page 48 / 83
Grand IslandRegular Meeting - 5/11/2022Page 49 / 83
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Grand Island Regular Meeting - 5/11/2022 Page 51 / 83
ALDA RD SWHOOPING CRANE DR
Wild Rose RanchEstates SecondSubdivision
®
Scale: NONEFor Illustration Purposes
PROPOSED SUBDIVISIONAERIAL MAP
Grand Island Regular Meeting - 5/11/2022 Page 52 / 83
ALDA RD SWHOOPING CRANE DR
Wild Rose RanchEstates SecondSubdivision
®
Scale: NONEFor Illustration Purposes
PROPOSED SUBDIVISIONLOCATION MAP
Legend
Parcel
Grand Island Regular Meeting - 5/11/2022 Page 53 / 83
Grand IslandRegular Meeting - 5/11/2022Page 54 / 83
Hall County Regional Planning
Commission
Wednesday, May 11, 2022
Regular Meeting
Item F3
Public Hearing - Zoning Text Amendment - Grand Island -
Consider amending section 36-55 Secondary Agriculture Zone to
add Trailer Washout as a listed conditional use
Staff Contact:
Grand Island Regular Meeting - 5/11/2022 Page 55 / 83
Agenda Item # 8
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
April 25, 2022
SUBJECT:
Concerning requested amendments to 36-55 Secondary Agriculture; adding
Trailer Washouts as allowed by Conditional Use Permit (C-28-22GI)
PROPOSAL:
The requested changes to 36-55 would allow the Grand Island City Council to
consider applications for a Trailer Washout as a conditional use in the AG-2
Secondary Agricultural Zone.
OVERVIEW:
The proposed changes to all sections of the code are attached. Additions to the
code are identified as highlighted and underlined italics print.
Stephen Mossman, on behalf of Mid America Truck LLC has submitted a request
for the text amendment to the AG-2 Secondary Agriculture Zone to consider
allowing Trailer Washouts as a conditional use in this zoning district. The stated
reason for the request is “Trailer Washouts are vital to Hall County/Grand Island
economy and compatible with the AG-2 uses.” A copy of the request to change
the regulations and cover letter are attached.
The (AG-2) Secondary Agricultural Zoning District regulations are intended to
provide for the preservation of lands best suited for agricultural uses of all types
including feed lots and the commercial feeding of livestock to specific limits and
accessory uses; to prevent encroachment of uses of land that could be mutually
incompatible and continue to provide for agricultural uses as a major asset to the
economy of the area of the use and conservation of agricultural land, to protect
the value of such land, and to protect it from indiscriminate residential and urban
development and other incompatible and conflicting land uses. The (AG-2)
Secondary Agricultural Zoning District is also intended to conserve and protect
the value of open space, wooded areas, streams, mineral deposits and other
natural resources and to protect them from incompatible land uses and to provide
for their timely utilization. The zoning district intends to provide for the location
and to govern the establishment and operation of land uses that are compatible
with agriculture and are of such nature that their location away from residential,
commercial and industrial areas is most desirable. In addition, to provide for the
Grand Island Regular Meeting - 5/11/2022 Page 56 / 83
location and to govern the establishment of residential uses which are accessory
to and necessary for the conduct of agriculture and to provide the location and to
govern the establishment and use of limited non-agricultural residential uses.
Such non-agricultural residential uses shall not be so located as to be detrimental
to or conflict with other uses that are named as permitted or conditional uses in
this zoning district and are appropriate to other property in the area.
The nature of the (AG-2) Secondary Agricultural Zoning District and the uses
allowed outright or by conditional use permit precludes the provision of services,
amenities and protection from other land uses which are afforded to residential
uses by the regulations of other zoning districts, and it is not intended that the
AG-2 Secondary Agricultural Zoning District regulations afford such services,
amenities and protection to residential uses located therein.
The AG-2 District is generally located that the periphery of the Grand Island
Zoning Jurisdiction and in most cases is separated from the more intense
districts near the city by a Transitional Agriculture Zone. The AG-2 District was
designed to be similar to the Hall County A-3 Agricultural Transitional District.
The county A-3 District allows Truck Washes as a conditional use permit.
Allowing a Trailer Washout, a similar but less intensive use in the Grand Island
AG-2 District would be consistent with the intent of the district and the uses
allowed in the typically adjacent district in the county jurisdiction.
