09-06-2023 Hall County Regional Planning Commission September 6, 2023 Packet
Regional Planning Commission Meeting Agenda
Council Chambers
City Hall
100 East First Street
Regular Meeting of September 6, 2023
6:00 PM
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. MEETING MINUTES Minutes from the August 2, 2023 Meeting
a. Minutes from the August 2, 2023 Meeting
3. RESERVE TIME TO SPEAK ON AGENDA ITEMS This is an opportunity to request time to
speak on agenda items. Please print your name on the sign in sheet at the podium as you
request time to speak.
4. PUBLIC HEARINGS
a. Public Hearing – Proposed CRA Area #38- Grand Island Proposed CRA Area #38
located south of Faidley Avenue between Webb Road and U.S. Highway 281 in Grand
Island, Hall County Nebraska. Resolution 2023-15 (C-36-23GI)
Consideration of Approval of Resolution 2023-15
b. Public Hearing to consider a change of zoning for property located south of Old Potash
Highway and east of Engleman Road (Part of Outlot A of Copper Creek Estates Eighth
Subdivision at 350 Little Bluestem Drive) from R2 Suburban Density Residential to R3-
SL Medium Density Small Lot Residential. (C-37-23GI)
5. CONSENT AGENDA
a. Final Plat – Liberty Campus Subdivision - Grand Island
6. SPECIAL ITEMS
a. Comprehensive Plan Update and Payment of Claims
7. DIRECTOR COMMUNICATION This is an opportunity for the Director to comment on current
events, activities, and issues of interest to the commission.
8. NEXT MEETING DATE
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THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
August 2, 2023
The meeting of the Regional Planning Commission was held Wednesday, August 2, 2023 at
City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the “Grand Island
Independent” on July 22, 2023.
Present: Les Ruge Megan Goplin Tyler Doane
Tony Randone Darrell Nelson Judd Allan
Jaye Monter Leonard Rainforth Greg Robb
Absent: Pat O’Neill, Robin Hendricksen and Brent Stevenson
Other:
Staff: Chad Nabity and Norma Hernandez
Press:
1. Call to order.
Vice-Chairman Monter called the meeting to order at 6:05 p.m.
Monter stated that this was a public meeting subject to the open meetings laws of the
State of Nebraska. He noted that the requirements for an open meeting are posted on
the wall in the room and easily accessible to anyone who may be interested in reading
them.
Monter also noted the Planning Commission may vote to go into Closed Session on any
agenda item as allowed by State Law.
The Commission will discuss and may take action on any item listed on this agenda.
The order of items on the agenda may be reorganized by the Chair to facilitate the flow
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of the meeting to better accommodate the public.
2. Minutes of the July 5, 2023 meeting.
Les Ruge had some correction to the minutes on item 4a. number of voting
members changed from 7 to 8 and item 4b. add Judd Allan to the absent list of
members.
A motion was made by Ruge and second by Goplin to approve the minutes of
the June 7, 2023 meeting as corrected.
The motion carried with eight members voting in favor (Nelson, Allan, Ruge, Monter,
Robb, Rainforth, Goplin and Randone) one member abstaining (Doane) and no
members voting no (O’Neill, Stevenson and Hendricksen).
3. Request Time to Speak.
Amos Anson -
4. PUBLIC HEARINGS
A. Redevelopment Plan – CRA – Redevelopment Plan Amendment – Upper Story
Residential Development for Railside and 4th Street Areas in CRA Area #1 (C-33-
23GI)
Monter opened the public hearing.
Nabity stated back in 2015 a redevelopment plan was brought forward that authorized
the CRA to use $200,000 a year on a grant program for upper story residential in
downtown Grand Island. The proposal is to extend the program to 4th Street area and
new and existing units are able to take advantage of the program. The program as
proposed would promote development in the core commercial areas of Grand Island
and expand housing opportunities in these core areas.
Monter closed the public hearing.
A motion was made by Randone and second by Goplin to approve the Redevelopment
Plan Amendment and Resolution 2023-12.
The motion carried with nine members voting in favor (Nelson, Allan, Ruge Robb,
Monter, Rainforth, Goplin, Doane and Randone) and no members abstaining or voting
no (O’Neill, Stevenson, and Hendricksen were absent).
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b. Redevelopment Plan – Venator Ventures, LLC – Redevelopment Plan
Amendment CRA Area 7 – Lot 5 of Industrial Foundation Subdivision in the City
of Grand Island, Nebraska (PID 400209149) located south of Schimmer Drive and
west of Cobalt Drive in Grand Island – (C-34-23GI)
Monter opened the public hearing.
Nabity stated Venator Ventures LLC has the option to purchase lot with the intent to
develop a 12,000 square foot commercial building. $319,265 of Tax Increment
Financing is being requested to assist with the cost of the property, sitework and
grading. This project is consistent with the current zoning and the future land use plan
for this area within the City of Grand Island.
Monter closed the public hearing.
A motion was made by Nelson and second by Ruge to approve the Redevelopment Plan
Amendment for CRA Area No. 7 and Resolution 2023-13.
The motion carried with nine members voting in favor (Nelson, Allan, Ruge Robb,
Monter, Rainforth, Goplin, Doane and Randone) and no members abstaining or voting
no (O’Neill, Stevenson, and Hendricksen were absent).
c. Redevelopment Plan – EBMT Properties, LLC – Redevelopment Plan Amendment
CRA Area 1 – Upper Story residential development at the old Office Net located at
315 N. Locust Street (part of Lots 3 and 4 of Block 55 Grand Island Original Town)
in Grand Island (C-35-23GI)
Monter opened the public hearing.
Nabity stated EBMT Properties, LLC is proposing to develop the property at 315 N.
Locust Street for commercial and residential purposes. The developer is renovating
the existing building and will develop 5 upper story residential and 1 first floor
assessable residential unit. This project is consistent with the current zoning and
the future land use plan for this area within the City of Grand Island.
Amos Anson was available for questions.
Monter closed the public hearing.
A motion was made by Rainforth and second by Randone to approve the
Redevelopment Plan Amendment and Resolution 2023-14.
The motion carried with nine members voting in favor (Nelson, Allan, Ruge Robb,
Monter, Rainforth, Goplin, Doane and Randone) and no members abstaining or voting
no (O’Neill, Stevenson, and Hendricksen were absent).
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5. Consent Agenda:
a. Request to Vacate a Final Plat – Lowry Second Subdivision – Hall County -
A motion was made by Ruge and second by Rainforth to approve all items on the
consent agenda.
The motion carried with nine members voting in favor (Nelson, Allan, Ruge Robb,
Monter, Rainforth, Goplin, Doane and Randone) and no members abstaining or voting
no (O’Neill, Stevenson, and Hendricksen were absent).
6. Special Items.
a. Comprehensive Plan Update and Payment of Claims.
County Survey will be going out.
A motion was made by Nelson and second by Robb to approve the payment of claims.
The motion carried with nine members voting in favor (Nelson, Allan, Ruge Robb,
Monter, Rainforth, Goplin, Doane and Randone) and no members abstaining or voting
no (O’Neill, Stevenson, and Hendricksen were absent).
7. Director Communication:
8. Next Meeting September 6, 2023
9. Adjourn
Monter adjourned the meeting at 6:35 p.m.
___________________________________________
Leslie Ruge, Secretary
By Norma Hernandez
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AGENDA MEMO
To: Hall County Regional Planning Commission
Agenda: Hall County Regional Planning Commission September 6, 2023
Date: September 6, 2023
Item #: 4.a.
Subject: Public Hearing – Proposed CRA Area #38- Grand Island Proposed CRA
Area #38 located south of Faidley Avenue between Webb Road and U.S. Highway
281 in Grand Island, Hall County Nebraska. Resolution 2023-15 (C-36-23GI)
Consideration of Approval of Resolution 2023-15
Staff Contact: Chad Nabity
BACKGROUND: Attached is a copy of a Substandard and Blight Study as prepared by
Marvin Planning Consultants entitled “Grand Island NE, Blighted and Substandard
Study Area 38. This area as defined by the study will be referred to as Community
Redevelopment Authority (CRA) Area 38. The study as prepared and submitted
indicates that this property could be considered substandard and blighted. This only
includes property that is located within the municipal limits of Grand Island. The study
as presented shows that this property meets the criteria to be declared blighted and
substandard of its own accord. The Planning Commission recommendation must be
forwarded to the Grand Island City Council within 30 days of making the
recommendation.