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 - 5/11/2022 Page 57 / 83
§36-55. (AG-2) Secondary Agricultural Zone
Intent: The (AG-2) Secondary Agricultural Zoning District regulations are intended to provide for
the preservation of lands best suited for agricultural uses of all types including feed lots and the commercial
feeding of livestock to specific limits and accessory uses; to prevent encroachment of uses of land that
could be mutually incompatible and continue to provide for agricultural uses as a major asset to the
economy of the area of the use and conservation of agricultural land, to protect the value of such land, and
to protect it from indiscriminate residential and urban development and other incompatible and conflicting
land uses. The (AG-2) Secondary Agricultural Zoning District is also intended to conserve and protect the
value of open space, wooded areas, streams, mineral deposits and other natural resources and to protect
them from incompatible land uses and to provide for their timely utilization. The zoning district intends to
provide for the location and to govern the establishment and operation of land uses that are compatible with
agriculture and are of such nature that their location away from residential, commercial and industrial areas
is most desirable. In addition, to provide for the location and to govern the establishment of residential uses
which are accessory to and necessary for the conduct of agriculture and to provide the location and to
govern the establishment and use of limited non-agricultural residential uses. Such non-agricultural
residential uses shall not be so located as to be detrimental to or conflict with other uses that are named as
permitted or conditional uses in this zoning district and are appropriate to other property in the area.
The nature of the (AG-2) Secondary Agricultural Zoning District and the uses allowed outright or by
conditional use permit precludes the provision of services, amenities and protection from other land uses
which are afforded to residential uses by the regulations of other zoning districts, and it is not intended that
the AG-2 Secondary Agricultural Zoning District regulations afford such services, amenities and protection
to residential uses located therein.
(A) Permitted Principal Uses: The following principal uses are permitted in the (AG-2) Secondary
Agriculture Zoning District.
(1) Agricultural operations, and the usual agricultural and farm buildings and structures, including the
residences of owners and their families and any tenants and employees who are engaged in agricultural
operations on the premises
(a) State agencies shall govern all use of farm chemicals, including application of pesticides and
herbicides, and applicants using restricted-use pesticides shall be required to be certified as
required by law
(b) The spreading of manure by a "farming" operation (as defined in §36-8 of this chapter)
(c) Agricultural operations having up to 300 animal units are considered a farm and are permitted
by right, provided other requirements in this zoning district are met and submission of a no-fee
livestock registration permit to the Hall County Regional Planning Director is done
(d) Operations having up to 300 animal units shall locate at least 300 feet from a platted residential
area, public park, recreational area, church, cemetery, religious area, school, and residential
district
(2) Ranch and farm dwellings, subject to §36-55(e)
(3) Recreational camps, parks, playgrounds, golf courses, country clubs, tennis courts, and other
similar recreational uses
(4) Single family dwelling subject to §36-55(e)
(5) Utility substation, pumping station, water reservoir and telephone exchange
(6) Fire stations
(7) Churches, seminary and convent
(8) Public and parochial school; college
(9) Publicly owned and operated buildings and facilities such as community centers, auditoriums,
libraries, museums
(10) Private kennels and facilities, provided that all buildings and facilities be at least one hundred feet
from the property line and three hundred feet from any neighboring residence
(11) Roadside stands offering agricultural products for sale on the premises
(12) Seed and feed sales, machine repair shop, livestock equipment construction and sales, as a
primary occupation in conjunction with an agricultural operation and be operated on the premises
(13) Farm and industrial equipment sales
(14) Public and private riding academies provided that no stable, building or structure in which horses
or other animals are kept are no closer than one hundred (100) feet from the property line
Grand Island Regular Meeting - 5/11/2022 Page 58 / 83
(15) All other Permitted Uses as indicated as permitted within 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 conditions relating to the placement of said use on a specific tract of ground in the (AG-2) Secondary
Agricultural Zoning District:
(1) Bed and breakfast residence subject to the following conditions in addition to those imposed by the
City Council
(a) The bed and breakfast residence shall be within a conforming single-family dwelling
(b) Guest rooms shall be within the principal residential building only and not within an accessory
building
(c) Each room that is designated for guest occupancy must be provided with a smoke detector
which is kept in good working order
(d) Two (2) off-street parking spaces shall be provided for each dwelling unit plus one (1) off-
street parking space for each sleeping room designated for guests. Such parking areas shall not be
within the required front or side yards
(e) One (1) identification sign on not more than four (4) square feet of sign area shall be permitted
(2) Publicly and privately owned dude ranches, forest and conservation areas, and golf driving ranges,
motorized cart tracks, or other outdoor recreational areas such as gun clubs, and archery, trap and skeet
ranges
(3) Industrial uses as provided in the Zoning Matrix [Attachment A hereto] and the following
minimum conditions are met:
(a) Meets minimum lot requirements as established in this chapter
(b) Meets minimum off-street parking requirements as established by this chapter
(c) The lot(s) take access from an improved county road or highway or are along a developed
public or private road that accesses an improved county road or highway
(4) Commercial uses as provided in the Zoning Matrix [Attachment A hereto] and the following
minimum conditions are met:
(a) Meets minimum lot requirements as established in this chapter
(b) Meets minimum off-street parking requirements as established by this chapter
(c) The lot(s) take access from an improved county road or highway or are along a developed
public or private road that accesses an improved county road or highway
(5) All other Conditional Uses as indicated within the Zoning Matrix [Attachment A hereto], provided
the following minimum conditions are met:
(a) Meets minimum lot requirements as established in this chapter
(b) Meets minimum off-street parking requirements as established by this chapter
(c) The lot(s) take access from an improved county road or highway or are along a developed
public or private road that accesses an improved county road or highway
(6) Development of natural resources and the extraction of raw materials such as rock, gravel, sand,
etc., including gas and oil extraction and exploration, and subject to the requirements of the
Supplementary Regulations herein
(7) Radio, cellular and television towers and transmitters and subject to the requirements of the
Supplementary Regulations herein
(8) Airports
(9) Manufacture of light sheet metal products including heating and ventilation equipment
(10) Manufacture and/or processing of agricultural products including but not limited to ethanol plants
and mills
(11) Truck and freight terminals
(12) Commercial mining, quarries, sand and gravel pits and accessory uses
(13) Storage of trucks, tractors, and trailers engaged in the transportation of explosives
(14) Race tracks, drag strips and similar uses and associated accessory uses
(15) Wind Energy devices
(16) Community sewage disposal facilities
(17) Sanitary landfill siting or expansion conducted in a manner and method approved by the City
Council provided said landfill is not closer than one thousand (1,000) feet to a municipal well and/or
one mile to any village or city limits or any subdivision, addition or residence. See the Supplementary
Regulations herein
Grand Island Regular Meeting - 5/11/2022 Page 59 / 83
(18) Lawn and garden nurseries
(19) Commercial kennels and facilities for the raising, breeding and boarding of dogs and other small
animals, including exotic, non-farm and non-domestic animals, provided that all buildings and
facilities be at least one hundred (100) feet from the property line and three hundred (300) feet from
any neighboring residence.
(20) The spreading, stockpiling, or composting of dead livestock, sludge, by-products from
manufacturing or any processing plant, and/or paunch manure on agricultural land by municipalities or
operations inside or outside of the Grand Island jurisdiction
(21) The application of livestock manure within the jurisdiction of Grand Island by operations located
outside Hall County
(22) Livestock feeding operations, subject to the licensure requirements, waste disposal requirements
and recommendations of the State of Nebraska and the Land Use specifications of the Grand Island
Comprehensive Development Plan
(23) Trailer Washout
(C) Standards for Livestock Feeding Operations:
(1) The following setbacks and design standards are the minimum sanitation and odor practices for
Grand Island and its extra territorial jurisdiction. In addition, the City Council of Grand Island, when
considering the health, safety, and general welfare of the public, may impose more restrictive
requirements. These requirements should consider such things as:
(a) property values
(b) dust
(c) lighting
(d) waste disposal
(e) dead livestock
(2) A Conditional Use Permit may be approved after public notice has been given and public hearing is
conducted as required by law
(3) Agricultural operations of 300 animal units and under are considered a farm as defined in these
regulations and do not require a Conditional Use Permit, see §36-8 of this chapter
(4) All existing livestock feeding operations over 300 animal units shall be required to meet specific
density requirements for a Class I facility. These density requirements are:
(a) One (1) acre of ground for the first animal unit and one-half (1/2) acre for each additional
animal unit. Class II, III, IV facilities are not permitted in the (AG-2) Secondary Agricultural
Zoning District
(5) All existing livestock feeding operations that have been granted a conditional use permit may
expand within their designated level, as outlined in Table 1, without applying for another conditional
use permit. All new livestock feeding operations and those expanding to the next level shall require a
Conditional Use Permit and shall be located no less than at a distance from non-farm residences or
other residences not on an owner's property in any affected zoning district as hereafter described:
(a) Livestock feeding operations (LFO) will be categorized either as Environmentally Controlled
Housing (ECH) operations or Open Lot Operations. Livestock feeding operations having more
than one type of feeding operation at one location shall be categorized according to the operation
which constitutes the majority of the total operation. Each operation type shall be classified in one
of four levels according to total number of animal units (A.U.) in the operation at any one time.