RECOMMENDATION: This study is approximately 35.8 acres of property in west
central Grand Island located between Webb Road and U.S Highway 281 south of
Faidley Avenue. (Study Area).
The Statutory authority and direction to the Planning Commission is referenced below
to explain the Planning Commission purpose in reviewing the study:
18-2109. Redevelopment plan; preparation; requirements; planning commission
or board; public hearing; notice; governing body; public hearing; notice.
(1) An authority shall not prepare a redevelopment plan for a redevelopment project
area unless the governing body of the city in which such area is located has, by
resolution adopted after the public hearings required under this section, declared such
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area to be a substandard and blighted area in need of redevelopment.
(2) Prior to making such declaration, the governing body of the city shall conduct or
cause to be conducted a study or an analysis on whether the area is substandard and
blighted and shall submit the question of whether such area is substandard and
blighted to the planning commission or board of the city for its review and
recommendation. The planning commission or board shall hold a public hearing on the
question after giving notice of the hearing as provided in section 18-2115.01. Such
notice shall include a map of sufficient size to show the area to be declared
substandard and blighted or information on where to find such map and shall provide
information on where to find copies of the substandard and blighted study or analysis
conducted pursuant to this subsection. The planning commission or board shall submit
its written recommendations to the governing body of the city within thirty days after the
public hearing.
(3) Upon receipt of the recommendations of the planning commission or board, or if no
recommendations are received within thirty days after the public hearing required under
subsection (2) of this section, the governing body shall hold a public hearing on the
question of whether the area is substandard and blighted after giving notice of the
hearing as provided in section 18-2115.01. Such notice shall include a map of sufficient
size to show the area to be declared substandard and blighted or information on where
to find such map and shall provide information on where to find copies of the
substandard and blighted study or analysis conducted pursuant to subsection (2) of this
section. At the public hearing, all interested parties shall be afforded a reasonable
opportunity to express their views respecting the proposed declaration. After such
hearing, the governing body of the city may make its declaration.
(4) Copies of each substandard and blighted study or analysis conducted pursuant to
subsection (2) of this section shall be posted on the city’s public web site or made
available for public inspection at a location designated by the city.
~Reissue Revised Statutes of Nebraska
The attached study does not include a redevelopment plan. If this study is approved
subsequent action will be necessary by both the Planning Commission and the City
Council prior to any action involving Tax Increment Financing or the expenditure of tax
dollars from the CRA budget within this area.
It is appropriate for the planning commission in conducting its review and considering
its recommendation regarding the substandard and blighted designation to:
1. review the study,
2. take testimony from interested parties,
3. make findings of fact, and
4. Include those findings of fact as part of its recommendation to Council.
Blighted and Substandard Defined
The terms blighted and substandard have very specific meanings within the context of
the Community Redevelopment Statutes. Those terms as defined by Statute are
included below:
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Section 18-2103
Terms, defined.
For purposes of the Community Development Law, unless the context otherwise
requires:
(3) Blighted area means an area (a) which, by reason of the presence of a substantial
number of deteriorated or deteriorating structures, existence of defective or inadequate
street layout, faulty lot layout in relation to size, adequacy, accessibility, or usefulness,
insanitary or unsafe conditions, deterioration of site or other improvements, diversity of
ownership, tax or special assessment delinquency exceeding the fair value of the land,
defective or unusual conditions of title, improper subdivision or obsolete platting, or the
existence of conditions which endanger life or property by fire and other causes, or any
combination of such factors, substantially impairs or arrests the sound growth of the
community, retards the provision of housing accommodations, or constitutes an
economic or social liability and is detrimental to the public health, safety, morals, or
welfare in its present condition and use and (b) in which there is at least one of the
following conditions: (i) Unemployment in the designated area is at least one hundred
twenty percent of the state or national average; (ii) the average age of the residential or
commercial units in the area is at least forty years; (iii) more than half of the plotted and
subdivided property in an area is unimproved land that has been within the city for forty
years and has remained unimproved during that time; (iv) the per capita income of the
area is lower than the average per capita income of the city or village in which the area
is designated; or (v) the area has had either stable or decreasing population based on
the last two decennial censuses. In no event shall a city of the metropolitan, primary, or
first class designate more than thirty-five percent of the city as blighted, a city of the
second class shall not designate an area larger than fifty percent of the city as blighted,
and a village shall not designate an area larger than one hundred percent of the village
as blighted. A redevelopment project involving a formerly used defense site as
authorized under section 18-2123.01 shall not count towards the percentage limitations
contained in this subdivision;
(31) Substandard areas shall mean an area in which there is a predominance of
buildings or improvements, whether nonresidential or residential in character, which, by
reason of dilapidation, deterioration, age or obsolescence, inadequate provision for
ventilation, light, air, sanitation, or open spaces, high density of population and
overcrowding, or the existence of conditions which endanger life or property by fire and
other causes, or any combination of such factors, is conducive to ill health, transmission
of disease, infant mortality, juvenile delinquency, and crime, (which cannot be remedied
through construction of prisons), and is detrimental to the public health, safety, morals,
or welfare;
~Reissue Revised Statutes of Nebraska
ANALYSIS-Blight and Substandard Study
The following findings are copied directly from the Study. The analysis of the
substandard and blighted factors is conducted on pages 5 to 3 of the study.
Findings for Grand Island
Study Area 38 has several items contributing to the Blight and Substandard Conditions.
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These conditions include:
Blighting Summary
These conditions are contributing to the blighted conditions of the study area.
Criteria under Part A of the Blight Definition
• Deterioration of site or other improvements
1. Approximately 64.0% of the area is served by average or worse sidewalk or no
sidewalk at all.
2. The east parking lot of the church as well as the overflow parking area south and
east of the church are in need to be updated.
3. The former parking lot is asphalt and is in a deteriorating condition and may only
become worse with time.
4. The overflow parking lot is dirt and gravel and appears to be scoured earth.
• Faulty Lot Layout
1. The 40-acre area appears to have been chopped up without considerable
attention to how the complete area would develop over time.
2. It appears lots have been divided out in order to meet the immediate needs of
those wanting to build.
3. Narrow sliver of land on the northwest corner of the overall parcel.
4. The current layout with existing and potential street locations will make this area
difficult to develop in the future.
• Combination of factors which are impairing and/or arresting sound growth
1. The study area has a public detention cell in the north portion of the area.
2. There is another detention cell on the south edge of the study area, immediately
outside the study area, but it is also a factor impairing sound growth.
3. Access from Web Road to the area is insufficient to carry adequate traffic in the
future if this area is developed.
4. Access from North Front Street is currently inadequate for accessing the study
area if developed further.
5. The older tower appears to be in a neglected state and in need of removal.
6. US Highway 281 and its access management creates a barrier to sound
growth.
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• Stable or decreasing population based upon the last two decennial
censuses
1. The study area is assumed to have a stable or decreasing population over the
past two decennial censuses based upon the continued conversion of the area
from residential structures to commercial.
2. Based upon the city aerials, in 2010 there was one additional home located at
the southeast corner of the study area which has since been replaced with
commercial uses.
3. Population trends are toward smaller household sizes. This linked to fewer
residential structures/uses would support the stable or decreasing population
concept.
• Insanitary and Unsafe Conditions
1. Detention cells are a necessity in Grand Island, they can be considered a
potential safety issue due to the fact they are designed to hold stormwater.
2. Detention cells can be a hazard for individuals unable to swim and they have the
potential to be breeding grounds for mosquitoes (which can carry blood borne
diseases).
3. The old dirt “road” which accesses Webb Road.
4. The primary area where the ballfields are located sits in a bowl and can be a
collecting point for stormwater and standing water, thus creating more potential
mosquito issues.
• Dangerous conditions to life or property due to fire or other causes
1. Detention cells are a necessity in Grand Island, they can be considered a
potential safety issue due to the fact they are designed to hold stormwater.
2. Detention cells can be a hazard for individuals unable to swim and they have the
potential to be breeding grounds for mosquitoes (which can carry blood borne
diseases).