Levels will include:
Class I facility = 301 - 1,000 animal units
Class II facility = 1,001 – 5,000 animal units
Class III facility = 5,001 – 20,000 animal units
Class IV facility = 20,001 or more animal units
Livestock feeding operations having more than one type of feeding operation at one location shall
be categorized according to the total number of animal units
Grand Island Regular Meeting - 5/11/2022 Page 60 / 83
TABLE 3: Livestock Feeding Operations Spacing and Distance (Distances given in feet)
Size of Proposed LFO in Animal Units Non-farm or Other Residence and Other LFOs (feet)
Class I
301-1000
ECH 1,320
OPEN 1,320
Class II
1001-5000
ECH Not allowed in the AG-2 Zoning District
OPEN Not allowed in the AG-2 Zoning District
Class III
5001-20,000
ECH Not allowed in the AG-2 Zoning District
OPEN Not allowed in the AG-2 Zoning District
Class IV
20,000+
ECH Not allowed in the AG-2 Zoning District
OPEN Not allowed in the AG-2 Zoning District
ECH = Environmentally Controlled Housing
OPEN = Open Lot Operations
(b) The applicant shall have a Pre-Submission meeting with the Hall County Regional Planning
Director and the Grand Island Building Director or his/her designee to discuss tentative plans and
layouts prior to formal submission of the Conditional Use Permit for Livestock Feeding
Operations
(i) A proposed site plan and conditions or requirements of this regulation pending approval of
application for a proposed operation and waste disposal plan from the Nebraska Department
of Environmental Quality (NDEQ) or any other applicable state agency
(ii) The applicant shall submit all pertinent materials and designs, as per the Conditional Use
Permit application for Livestock Feeding Operations
(iii) The applicant shall file a copy of the proposed Operation and Maintenance Plan and
proposed Manure Management Plan. The approved plans shall be submitted after NDEQ
approval if different from the proposed. Said plans shall be filed with the Hall County
Regional Planning Director
(iv) The applicant shall file a copy of all approved NDEQ plans and permits with the Hall
County Regional Planning Director within thirty (30) days after they are issued by the NDEQ
(v) An annual manure management plan shall be submitted to the Hall County Regional
Planning Director which shall follow "best possible management practices" as specified by
NDEQ in order to protect the environment, as well as the health, safety and general welfare of
the public and their property values
(vi) If stockpiling of animal waste and/or composting of dead carcasses, as per state statutes,
is part of the manure management plan, the waste shall be maintained in an area as outlined in
Table 1 of this section. Said area shall also be located on the proposed site plan.
(vii) All ground surfaces within outside livestock pens shall be maintained to insure proper
drainage of animal waste and storm or surface runoff in such a manner as to minimize manure
from being carried into any roadway ditch, drainage area or onto a neighbor's property
(viii) In no event shall any manure storage unit or system be constructed where the bottom of
the unit or system is either in contact with or below the existing water table where the unit or
system is to be constructed. Application of manure in flooded areas of standing water shall be
prohibited
(ix) All runoff or waste generated by a livestock feeding operation facility shall be contained
within the associated farming operation, or, on the premises upon which the confined feeding
facility or feedlot is located. The applicant must verify that all runoff control ponds, lagoons,
methods of manure disposal and dust control measures are designed to minimize offal and air
pollution, and avoid surface or groundwater contamination as regulated by the State of
Nebraska
(x) The setbacks from a livestock feeding operation to any non-farm dwelling, other
residence, or other livestock feeding operation are as follows in Table 3.
(5) Exceptions:
Grand Island Regular Meeting - 5/11/2022 Page 61 / 83
(a) Any Class I livestock feeding operation use in existence as of August 1, 2004, and which is
located within the minimum spacing distance in Table 1 to any church, school, public use, other
livestock feeding operation or single-family dwelling within the current class or to the next class
may expand in animal units and/or land area under a Conditional Use Permit, provided the
proposed expansion complies with all the following limitations:
(i) Such expansion will not decrease the distance from the livestock feeding operation use to
any church, school, public use, other livestock feeding operation or single-family dwelling not
of the same ownership and not on the same premises with said livestock feeding operation
which is less than the minimum prescribed spacing distance
(ii) Any physical expansion of the existing livestock feeding operation shall be immediately
contiguous with the facilities of the existing livestock feeding operation
(iii) Such expansion may occur in phases over time, but in no event shall such expansion(s)
result in a livestock feeding operation that is more than fifty (50) percent larger in animal
units than the one-time capacity of the use which existed as of August 1, 2004. Any expansion
beyond this limitation is prohibited unless a Conditional Use Permit for expansion that meets
all requirements is heard by and authorized by the City Council of Grand Island
(iv) If such expansion results in such livestock feeding operation being required to obtain a
new construction permit from NDEQ, introduction of additional animals shall be prohibited
until said permit is issued by NDEQ or other applicable or successor agency has been issued
and such livestock feeding operation shall be operated at all times in a manner consistent with
the requirements of said permit and applicable regulations of this chapter
(D) Accessory Uses: The following accessory buildings and uses are permitted in the (AG-2) Secondary
Agricultural Zoning District.
(1) Buildings and uses customarily incidental to the permitted and conditional uses
(2) Home occupation
(3) Temporary buildings and uses incidental to construction work which shall be removed upon the
completion or abandonment of the construction work
(E) Lot Requirements and Intensity of Use: The following table lists the minimum lot requirements and
maximum building requirements in an (AG-2) Secondary Agricultural Zoning District. These requirements
shall be followed unless otherwise modified by this chapter.
Setbacks
A B C D E
Uses Min
Lot
Area
(acres)
Min.
Lot
Width
(feet)
Front
Yard
(feet)
Rear Yard
(feet)
Side
Yard
(feet)
Street
Side Yard
(feet)
Max. Lot
Coverage
Min Lot
Area per
dwelling
unit (sq.
ft.)
Max.
Building
Height
(feet)
Permitted
Uses
20 100 35 35 20 20 10%20,000 351
Conditional
Uses
20 100 35 35 20 20 10%20,000 351
Agricultural
Uses
1 100 35 35 20 20 10%20,000 351
1 for structures intended for human occupancy, all others no restrictions.