3. The old dirt “road” which accesses Webb Road.
Criteria under Part B of the Blight Definition
• The average age of the residential or commercial units in the area is at
least forty years
o The average age based upon a cumulative age calculation is 64.4 years.
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The other criteria for Blight were not present in the area, these included:
• Diversity of Ownership
• Improper Subdivision or Obsolete Platting
• Defective/Inadequate street layouts
• Tax or special assessment delinquency exceeding fair value of the land.
• Defective or unusual condition of title,
• Unemployment in the designated area is at least 120% of the state or national
average.
• The per capita income of the area is lower than the average per capita income of
the city or village in which the area is designated.
These issues were either not present or were limited enough as to have little impact on
the overall condition of the study area.
Substandard Summary
Nebraska State Statute requires that “…an area in which there is a predominance of
buildings or improvements, whether nonresidential or residential in character, which, by
reason of dilapidation, deterioration, age or obsolescence, inadequate provision for
ventilation, light, air, sanitation, or open spaces, high density of population and
overcrowding, or the existence of conditions which endanger life or property by
fire and other causes, or any combination of such factors, is conducive to ill health,
transmission of disease, infant mortality, juvenile delinquency, and crime, (which cannot
be remedied through construction of prisons), and is detrimental to the public health,
safety, morals, or welfare;”
This Study Area in Grand Island meets the defintion of Substandard as defined in the
Revised Nebraska State Statutes.
Findings for Grand Island Blight Study Area #38
Blight Study Area #38 has several items contributing to the Blight and Substandard
Conditions. These conditions include:
Blighted Conditions under Part A
• Deterioration of site or other improvements
• Faulty Lot Layout
• Combination of factors which are impairing and/or arresting sound growth
• Stable or decreasing population based upon the last two decennial
censuses
• Insanitary and Unsafe Conditions
• Dangerous conditions to life or property due to fire or other causes
Criteria under Part B of the Blight Definition
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• The average age of the residential or commercial units in the area is at
least forty years.
Substandard Conditions
• The average age of the structures in the area is at least forty years.
• Dangerous conditions to life or property due to fire or other causes
RECOMMENDATION:
Blight and Substandard Designation
Planning Commission staff is recommending consideration of the following questions as
a starting point in the analysis of this Study and in making a recommendation on the
question of whether the property in question is blighted and substandard.
Recommend Questions for Planning Commission
• Does this property meet the statutory requirements to be considered blighted
and substandard? (See the prior statutory references.)
• Are the blighted and substandard factors distributed throughout the
Redevelopment Area, so basically good areas are not arbitrarily found to be
substandard and blighted simply because of proximity to areas which are
substandard and blighted? Is development of adjacent property necessary to
eliminate blighted and substandard conditions in the area?
• Is public intervention appropriate and/or necessary for the redevelopment of the
area?
• Will a blight declaration increase the likelihood of development/redevelopment in
the near future and is that in the best interest of the City?
• What is the policy of the City toward increasing development and redevelopment
in this area of the City?
Findings of fact must be based on the study and testimony presented including all
written material and staff reports. The recommendation must be based on the
declaration, not based on any proposed uses of the site. All of the testimony, a copy of
the study and this memo along with any other information presented at the hearing
should be entered into the record of the hearing.
If the Regional Planning Commission concludes that the area in question meets the
definition of blighted and substandard and supports such conclusion with findings of
fact they should move to recommend approval of the declaration as blighted and
substandard based on the facts presented and identified at this meeting.
If the Regional Planning Commission concludes that the area in question does not meet
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the definition of blighted and substandard and supports such conclusions with findings
of fact, they should move to recommend denial of the declaration as blighted and
substandard based on the facts identified.
SAMPLE MOTION: Move to approve as recommended.
ATTACHMENTS:
1. Blight Study Area 38
2. Planning Resolution 2023-15
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City of Grand Island, NE
Blight and Substandard Study
Area #38
May 2023
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Blight and Substandard Study
City of Grand Island, Nebraska • May 2023 Page 1
PURPOSE OF THE BLIGHT AND SUBSTANDARD STUDY
The purpose of completing this Blight and Substandard study is to examine existing conditions
within a specific part of Grand Island. This study has been commissioned by Perkins Properties in
order to analyze the possibility of declaring the area blighted and substandard.
The City of Grand Island, when considering conditions of Blight and Substandard, will be looking
at those issues and definitions provided for in the Nebraska Community Redevelopment Law as
found in Chapter 18, Section 2104 of the Revised Nebraska State Statutes, as follows:
“The governing body of a city, to the greatest extent it deems to be feasible in
carrying out the provisions of the Community Development Law, shall afford
maximum opportunity, consistent with the sound needs of the city as a whole, to the
rehabilitation or redevelopment of the community redevelopment area by private
enterprises. The governing body of a city shall give consideration to this objective in
exercising its powers under the Community Development Law, including the
formulation of a workable program, the approval of community redevelopment
plans consistent with the general plan for the development of the city, the exercise of
its zoning powers, the enforcement of other laws, codes, and regulations, relating to
the use of land and the use and occupancy of buildings and improvements, the
disposition of any property acquired, and the providing of necessary public
improvements.”
The Nebraska Revised Statutes §18-2105 continues by granting authority to the governing body
for formulation of a workable program; disaster assistance; effect. The statute reads,
“The governing body of a city or an authority at its direction for the purposes of the
Community Development Law may formulate for the entire municipality a workable
program for utilizing appropriate private and public resources to eliminate or prevent
the development or spread of urban blight, to encourage needed urban
rehabilitation, to provide for the redevelopment of substandard and blighted areas,
or to undertake such of the aforesaid activities or other feasible municipal activities
as may be suitably employed to achieve the objectives of such workable program.
Such workable program may include, without limitation, provision for the prevention
of the spread of blight into areas of the municipality which are free from blight
through diligent enforcement of housing, zoning, and occupancy controls and
standards; the rehabilitation or conservation of substandard and blighted areas or
portions thereof by replanning, removing congestion, providing parks, playgrounds,
and other public improvements by encouraging voluntary rehabilitation and by
compelling the repair and rehabilitation of deteriorated or deteriorating structures;
and the clearance and redevelopment of substandard and blighted areas or
portions thereof.”
“Notwithstanding any other provisions of the Community Development Law, where
the local governing body certifies that an area is in need of redevelopment or
rehabilitation as a result of flood, fire, hurricane, earthquake, storm, or other
catastrophe respecting which the Governor of the state has certified the need for
disaster assistance under federal law, the local governing body may approve a
redevelopment plan and a redevelopment project with respect to such area without
regard to the provisions of the Community Development Law requiring a general
plan for the municipality and notice and public hearing or findings other than herein
set forth.”
Based on the Nebraska Revised Statutes §18-2103 the following definitions shall apply:
“Blighted area means an area (a) which, by reason of the presence of a substantial
number of deteriorated or deteriorating structures, existence of defective or
inadequate street layout, faulty lot layout in relation to size, adequacy, accessibility,
or usefulness, insanitary or unsafe conditions, deterioration of site or other
improvements, diversity of ownership, tax or special assessment delinquency
exceeding the fair value of the land, defective or unusual conditions of title, improper
subdivision or obsolete platting, or the existence of conditions which endanger life or
Page 16 of 44
Blight and Substandard Study
City of Grand Island, Nebraska • May 2023 Page 2
property by fire and other causes, or any combination of such factors, substantially
impairs or arrests the sound growth of the community, retards the provision of housing
accommodations, or constitutes an economic or social liability and is detrimental to
the public health, safety, morals, or welfare in its present condition and use and (b) in
which there is at least one of the following conditions: (i) Unemployment in the
designated area is at least one hundred twenty percent of the state or national
average; (ii) the average age of the residential or commercial units in the area is at
least forty years; (iii) more than half of the plotted and subdivided property in an area
is unimproved land that has been within the city for forty years and has remained
unimproved during that time; (iv) the per capita income of the area is lower than the
average per capita income of the city or village in which the area is designated; or
(v) the area has had either stable or decreasing population based on the last two
decennial censuses. In no event shall a city of the metropolitan, primary, or first class
designate more than thirty-five percent of the city as blighted, a city of the second
class shall not designate an area larger than fifty percent of the city as blighted, and
a village shall not designate an area larger than one hundred percent of the village
as blighted. A redevelopment project involving a formerly used defense site as
authorized under section 18-2123.01 shall not count towards the percentage
limitations contained in this subdivision;”
“Extremely blighted area means a substandard and blighted area in which: (a) The
average rate of unemployment in the area during the period covered by the most
recent federal decennial census is at least two hundred percent of the average rate
of unemployment in the state during the same period; and (b) the average poverty
rate in the area exceeds twenty percent for the total federal census tract or tracts or
federal census block group or block groups in the area;”
“Substandard area means an area in which there is a predominance of buildings or
improvements, whether nonresidential or residential in character, which, by reason of
dilapidation, deterioration, age or obsolescence, inadequate provision for
ventilation, light, air, sanitation, or open spaces, high density of population and
overcrowding, or the existence of conditions which endanger life or property by fire
and other causes, or any combination of such factors, is conducive to ill health,
transmission of disease, infant mortality, juvenile delinquency, and crime, (which
cannot be remedied through construction of prisons), and is detrimental to the public
health, safety, morals, or welfare; and”
“Workforce housing means:
(a) Housing that meets the needs of today's working families;
(b) Housing that is attractive to new residents considering relocation to a rural community;
(c) Owner-occupied housing units that cost not more than two hundred seventy-five
thousand dollars to construct or rental housing units that cost not more than two
hundred thousand dollars per unit to construct. For purposes of this subdivision (c),
housing unit costs shall be updated annually by the Department of Economic
Development based upon the most recent increase or decrease in the Producer Price
Index for all commodities, published by the United States Department of Labor, Bureau
of Labor Statistics;
(d) Owner-occupied and rental housing units for which the cost to substantially rehabilitate
exceeds fifty percent of a unit's assessed value; and
(e) Upper-story housing.”
This Blight and Substandard Study is being considered a blighted and substandard area under
the definition established by the City of Grand Island. The Study is intended to give the Grand
Island Community Redevelopment Authority, Hall County Regional Planning Commission and
Grand Island City Council the basis for identifying and declaring Blighted and Substandard
conditions existing within the City’s jurisdiction and as allowed under Chapter 18. Through this
process, the City and property owners will be attempting to address economic and/or social
liabilities which are harmful to the well-being of the entire community.
Page 17 of 44
Blight and Substandard Study
City of Grand Island, Nebraska • May 2023 Page 3
The study area can be seen in Figure 1 of this report. A Redevelopment Plan to be submitted in
the future containing, in accordance with the law, definite local objectives regarding
appropriate land uses, improved traffic, public transportation, public utilities and other public
improvements, and the proposed land uses and building requirements in the redevelopment
area and shall include:
• The boundaries defining the blighted and substandard areas in question (including existing
uses and conditions of the property within the area), and
• A list of the conditions present, which qualify the area as blighted and substandard.
BLIGHT AND SUBSTANDARD ELIGIBILITY STUDY
This study targets a specific area within an established part of the community for evaluation. The
area is indicated in Figure 1 of this report. The existing uses in this area include residential uses
including accessory uses, religious uses, recreational use, and commercial uses within the
corporate limits of Grand Island.
Through the redevelopment process the City of Grand Island can guide future development
and redevelopment throughout the area. The use of the Community Redevelopment Act by the
City of Grand Island is intended to redevelop and improve the area. Using the Community
Redevelopment Act, the City of Grand Island can assist in the elimination of negative conditions
and implement different programs/projects identified for the City.
The following is the description of the designated area within Grand Island.
Point of beginning is the intersection of the centerlines of US Highway 281 N and Faidley Avenue;
thence easterly along the centerline of Faidley Avenue to the intersection of the centerline of
Weis Drive; thence, southerly along the centerline of Weis Drive to the south right-of-way (ROW)
line of Weis Drive; thence, easterly along the south ROW of Weis Drive and continuing along the
south property line of a lot referred to as Weis Acres Subdivision Lot 1 and continuing to the
intersection with west property line of a lot referred to as Miscellaneous Tracts 13-11-10 PT NE ¼ SE
¼ (606 N Webb Road); thence, southerly along said west property line to the southwest corner of
said lot; thence, easterly along the south property line of said lot and extended to the centerline
of Webb Road N; thence, southerly along said centerline to the intersection with the extended
south property line of a lot referred to as Miscellaneous Tracts 13-11-10 PT NE ¼ SE ¼ (418 N.
Webb Road); thence, westerly along said extended property line and extending to the
intersection with the centerline of US Highway 281; thence, northerly along said centerline to the
point of beginning.
Study Area
Figure 1: Study Area Map
Source: Hall County GIS and Marvin Planning Consultants 2023
Page 18 of 44
Blight and Substandard Study
City of Grand Island, Nebraska • May 2023 Page 4
EEXXIISSTTIINNGG LLAANNDD UUSSEESS
The term “Land Use” refers to the developed uses in place within a building or on a specific
parcel of land. The number and type of uses are constantly changing within a community and
produce a number of impacts either benefitting or detracting from the community. Existing
patterns of land use are often fixed in older communities and neighborhoods, while
development in newer areas is often reflective of current development practices.
Existing Land Use Analysis within Study Area
As part of the planning process, a survey was conducted through both in-field observations, as
well as data collection online using the Hall County Assessors website. This survey noted the use
of each parcel of land within the study area. These data from the survey are analyzed in the
following paragraphs.
TABLE 1: EXISTING LAND USE, GRAND ISLAND - 2023
Type of Use Acres Percent of
Developed land
within the Study
Area
Percent of
Study Area
Residential 1.7 5.8% 4.8%
Single-family 1.7 5.8% 4.8%
Multi-family 0 0.0% 0.0%
Manufactured Housing 0 0.0% 0.0%
Commercial 1.7 5.8% 4.8%
Industrial 0 0.0% 0.0%
Quasi-Public/Public 6.7 22.7% 18.6%
Parks/Recreation 15.0 50.8% 41.9%
Transportation 4.4 14.9% 12.3%
Total Developed Land 29.5 100.0% 82.4%
Vacant/Agriculture 6.3 17.6%
Total Area 35.8 100.0%
Source: Marvin Planning Consultants 2023
Figure 2
Existing Land Use Map
Source: Hall County GIS and Marvin Planning Consultants 2023 Note: Lines and Aerial may not match.
Table 1 includes the existing land uses for the entire study area. The table contains the total
acres determined per land use from the survey; next is the percentage of those areas
compared to the total developed land; and finally, the third set of data compares all land uses
Page 19 of 44
Blight and Substandard Study
City of Grand Island, Nebraska • May 2023 Page 5
to the total area within the Study Area. The Study Area is made up of single-family (4.8%),
commercial (4.8%), Quasi-Public (Church) and Public (18.6%), Parks and Recreation (41.9%),
Transportation oriented land (street and R.O.W) (12.3%). However, there is a total of 6.3 acres
(17.6%) of the study area is considered vacant or agricultural ground.
FFIINNDDIINNGGSS OOFF BBLLIIGGHHTT AANNDD SSUUBBSSTTAANNDDAARRDD CCOONNDDIITTIIOONNSS EELLIIGGIIBBIILLIITTYY SSTTUUDDYY
This section of the study examines the conditions found in the study area. The Findings Section
will review the conditions based upon the statutory definitions.
CONTRIBUTING FACTORS
There were a number of conditions examined and evaluated in the field and online. There are a
number of conditions that will be reviewed in detail, on the following pages, while some of the
statutory conditions are not present. Please note any condition considered to be average or
worse will be considered a contributing factor to declaring the study area as substandard and
blighted.
Sidewalks
Sidewalks are critical to moving pedestrians from one place to the next within a community, this
area is no exception. The distance take-offs are approximate since they were measured using
the City/County’s GIS ariels and measuring tool.