2 The following requirements are allowed in specific situations within the jurisdiction of Grand Island.
These requirements are:
(A) Any person or persons who:
(1) owns a tract of 80 acres or more may sell one tract per 80 acres for a single family dwelling,
providing such sale has not been previously exercised on the large tract; and/or
(2) owns an existing ranch or farm dwelling excluding a single-wide manufactured home that is
ten years old or more may sell a tract containing such dwelling;
(3) providing the following space limitations are complied with:
Grand Island Regular Meeting - 5/11/2022 Page 62 / 83
Setbacks
Min Lot
Area
(sq. ft.)
Min. Lot
Width (feet)
Front
Yard
(feet)
Rear Yard
(feet)
Side Yard
(feet)
Max. Lot
Coverage
Max.
Building
Height
(feet)
20,000 100 30 25 15 25%351
1 for structures intended for human occupancy, all others no restrictions.
(F) Prohibited Uses:
(1) Any use not specifically listed as a permitted principal use, conditional use or permitted accessory
use.
(G) Supplementary Regulations:
(1) Residential dwelling units on non-agricultural land, may construct accessory structures, make
repairs, replace, remodel, rebuild, or replace the residential structure in case of damage regardless of
the percent of damage or extent of structural change provided the use does not change.
(2) All new and existing livestock feeding operations and farms with livestock of 300 animal units or
less shall require a no-fee livestock registration permit. In addition, all new or expanded livestock
feeding operations of over 300 animal units shall require a Conditional Use Permit.
(a) New non-farm residences in the AG-1 or AG-2 zoning districts shall be located no less than at
the following distances as those shown in Table 4: Non-farm Residence Spacing and Distance,
from an existing agricultural operation having between 50 and 300 animal units and a livestock
feeding operation based upon the type of operation.
TABLE 4: NON-FARM RESIDENCE SPACING AND DISTANCE (Distances given in feet)
Size of Existing Agricultural Operation and Livestock Feeding Operation in Animal
Units
100-300 301-1,000 1,001-5,000 5,001-
10,000
10,000+
New Non-farm
Residence 0 1,980 3,960 3,960 5,940
Grand Island Regular Meeting - 5/11/2022 Page 63 / 83
Grand Island Regular Meeting - 5/11/2022 Page 64 / 83
Grand Island Regular Meeting - 5/11/2022 Page 65 / 83
Hall County Regional Planning
Commission
Wednesday, May 11, 2022
Regular Meeting
Item J1
Final Plat - Riskowski Acres Subdivision - Wood River ETJ
Staff Contact:
Grand Island Regular Meeting - 5/11/2022 Page 66 / 83
Grand Island Regular Meeting - 5/11/2022 Page 67 / 83
Grand Island Regular Meeting - 5/11/2022 Page 68 / 83
Grand Island Regular Meeting - 5/11/2022 Page 69 / 83
Grand Island Regular Meeting - 5/11/2022 Page 70 / 83
Grand Island Regular Meeting - 5/11/2022 Page 71 / 83
Grand Island Regular Meeting - 5/11/2022 Page 72 / 83
U S H IG H W A Y 30 W
WOOD RIVER RD W
RiskowskiAcres
®
Scale: NONEFor Illustration Purposes
PROPOSED SUBDIVISIONAERIAL MAP
Grand Island Regular Meeting - 5/11/2022 Page 73 / 83
U S H IG H W A Y 3 0 W BURWICKRDSBURWICKRDSWOOD RIVER RD W
RiskowskiAcres
®
Scale: NONEFor Illustration Purposes
PROPOSED SUBDIVISIONLOCATION MAP
Legend
Parcel
Grand Island Regular Meeting - 5/11/2022 Page 74 / 83
Hall County Regional Planning
Commission