Sidewalk along the perimeter of the study area in locations where sidewalk is or should be
present, the total possible quantity is 3,630 feet. Therefore, these sidewalks were graded upon
either Very Good, Good, Average, Fair, Poor, or missing. The following is the breakdown of the
area:
• 0 feet (0.0%) of Very Good sidewalk
• 830 feet (22.9%) of Good sidewalk
• 580 feet (16.0%) of Average sidewalk
• 0 feet (0.0%) of Fair sidewalk
• 0 feet (0.0%) of Poor sidewalk
• 2,220 feet (61.1%) of Missing sidewalk
Figure 3
Sidewalk Condition Map
Source: Hall County GIS and Marvin Planning Consultants 2023
Note: Lines and Aerial may not match.
Considering 77.1% of the sidewalk locations consist of either average or missing sidewalk,
sidewalks are a contributing factor in declaring this area as substandard and blighted.
Page 20 of 44
Blight and Substandard Study
City of Grand Island, Nebraska • May 2023 Page 6
Deterioration of Site or Other Improvements
Site Improvements Conditions
The properties within the study area were accessed via the public street system and the
individual parking lots when possible. The only critical areas in need of site improvements within
this study area are on individual properties.
Based upon review of images of the study area below, there are several private parking areas
within the study area. However, the east parking lot of the church as well as the overflow parking
area south and east of the church are in need to be updated. The former parking lot is asphalt
and based upon the photos below, it is in a deteriorating condition and may only become
worse with time. The overflow parking lot is dirt and gravel and appears to be scoured earth.
In addition to the condition of the parking areas, the bottom right photo above shows the
access point for the secondary entrance/exit to the parking area, see Figure 4 below.
Figure 4
Site Condition Map
Source: Hall County GIS and Marvin Planning Consultants 2023
Note: Lines and Aerial may not match.
Legend:
Secondary access
route
Deteriorating Cell
Tower
Deteriorating
overflow parking
Deteriorating east
parking lot
Page 21 of 44
Blight and Substandard Study
City of Grand Island, Nebraska • May 2023 Page 7
Based upon the field analysis, there are sufficient elements present to meet the definition of
deterioration of site and other improvements in the Study Area.
Faulty Lot Layout
This 40 acre area appears to have been chopped up without considerable attention to how the
complete area would develop over time. It appears lots have been divided out in order to meet
the immediate needs of those wanting to build.
One item that stands out is the narrow sliver of land on the northwest corner of the overall
parcel. At first appearance it seems to be part of the US Highway 281 right-of-way but is
attached to the larger undeveloped parcel. Figure 5 indicates odd lot line configurations of the
developed parcels. In addition, the current layout with existing and potential street locations will
make this area difficult to develop in the future.
Figure 5
Faulty Lot Layout
Source: Hall County GIS and Marvin Planning Consultants 2023
Note: Lines and Aerial may not match.
Based upon the field analysis, there are sufficient elements present to meet the definition of
faulty lot layout in the Study Area. Therefore, it is a contributing factor.
Combination of factors which are impairing and/or arresting sound growth.
Criteria under this category can be any number of factors. In the case of this study area, there
are at least six factors identified. The following is a ling of these factors:
1. The study area has a public detention cell in the north portion of the area. In Grand Island
these cells are critical to draining the ground due to a lack of slope; however, it does not
exempt them from being a factor.
2. There is another detention cell on the south edge of the study area, immediately outside the
study area, but it is also a factor impairing sound growth.
3. The access from Web Road to the area is insufficient to carry adequate traffic in the future if
this area is developed. This entrance will obviously need to be redeveloped if the area
develops further. However, since it is being used as a secondary access point (appears to
be) to the church’s parking lots, it should have been updated already.
4. Access from North Front Street is currently inadequate for accessing the study area if
developed further.
5. The older cell tower appears to be in a neglected state and in need of removal. The tower
sits on a reasonable size lot for a development but with this deteriorating tower it is impairing
growth.
Page 22 of 44
Blight and Substandard Study
City of Grand Island, Nebraska • May 2023 Page 8
6. US Highway 281 and its access management creates a barrier to sound growth unless there
is adequate access developed from other directions.
Figure 6
Factors Impairing and/or Arresting Sound Growth
Source: Hall County GIS and Marvin Planning Consultants 2023
Note: Lines and Aerial may not match.
Based upon the field analysis, there are sufficient elements present to meet the definition of
Combination of factors which are impairing and/or arresting sound growth in the Study Area.
Therefore, it is a contributing factor.
Stable or decreasing population based upon the last two decennial censuses.
The study area is assumed to have a stable or decreasing population over the past two
decennial censuses based upon the continued conversion of the area from residential structures
to commercial.
Based upon the city aerials, in 2010 there was one additional home located at the southeast
corner of the study area which has since been replaced with commercial uses. Looking even
further back at the older aerials, this has been a trend for this 40-acre area for several decades.
Additionally, the population trends are toward smaller household sizes. This linked to fewer
residential structures/uses would support the stable or decreasing population concept.
Based upon the field analysis, there are sufficient elements present to meet the definition of
Stable or decreasing population based upon the last two decennial censuses in the Study Area.
Therefore, it is a contributing factor.
Insanitary and Unsafe Conditions
There are three primary factors contributing to the Insanitary and Unsafe Conditions of the study
area. The following is an outline of those issues:
1. Even though detention cells are a necessity in Grand Island, they can be considered a
potential safety issue due to the fact they are designed to hold stormwater. They can be a
hazard for individuals unable to swim and they have the potential to be breeding grounds
for mosquitoes (which can carry blood borne diseases). There is one detention cell within the
study area and one just outside the study area to the south.
2. The use of the old dirt “road” which accesses Webb Road as a secondary point of entry to
the east parking area of the church is an unsafe condition. The road has not been designed
Legend:
Detention cells
Deteriorating Cell
Tower
Poor Webb Rd
access
Controlled access
from US 281
Page 23 of 44
Blight and Substandard Study
City of Grand Island, Nebraska • May 2023 Page 9
for the carrying capacity which may use this access. In addition, it is too narrow to
accommodate passing vehicles.
3. Finally, after reviewing the “hillshade” mode of the GIS system, the primary area where the
ballfields are located sits in a bowl. This bowl can be a collecting point for stormwater and
standing water, thus creating more potential mosquito issues.
Based upon the field analysis, there are sufficient elements present to meet the definition of
Insanitary and Unsafe Conditions in the Study Area. Therefore, it is a contributing factor.
Dangerous conditions to life or property due to fire or other causes
There are two primary factors contributing to the Insanitary and Unsafe Conditions of the study
area. The following is an outline of those issues:
1. Even though detention cells are a necessity in Grand Island, they can be considered a
potential safety issue due to the fact they are designed to hold stormwater. They can be a
hazard for individuals unable to swim and they have the potential to be breeding grounds
for mosquitoes (which can carry blood borne diseases). There is one detention cell within the
study area and one just outside the study area to the south.
2. The use of the old dirt “road” which accesses Webb Road as a secondary point of entry to
the east parking area of the church is an unsafe condition. The road has not been designed
for the carrying capacity which may use this access. In addition, it is too narrow to
Based upon the field analysis, there are sufficient elements present to meet the definition of
Dangerous conditions to life or property due to fire or other causes in the Study Area. Therefore,
it is a contributing factor.
Age of Structure
Age of structures can be a contributing factor to the blighted and substandard conditions in an
area. Statutes allow for a predominance of structures 40 years of age or older to be a
contributing factor regardless of their condition. The following paragraphs document the
structural age of the structures within the Study Area. Note the age of structure was determined
from the Appraisal data within the Hall County Assessor’s website data.
TABLE 2: AVERAGE STRUCTURAL AGE, BY METHOD - 2023
Number of Structures Construction date Age Cumulative Age
1 1916 107 107
1 1916 107 214
1 1948 75 289
1 1956 67 356
1 1980 43 399
1 1980 43 442
1 2014 9 451
Total Cummulative 7 451
Average Age 64.4
Source: Hall County Assessor’s and Marvin Planning Consultants 2023
Within the study area there are seven primary structures. After researching the structural age on
the Hall County Assessor’s and Treasurer’s websites the six of the seven structures are over 40
years of age. When examining the age based upon a cumulative approach, as in Table 2, the
average age of the primary structures is equal to 64.4 years; thus, meeting the requirements of
the statutes.
The age of the structures would be a direct contributing factor.
Page 24 of 44
Blight and Substandard Study
City of Grand Island, Nebraska • May 2023 Page 10
Blighting Summary
These conditions are contributing to the blighted conditions of the study area.