Wednesday, May 11, 2022
Regular Meeting
Item J2
Final Plat - Graham Acres Subdivision - Wood River
Staff Contact:
Grand Island Regular Meeting - 5/11/2022 Page 75 / 83
Hall County Regional Planning
Commission
Wednesday, May 11, 2022
Regular Meeting
Item J3
Final Plat - Graham Acres
Staff Contact:
Grand Island Regular Meeting - 5/11/2022 Page 76 / 83
147.58'(M)S00°44'06"E
187.58'(M)S89°19'35"E147.58'(M)A-D 187.58'(M)
40.00'(M)147.58'(M)
40.00'(M)147.58'(M)S89°19'35"E147.58'(M)20' WIDE CITY OF WOOD RIVERSEWER AND RIGHT OF WAYEASEMENT (INST. NO. 76-002139)LOT 10.50 ACRESAGRAHAM ACRES SUBDIVISIONA PART OF THE SW1/4 SE1/4 OFSECTION 18-T10N-R11WAN ADDITION TO WOOD RIVERHALL COUNTY, NEBRASKAFINAL PLATSW COR. SE1/4SEC. 18-T10N-R11W(POINT OF BEGINNING)ASW CORNER SE1/4 SECTION 18-T10N-R11WFOUND A SURVEY NAIL MARKER WITH AN ALUMINUM DISK STAMPED "HALL COUNTY, LS 636, G.C.,FLUSH WITH ASPHALT SURFACE.NW47.59'TO A NAIL AND AN ALUMINUM DISK STAMPED "BAKER LS 731" FOUND IN THE SWFACE OF A POWER POLE (2.5' ABOVE GROUND)NE61.54'TO THE TOP CENTER BOLT OF A WELLSE35.71'TO A CHISELED "X" SET IN THE TOP NORTH END THE EAST END OF A CONCRETE HEADWALL OVER A 36"x96" BOX CULVERTSW68.65'TO A NAIL AND AN ALUMINUM DISK STAMPED "BAKER LS 731" FOUND IN THEWEST FACE OF A POWER POLE (2.5' ABOVE GROUND)E0.5'TO THE CENTERLINE OF AN ASPHALT ROAD SOUTHE6'TO THE CENTERLINE OF A GRAVEL ROAD NORTHON CENTERLINE OF AN EAST-WEST ASPHALT ROADNW CORNER NE1/4 SECTION 18-T10N-R11WFOUND A 1-1/2" PIPE WITH A 3" BRASS CAP (NO STAMPING), 0.5' DEEP.NNE35.44'TO A NAIL FOUND IN THE WEST FACE OF A BRACE POST (2' ABOVE GROUND)NE54.45'TO A NAIL FOUND IN THE SOUTH FACE OF A FENCE POST (1' ABOVE GROUND)SE50.36'TO A 5/8"x24" REBAR WITH A PLASTIC CAP STAMPED "RM 2022" SET FLUSH WITHGROUND IN THE SOUTH TOP OF BANK OF A ROAD DITCHNW55.02'TO A 5/8"x24" REBAR WITH A PLASTIC CAP STAMPED "RM 2022" SET FLUSH WITHGROUND IN THE NORTH TOP OF BANK OF A ROAD DITCHN2'TO THE CENTERLINE OF AN EAST-WEST GRAVEL ROADON LINE WITH FENCE LINE NORTHNOTE: REBAR NW-SE ARE ON A RANDOM LINE OVER CORNER.SE CORNER SE1/4 SECTION 18-T10N-R11WFOUND THE SHAFT OF A SHEARED OFF SURVEY NAIL MARKER, FLUSH WITH ASPHALT SURFACE.NW49.15'TO A NAIL FOUND IN THE NE FACE OF A TELEPHONE PEDESTAL POST(2.5' ABOVE GROUND)NE46.75'TO A NAIL FOUND IN THE SOUTH FACE OF A POWER POLE (0.5' ABOVE GROUND)SE44.65'TO A MAG NAIL WITH AN ALUMINUM DISK STAMPED "A. GOERTZEN LS 704" SETIN THE TOP EAST END OF A 42" CMPSW61.31'TO A MAG NAIL WITH AN ALUMINUM DISK STAMPED "A. GOERTZEN LS 704" SETIN THE TOP WEST END OF A 42" CMPN0.5'TO THE CENTERLINE OF AN EAST-WEST ASPHALT ROADON CENTERLINE OF A GRAVEL ROAD NORTHON CENTERLINE OF AN ASPHALT ROAD SOUTHCORNER TIES:B40' PUBLIC ROAD R.O.W.DEDICATED WITH THIS PLAT(0.13 ACRES)P:\Surveying\220304.00 - Audrey Cline Survey\6 Survey\Drawings\220304 Survey.dwg, on 4/6/2022 2:41 PM.VICINITY SKETCHNW 1/4NE 1/4SE 1/4SW 1/4NEBRASKA18T10N