Criteria under Part A of the Blight Definition
• Deterioration of site or other improvements
o The east parking lot of the church as well as the overflow parking area south and east of
the church are in need to be updated.
o The former parking lot is asphalt and is in a deteriorating condition and may only
become worse with time.
o The overflow parking lot is dirt and gravel and appears to be scoured earth.
• Faulty Lot Layout
o The 40-acre area appears to have been chopped up without considerable attention to
how the complete area would develop over time.
o It appears lots have been divided out in order to meet the immediate needs of those
wanting to build.
o Narrow sliver of land on the northwest corner of the overall parcel.
o The current layout with existing and potential street locations will make this area difficult
to develop in the future.
• Combination of factors which are impairing and/or arresting sound growth
o The study area has a public detention cell in the north portion of the area.
o There is another detention cell on the south edge of the study area, immediately outside
the study area, but it is also a factor impairing sound growth.
o Access from Web Road to the area is insufficient to carry adequate traffic in the future if
this area is developed.
o Access from North Front Street is currently inadequate for accessing the study area if
developed further.
o The older cell tower appears to be in a neglected state and in need of removal.
o US Highway 281 and its access management creates a barrier to sound growth.
• Stable or decreasing population based upon the last two decennial censuses
o The study area is assumed to have a stable or decreasing population over the past two
decennial censuses based upon the continued conversion of the area from residential
structures to commercial.
o Based upon the city aerials, in 2010 there was one additional home located at the
southeast corner of the study area which has since been replaced with commercial uses.
o Population trends are toward smaller household sizes. This linked to fewer residential
structures/uses would support the stable or decreasing population concept.
• Insanitary and Unsafe Conditions
o Detention cells are a necessity in Grand Island, they can be considered a potential
safety issue due to the fact they are designed to hold stormwater.
o Detention cells can be a hazard for individuals unable to swim and they have the
potential to be breeding grounds for mosquitoes (which can carry blood borne
diseases).
o The old dirt “road” which accesses Webb Road.
o The primary area where the ballfields are located sits in a bowl and can be a collecting
point for stormwater and standing water, thus creating more potential mosquito issues.
• Dangerous conditions to life or property due to fire or other causes
o Detention cells are a necessity in Grand Island, they can be considered a potential
safety issue due to the fact they are designed to hold stormwater.
o Detention cells can be a hazard for individuals unable to swim and they have the
potential to be breeding grounds for mosquitoes (which can carry blood borne
diseases).
o The old dirt “road” which accesses Webb Road.
Page 25 of 44
Blight and Substandard Study
City of Grand Island, Nebraska • May 2023 Page 11
Criteria under Part B of the Blight Definition
• The average age of the residential or commercial units in the area is at least forty years
o The average age based upon a cumulative age calculation is 64.4 years.
The other criteria for Blight were not present in the area, these included:
• Diversity of Ownership
• Improper Subdivision or Obsolete Platting
• Defective/Inadequate street layouts
• Tax or special assessment delinquency exceeding fair value of the land.
• Defective or unusual condition of title,
• Unemployment in the designated area is at least 120% of the state or national average.
• The per capita income of the area is lower than the average per capita income of the city
or village in which the area is designated.
These issues were either not present or were limited enough as to have little impact on the
overall condition of the study area.
Page 26 of 44
Blight and Substandard Study
City of Grand Island, Nebraska • May 2023 Page 12
Substandard Conditions
Average age of the residential/commercial units in the area is at least 40 years
Age of structures can be a contributing factor to the blighted and substandard conditions in an
area. Statutes allow for a predominance of structures 40 years of age or older to be a
contributing factor regardless of their condition. The following paragraphs document the
structural age of the structures within the Study Area. Note the age of structure was determined
from the Appraisal data within the Hall County Assessor’s website data.
TABLE 3: AVERAGE STRUCTURAL AGE, BY METHOD - 2023
Number of Structures Construction date Age Cumulative Age
1 1916 107 107
1 1916 107 214
1 1948 75 289
1 1956 67 356
1 1980 43 399
1 1980 43 442
1 2014 9 451
Total Cummulative 7 451
Average Age 64.4
Source: Hall County Assessor’s and Marvin Planning Consultants 2023
Within the study area there are seven primary structures. After researching the structural age on
the Hall County Assessor’s and Treasurer’s websites the six of the seven structures are over 40
years of age. When examining the age based upon a cumulative approach, as in Table 2, the
average age of the primary structures is equal to 64.4 years; thus, meeting the requirements of
the statutes.
The age of the structures would be a direct contributing factor.
Dangerous conditions to life or property due to fire or other causes
There are two primary factors contributing to the Insanitary and Unsafe Conditions of the study
area. The following is an outline of those issues:
1. Even though detention cells are a necessity in Grand Island, they can be considered a
potential safety issue due to the fact they are designed to hold stormwater. They can be a
hazard for individuals unable to swim and they have the potential to be breeding grounds
for mosquitoes (which can carry blood borne diseases). There is one detention cell within the
study area and one just outside the study area to the south.
2. The use of the old dirt “road” which accesses Webb Road as a secondary point of entry to
the east parking area of the church is an unsafe condition. The road has not been designed
for the carrying capacity which may use this access. In addition, it is too narrow to
Based upon the field analysis, there are sufficient elements present to meet the definition of
Dangerous conditions to life or property due to fire or other causes in the Study Area. Therefore,
it is a contributing factor.
Substandard Summary
Nebraska State Statute requires that “…an area in which there is a predominance of buildings or
improvements, whether nonresidential or residential in character, which, by reason of
dilapidation, deterioration, age or obsolescence, inadequate provision for ventilation, light, air,
sanitation, or open spaces, high density of population and overcrowding, or the existence of
conditions which endanger life or property by fire and other causes, or any combination of such
factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency,
and crime, (which cannot be remedied through construction of prisons), and is detrimental to
the public health, safety, morals, or welfare;”
This Study Area in Grand Island meets the defintion of Substandard as defined in the Revised
Nebraska State Statutes.
Page 27 of 44
Blight and Substandard Study
City of Grand Island, Nebraska • May 2023 Page 13
FINDINGS FOR GRAND ISLAND BLIGHT STUDY AREA #38
Blight Study Area #37 has several items contributing to the Blight and Substandard Conditions.
These conditions include:
Blighted Conditions under Part A
• Deterioration of site or other improvements
• Faulty Lot Layout
• Combination of factors which are impairing and/or arresting sound growth
• Stable or decreasing population based upon the last two decennial censuses
• Insanitary and Unsafe Conditions
• Dangerous conditions to life or property due to fire or other causes
Criteria under Part B of the Blight Definition
• The average age of the residential or commercial units in the area is at least forty years.
Substandard Conditions
• The average age of the structures in the area is at least forty years.
• Dangerous conditions to life or property due to fire or other causes
Page 28 of 44
Resolution Number 2023-15
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A BLIGHT AND SUBSTANDARD
STUDY BY THE CITY OF GRAND ISLAND, NEBRASKA; AND APPROVAL OF
RELATED ACTIONS
WHEREAS, the Grand Island City Council at its August 8, 2022 meeting, referred the Blight and
Substandard Study commissioned by Perkins Properties to the Hall County Regional Planning Commission, (the
“Commission”) for review and recommendation as to its conformity with the general plan for the development of the
City of Grand Island, Hall County, Nebraska, pursuant to the Nebraska Community Development Law, Chapter 18,
Article 21, Reissue Revised Statutes of Nebraska, as amended (the “Act”); and
WHEREAS, the Commission has reviewed said Blight and Substandard Study and confirmed the
following findings:
•This property as presented in the study meets the requirements to be declared substandard,
•This property as presented in the study meets the requirements to be declared blighted,
•The factors are necessary to declare the property blighted and substandard are sufficiently distributed
to impact development across the entire site,
•That development of this property to its full potential is in the best interest of the City of Grand Island
and the entire region,
•That there are projects ready to develop at this site if they can meet the financial goals of the
developers,
NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL PLANNING
COMMISSION AS FOLLOWS:
Section 1. The Commission hereby recommends approval of the Blight and Substandard Study.