HALL COUNTYR11W800.723.8567www.jeo.comGrand Island, NE 308.381.7428GRAPHIC SCALE0306015OWNER: ELAINE E. GRAHAMLAND SURVEYOR: JEO CONSULTING GROUPNUMBER OF LOTS: 1REPOSITORY STAMPFIELD BOOKSURVEY FILE NO.FIELD CREWFILE NAMEDATEPROJECT NO.DRAWN BY2022-47BSHALL CO #61 OF 1AG4/6/2022220304 Survey.dwgR220304LEGAL DESCRIPTION:A PARCEL OF LAND LOCATED IN THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 18, TOWNSHIP 10 NORTH, RANGE 11 WEST OF THESIXTH P.M., HALL COUNTY, NEBRASKA, BEING DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF SAIDSECTION 18; THENCE N00°44'06"W (ASSUMED BEARING) ON THE WEST LINE OF SAID SOUTHEAST QUARTER, A DISTANCE OF 187.58 FEET; THENCES89°19'35"E, PARALLEL WITH THE SOUTH LINE OF SAID SOUTHEAST QUARTER, A DISTANCE OF 147.58 FEET; THENCE S00°44'06"E, PARALLEL WITH SAIDWEST LINE, A DISTANCE OF 187.58 FEET TO SAID SOUTH LINE; THENCE N89°19'35"W ON SAID SOUTH LINE, A DISTANCE OF 147.58 FEET TO THE POINT OFBEGINNING, CONTAINING 0.63 ACRES, MORE OR LESS.APPROVAL:SUBMITTED TO AND APPROVED BY THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, CITIES OF GRAND ISLAND, WOOD RIVER, ANDTHE VILLAGES OF ALDA, CAIRO, AND DONIPHAN, NEBRASKA.CHAIRMANDATEDEDICATION:KNOW ALL MEN BY THESE PRESENTS, THAT ELAINE E. GRAHAM, TRUSTEE OF THE ELAINE E. GRAHAM REVOCABLE TRUST, BEING THE OWNER OF THE LANDDESCRIBED HERE, HAS CAUSED SAME TO BE SURVEYED, SUBDIVIDED, PLATTED AND DESIGNATED AS "GRAHAM ACRES SUBDIVISION" AN ADDITION TO WOODRIVER, HALL COUNTY, NEBRASKA AS SHOWN ON THE ACCOMPANYING PLAT THEREOF, AND DOES HEREBY DEDICATE THE EASEMENTS, IF ANY, AS SHOWNTHEREON FOR THE LOCATION, CONSTRUCTION AND MAINTENANCE OF PUBLIC SERVICE UTILITIES, TOGETHER WITH THE RIGHT OF INGRESS, EGRESS THERETO,AND HEREBY PROHIBITING THE PLANTING OF TREES, BUSHES AND SHRUBS, OR PLACING OTHER OBSTRUCTIONS UPON, OVER, ALONG OR UNDERNEATH THESURFACE OF SUCH EASEMENTS; AND THAT THE FOREGOING SUBDIVISION AS MORE PARTICULARLY DESCRIBED IN THE DESCRIPTION HEREON AS APPEARS ONTHIS PLAT IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNER AND PROPRIETOR.IN WITNESS WHEREOF, I HAVE AFFIXED MY SIGNATURE HERETO,THIS DAY OF , 2022.ELAINE E. GRAHAMSTATE OF )) SSCOUNTY OF )BEFORE ME, A NOTARY PUBLIC QUALIFIED IN SAID COUNTY, PERSONALLY CAME, ELAINE E. GRAHAM, KNOWN TOME TO BE THE IDENTICAL PERSON WHO SIGNED THE FOREGOING INSTRUMENT, AND ACKNOWLEDGED THEEXECUTION THEREOF TO BE HIS VOLUNTARY ACT AND DEED.WITNESS MY HAND AND NOTARIAL SEAL ON DAY OF , 2022.NOTARY PUBLICMY COMMISSION EXPIRESSURVEYOR'S CERTIFICATE:I HEREBY CERTIFY THAT ON APRIL 6TH, 2022, I COMPLETED AN ACCURATE SURVEY OF "GRAHAM ACRESSUBDIVISION" AN ADDITION TO WOOD RIVER, HALL COUNTY, NEBRASKA, AS SHOWN ON THE ACCOMPANYINGPLAT THEREOF; THAT IRON MARKERS, EXCEPT WHERE INDICATED, WERE FOUND AT ALL CORNERS; THAT THEDIMENSIONS OF EACH LOT ARE AS SHOWN ON THE PLAT; THAT EACH LOT BEARS ITS OWN NUMBER; ANDTHAT SAID SURVEY WAS MADE WITH REFERENCE TO KNOWN AND RECORDED MONUMENTS.ADAM J. GOERTZEN L.S. 704SURVEYOR'S REPORT:THE PURPOSE OF THIS SURVEY WAS TO ESTABLISH THE PERIMETER AND CREATE A METES AND BOUNDSDESCRIPTION OF A PARCEL OF LAND LOCATED IN THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OFSECTION 18, TOWNSHIP 10 NORTH, RANGE 11 WEST OF THE SIXTH P.M., HALL COUNTY, NEBRASKA.EXISTING MONUMENTS OF RECORD WERE FOUND AT LOCATIONS SHOWN ON THIS PLAT. ALL MONUMENTS FOUNDARE DESCRIBED IN THE CORNER TIES. ALL MONUMENTS SET ARE A 5/8" BY 24" REBAR WITH A PLASTIC CAPSTAMPED "GOERTZEN, LS 704".ALL LINES WERE PRODUCED AND ANGLES AND DISTANCES MEASURED WITH A TRIMBLE R12i GNSS RECEIVERUTILIZING THE SEILER INSTRUMENTS REAL TIME NETWORK.33'BNW COR. NE1/4SEC. 18-T10N-R11WDCSE COR. SE1/4SEC. 18-T10N-R11WC-A N89°19'35"W2642.97'(M)2643.03'(R-STEVENSON 2005)A-B N00°44'06"W(ASSUMED BEARING)5252.54'(M)WOOD RIVER ROAD LEGEND MONUMENT FOUNDMEASURED DISTANCEGOVERNMENT DISTANCEMGPLATTED DISTANCEPCALCULATED POINTRECORDED DISTANCE RDEEDED DISTANCEDMONUMENT SETCAPPROVED AND ACCEPTED BY THE CITY OF WOOD RIVER, NEBRASKA, THIS DAY OF , 2022.MAYORCITY CLERKGrand IslandRegular Meeting - 5/11/2022Page 77 / 83