Section 2. All prior resolutions of the Commission in conflict with the terms and provisions of this
resolution are hereby expressly repealed to the extent of such conflicts.
Section 3. This resolution shall be in full force and effect from and after its passage as provided by law.
DATED: September 4, 2023.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
Page 29 of 44
AGENDA MEMO
To: Hall County Regional Planning Commission
Agenda: Hall County Regional Planning Commission September 6, 2023
Date: September 6, 2023
Item #: 4.b.
Subject: Public Hearing to consider a change of zoning for property located south of
Old Potash Highway and east of Engleman Road (Part of Outlot A of Copper Creek
Estates Eighth Subdivision at 350 Little Bluestem Drive) from R2 Suburban Density
Residential to R3-SL Medium Density Small Lot Residential. (C-37-23GI)
Staff Contact: Chad Nabity
BACKGROUND: To rezone a tract of land consisting of part of outlot A of Copper
Creek 8th Subdivision, Grand Island NE from R2 Low Density Residential Zone to R3
SL Medium Density Small Lot Residential Zone. The proposed site is located north
of Little Bluestem Cir. east of Engleman Rd and west of Little Bluestem Dr.
An analysis of this property and its relationship with the Comprehensive Plan is
attached.
RECOMMENDATION: Move to approve as recommended.
SAMPLE MOTION: Move to approve as recommended finding that the proposed
rezoning is consistent with the compressive development plan.
ATTACHMENTS:
1. Directors Recommendation_RPC Copper Creek 8th Outlot A
2. Zoning Applicaion - Outlot A - Signature
Page 30 of 44
Agenda Item # 4b
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
August 30, 2023
SUBJECT:Zoning Change(C-37-23GI)
PROPOSAL:To rezone a tract of land consisting of part of outlot A of Copper Creek 8th
Subdivision, Grand Island NE from R2 Low Density Residential Zone to R3 SL Medium
Density Small Lot Residential Zone. The proposed site is located north of Little Bluestem Cir.
east of Engleman Rd and west of Little Bluestem Dr.
OVERVIEW:
Site Analysis
Current zoning designation:R2: Low Density Residential Zone
Permitted and conditional uses: Residential uses with a density of 1 unit per 6,000
square feet of property. Minimum lot size of 6,000
square feet. Churches, schools, parks are permitted in
this zoning district
Comprehensive Plan Designation: Designated for low to medium density residential uses.
Existing land uses:Vacant
Proposed Zoning Designation:R3-SL: Medium Density-Small Lot Residential Zone
Permitted and conditional uses:R3-SL: Residential uses with a density of 1 unit per
3,000 square feet of property. Minimum lot size of 3,000
square feet. Attached Single Family with a density of 1
unit per 2,100 square feet. Churches, schools, parks and
some limited non-profit operations and day care facilities
are also allowed as permitted or conditional uses in this
district.
Adjacent Properties Analysis
Current zoning designations:North: TA: Transitional Agricultural Zone
East & South: R2: Low Density Residential Zone
West: AG-2: Secondary Agricultural Zone
Intent of zoning district:R-2: To provide for residential neighborhoods at a
maximum density of seven dwelling units per acre with
supporting community facilities.
TA: for a transition from rural to urban uses, and is
generally located on the fringe of the urban area. This
zoning district permits both farm and non-farm dwellings
at a maximum density of two dwelling units per acre. The
intent of the zoning district also would allow the raising of
Page 31 of 44
livestock to a limit and within certain density
requirements.
AG-2: 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
Permitted and conditional uses:R2: Residential uses with a density of 1 unit per 6,000
square feet of property. Minimum lot size of 6,000
square feet. Churches, schools, parks are permitted in
this zoning district
TA: farm and non-farm dwellings at a maximum density
of two dwelling units per acre, churches, schools, and
parks.
AG-2: Agricultural operation, residential uses such as
single family dwellings, ranch and farm dwellings,
recreational camps, parks, playgrounds, churches, and
schools.
Comprehensive Plan Designation:North, South, East: Designated for low to medium
density residential
West: Agricultural
Existing land uses:North & West: Agricultural/ Farmstead
South, and East: Single family residential
EVALUATION:
Positive Implications:
•Consistent with the City’s Comprehensive Land Use Plan: The property is designated for
low to medium density residential use.
•Accessible to Existing Municipal Infrastructure: City water and sewer services have been
extended to serve the rezoning area.
•Would allow housing on existing lot. The setbacks in the R3-SL zoning district allow
houses to be located slightly closer to the street resulting in slightly larger back yards.
Negative Implications:
•Existing Agricultural Operation to the North The proposed change would allow for
additional units of housing immediately adjacent to the existing grain handling operation.
Page 32 of 44
Other Considerations:
This is a change from the original plan for this property. Changes occur over time with new
circumstances. The original plan for this lot was to provide storage for the neighborhood, with the
proposed changes the developer is looking to integrate multi-family units within the subdivision.
The R3-SL zoning district has less restrictive setbacks and density requirements that and will
encourage development of this site.
The developer is looking to replat this lot if the zoning is approved. The developer has been
working with the Homeowner’s Association and the HOA has given support for this plan.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island City Council
change the zoning on this site from R2: Low Density Residential Zone to R3-SL: Medium
Density-Small Lot Residential Zone.
___________________ Chad Nabity AICP, Planning Director
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Attached Document Outlining Request
7/29/23
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AGENDA MEMO
To: Hall County Regional Planning Commission
Agenda: Hall County Regional Planning Commission September 6, 2023
Date: September 6, 2023
Item #: 5.a.
Subject: Final Plat – Liberty Campus Subdivision - Grand Island
Staff Contact: Chad Nabity
BACKGROUND: Located between Capital Avenue and Old Highway 2 west of
Broadwell. This subdivision includes the Veteran's Home Campus. White Lotus will
begin this redevelopment with the Pershing and Anderson Buildings on Capital Avenue
just east of Custer extended. This plat includes platting Custer so that it will meet up
with Custer as platted on the City owned property to the west. The property will
continue to be served by private sewer and water lines that were installed for the
Veterans' Home. 3 lots 44.76 acres the property is all zoned RO Residential Office
RECOMMENDATION: Move to approve as recommended.
SAMPLE MOTION: Move to approve as recommended.
ATTACHMENTS:
1. Liberty Campus Subdivision_LocationMap
2. Liberty Campus Subdivision Final Plat
3. Liberty Campus Subdivision Application
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CAPITAL AVE W
CUSTER AVE NKRUSE AVELAFAYETTE AVE NPARK AVE NGRAND ISLAND AVEGRAND ISLAND AVEHUSTON AVE NBROADWELL AVE NCOTTAGE STTAYLOR AVEOLD HIGHWAY 2 W
Liberty CampusSubdivision
®
PROPOSED SUBDIVISIONLOCATION MAP
1 inch = 400 feet
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N89°07'17"W273.00'(M)N00°12'19"W1466.71'(M)1466.65'(AG)S73°57'44"E1622.53'(M&AG)S00°13'54"W
1042.21'(M)
1042.35'(AG)N89°07'17"W1550.10'(M)1550.26'(AG)N00°52'43"E585.17'(M)1062.39'(M)L3 387.34'(M&JA)144.71'(M)L1L2L4 999.41'(M)999.26'(JA)N00°52'43"E467.47'(M)273.00'(M)LINE TABLELINEL1L2L3L4BEARINGN00°12'19"WN89°07'17"WN00°52'43"EN00°52'43"EDISTANCE79.96'70.00'117.70'117.70'Δ=65°12'22"R=385.00'(M)T=246.25'(M)L=438.15'(M)CHD BRG=S31°43'28"ECHD=414.89'(M)Δ=58°50'44"R=315.00'(M)T=177.66'(M)L=323.52'(M)CHD BRG=N28°32'39"WCHD=309.49'(M)LOT 2159,751 SQ. FT.3.67 ACRESLOT 31,709,974 SQ. FT.39.25 ACRESBLOCK 1UNIVERSITY PLACECAPITAL AVENUEOWNER: H.E.L.P. FOUNDATION OF OMAHA, INC.LAND SURVEYOR: JEO CONSULTING GROUPNUMBER OF LOTS: 3PERMANENT EASEMENT(INST. NO. 201306652)COLLEGE ADDITION TOWEST LAWNBLOCK 7BLOCK 6BLOCK 5BLOCK 4BLOCK 3NORTH RIGHT OF WAYLINE OF CAPITAL AVENUE(INST. NO. 201306652)CUSTER AVE.SW. COR. SE1/4SEC. 5-T11N-R9W(SHOWN FORREFERENCE ONLY)TAYLOR AVE.