GREEN ST E WALNUT STL
I
LLEYSTEAST STWOOD RIVER RD W
GrahamAcres
®
Scale: NONEFor Illustration Purposes
PROPOSED SUBDIVISIONAERIAL MAP
Grand Island Regular Meeting - 5/11/2022 Page 78 / 83
EAST STGREEN ST E
WALNUTSTLILLEYSTWOOD RIVER RD W
Graham Acres
®
Scale: NONEFor Illustration Purposes
PROPOSED SUBDIVISIONLOCATION MAP
Legend
Parcel
Grand Island Regular Meeting - 5/11/2022 Page 79 / 83
Hall County Regional Planning
Commission
Wednesday, May 11, 2022
Regular Meeting
Item S1
Comprehensive Plan
Staff Contact:
Grand Island Regular Meeting - 5/11/2022 Page 80 / 83
Invoice
Date
4/27/2022
Invoice #
1227
Bill To
Hall Couny Regioanl Planning Commission
Chad Nabity
PO Box 1968
Grand Island, NE 68802-1968
Marvin Planning Consultants, Inc
382 N. 4th Street
PO Box 410
David City, NE 68632
P.O. No.Terms
Net 30
Due Date
5/27/2022
Account #Project
Phone #
402.367.5031
E-mail
kmarvin@marvinplanning.com
Total
Balance Due
Payments/Credits
Description Qty Rate Amount
See attached pdf 1,875.00 1,875.00
Out-of-state sale, exempt from sales tax 0.00% 0.00
$1,875.00
$1,875.00
$0.00
Grand Island Regular Meeting - 5/11/2022 Page 81 / 83
Project
HCRPC Comprehensive Plan
Contracted
Amount % Complete Amount Complete Amount left
Cummulative
Amount Due
37,335.00$ 5%1,875.00$ 35,460.00$ 1,875.00$
45,700.00$ 0%-$ 45,700.00$ 1,875.00$
33,500.00$ 0%-$ 33,500.00$ 1,875.00$
49,465.00$ 0%-$ 49,465.00$ 1,875.00$
9,000.00$ 0%-$ 9,000.00$ 1,875.00$
30,000.00$ 0%-$ 30,000.00$ 1,875.00$
Housing 15,000.00$ 13%1,875.00$ 13,125.00$
220,000.00$ 3,750.00$ 216,250.00$ 1,875.00$
Total Contract 220,000.00$ 1,875.00$
% Complete to date 0.9%
-$
218,125.00$ 1,875.00$
% due 0.9%
Actually Complete
Phase
Amount due
Previously billed
Amount Remaining on Contract
Total Amount Complete
Project Kick-off and Organization
Envision HCRPC
HCRPC Tomorrow
Implementation Plan
HCRPC Zoning
HCRPC Profile
Grand Island Regular Meeting - 5/11/2022 Page 82 / 83
Project
HCRPC Comprehensive Plan
Phase
Contracted
Amount
%
Complete
Amount
Complete Amount left
Cummulative
Amount Due
Project Kick-off and Organization 2,000.00$ 15.0%300.00$ 1,700.00$ 300.00$
Envision GI 6,000.00$ 0.0%-$ 6,000.00$ 300.00$
GI Profile 5,500.00$ 0.0%-$ 5,500.00$ 300.00$
GI Tomorrow 5,500.00$ 0.0%-$ 5,500.00$ 300.00$
Implementation Plan 1,500.00$ 0.0%-$ 1,500.00$ 300.00$
GI Zoning 10,000.00$ 0.0%-$ 10,000.00$ 300.00$
Housing -$ 0.0%-$ -$ 300.00$
Subtotal 30,500.00$ 300.00$ 30,200.00$
Project Kick-off and Organization 9,000.00$ 17.5%1,575.00$ 7,425.00$ 1,875.00$
Envision Hall County 12,500.00$ 0.0%-$ 12,500.00$ 1,875.00$
Hall County Profile 12,000.00$ 0.0%-$ 12,000.00$ 1,875.00$
Hall County Tomorrow 12,000.00$ 0.0%-$ 12,000.00$ 1,875.00$
Implementation Plan 7,000.00$ 0.0%-$ 7,000.00$ 1,875.00$
Hall County Zoning 20,000.00$ 0.0%-$ 20,000.00$ 1,875.00$
Subtotal 72,500.00$ 1,575.00$ 70,925.00$
Total Contract 103,000.00$ 1,875.00$
% Complete to date 1.8%
-$
Amount Remaining on Contract 101,125.00$ 1,875.00$
% due 1.8%
Actually Complete
Total Amount Complete
Previously billed
Amount due
Grand Island Regular Meeting - 5/11/2022 Page 83 / 83