KRUSE AVE.
LAFAYETTE
AVE.
PARK AVE.OLD HIGHWAY 2BURLINGTON NORTHERN SANTA FE RAILWAYLIBERTY CAMPUS SUBDIVISIONA PART OF THE SE1/4 AND SW1/4 OF SECTION 5-T11N-R9WIN THE CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKAFINAL PLATP:\Surveying\211674.00 - Grand Island Liberty Campus Survey\6 Survey\Drawings\Liberty Campus Subdivision.dwg, on 7/28/2023 4:42 PM.800.723.8567www.jeo.comGrand Island, NE 308.381.7428GRAPHIC SCALE015030075DEEDED DISTANCEGOVERNMENT DISTANCEMEASURED DISTANCEPLATTED DISTANCEPDGM LEGEND MONUMENT SET (5/8"x24" REBAR WITH APLASTIC STAMPED "GOERTZEN LS 704")RECORDED DISTANCE (ADAM GOERTZEN 4/21/2016)AGRECORDED DISTANCERMONUMENT SET (SURVEY NAIL MARKER WITH ANALUMINUM DISK STAMPED "A. GOERTZEN LS 704")MONUMENT FOUND (5/8" REBAR WITH A PLASTICCAP STAMPED "GOERTZEN LS 704"RECORDED DISTANCE (JAI ANDRIST 4/22/2022)JAREPOSITORY STAMPFIELD BOOKSURVEY FILE NO.FIELD CREWFILE NAMEDATEPROJECT NO.DRAWN BY2021-246BSGRAND ISLAND #91 OF 1AG7/28/2023Liberty Campus Subdivision.dwgR211674SURVEYOR'S CERTIFICATE:I HEREBY CERTIFY THAT ON APRIL 13TH, 2023, I COMPLETED AN ACCURATE SURVEY OF "LIBERTY CAMPUSSUBDIVISION" IN THE CITY OF GRAND ISLAND, 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 THREE LOTS LOCATED IN THE SOUTHEAST QUARTER AND THE SOUTHWESTQUARTER OF SECTION 5, TOWNSHIP 11 NORTH, RANGE 9 WEST OF THE SIXTH P.M., CITY OF GRAND ISLAND, HALL COUNTY,NEBRASKA.EXISTING MONUMENTS OF RECORD WERE FOUND AT LOCATIONS SHOWN ON THIS PLAT. ALL MONUMENTS FOUND ARE A 5/8"REBAR WITH A PLASTIC CAP STAMPED "GOERTZEN, LS 704", UNLESS NOTED OTHERWISE. ALL MONUMENTS SET ARE A 5/8" BY 24"REBAR WITH A PLASTIC CAP STAMPED "GOERTZEN, LS 704".ALL LINES WERE PRODUCED AND ANGLES AND DISTANCES MEASURED WITH A TRIMBLE R12i GNSS RECEIVER UTILIZING THESEILER INSTRUMENTS REAL TIME NETWORK.VICINITY SKETCHNW 1/4NE 1/4SE 1/4SW 1/4NEBRASKA5T11N
HALL COUNTYR9WDEDICATION:KNOW ALL MEN BY THESE PRESENTS, THAT H.E.L.P. FOUNDATION OF OMAHA, INC., A NEBRASKA CHARITABLE CORPORATION,BEING THE OWNERS OF THE LAND DESCRIBED HERE, HAS CAUSED SAME TO BE SURVEYED, SUBDIVIDED, PLATTED ANDDESIGNATED AS "LIBERTY CAMPUS SUBDIVISION" IN THE CITY OF GRAND ISLAND, NEBRASKA AS SHOWN ON THE ACCOMPANYINGPLAT THEREOF, AND DOES HEREBY DEDICATE THE EASEMENTS, IF ANY, AS SHOWN THEREON FOR THE LOCATION,CONSTRUCTION AND MAINTENANCE OF PUBLIC SERVICE UTILITIES, TOGETHER WITH THE RIGHT OF INGRESS, EGRESS THERETO,AND HEREBY PROHIBITING THE PLANTING OF TREES, BUSHES AND SHRUBS, OR PLACING OTHER OBSTRUCTIONS UPON, OVER,ALONG OR UNDERNEATH THE SURFACE OF SUCH EASEMENTS; AND THAT THE FOREGOING SUBDIVISION AS MORE PARTICULARLYDESCRIBED IN THE DESCRIPTION HEREON AS APPEARS ON THIS PLAT IS MADE WITH THE FREE CONSENT AND IN ACCORDANCEWITH THE DESIRES OF THE UNDERSIGNED OWNER AND PROPRIETOR.IN WITNESS WHEREOF, I HAVE AFFIXED MY SIGNATURE HERETO,THIS DAY OF , 2023.ARUN AGARWAL, CEOSTATE OF )) SSCOUNTY OF )BEFORE ME, A NOTARY PUBLIC QUALIFIED IN SAID COUNTY, PERSONALLY CAME, ARUN AGARWAL CEO,KNOWN TO ME 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 , 2023.NOTARY PUBLICMY COMMISSION EXPIRESLEGAL DESCRIPTION: (INST. NO. 202004942)A PARCEL OF LAND LOCATED IN THE SOUTHEAST QUARTER AND THE SOUTHWEST QUARTER OF SECTION 5, TOWNSHIP 11NORTH, RANGE 9 WEST OF THE SIXTH P.M., HALL COUNTY, NEBRASKA, BEING DESCRIBED AS FOLLOWS: REFERRING TO THESOUTHEAST CORNER OF THE SOUTHEAST QUARTER OF SECTION 5; THENCE N89°03'58"W (ASSUMED BEARING) ON THE SOUTHLINE OF SAID SOUTHEAST QUARTER, A DISTANCE OF 796.00 FEET TO THE SOUTHWEST CORNER OF A PARCEL OF LANDDESCRIBED AND RECORDED IN DEED BOOK 159, PAGE 133; THENCE N00°16'04"E ON THE WEST LINE OF SAID PARCEL, ADISTANCE OF 75.00 FEET TO THE NORTH RIGHT OF WAY LINE OF CAPITAL AVENUE, AS DESCRIBED AND RECORDED ININSTRUMENT NO. 201306652; THENCE N89°03'59"W ON SAID NORTH RIGHT OF WAY LINE, A DISTANCE OF 480.00 FEET TO THEPOINT OF BEGINNING; THENCE N00°16'04"E, PARALLEL WITH THE WEST LINE OF SAID PARCEL, A DISTANCE OF 1042.35 FEET TOTHE SOUTHERLY RIGHT OF WAY LINE OF OLD NEBRASKA HIGHWAY 2, AS DESCRIBED AND RECORDED IN MISC. RECORD U, PAGE486; THENCE N73°54'50"W ON SAID SOUTHERLY RIGHT OF WAY LINE, A DISTANCE OF 1622.53 FEET; THENCE S00°09'33"E,PARALLEL WITH THE WEST LINE OF SAID SOUTHEAST QUARTER, A DISTANCE OF 1466.65 FEET TO SAID NORTH RIGHT OF WAYLINE; THENCE S89°03'59"E ON SAID NORTH RIGHT OF WAY LINE, A DISTANCE OF 1550.26 FEET TO THE POINT OF BEGINNING,CONTAINING 44.76 ACRES, MORE OR LESS.APPROVAL:SUBMITTED TO AND APPROVED BY THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, CITIES OFGRAND ISLAND, WOOD RIVER, AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN, NEBRASKA.CHAIRMANDATEAPPROVED AND ACCEPTED BY THE CITY OF GRAND ISLAND, NEBRASKA.THIS DAY OF , 2023.MAYORCITY CLERK21CURVE DATA:12LOT 145,465 SQ. FT.1.04 ACRESCUSTERAVENUE 70' ROW DEDICATEDWITH THIS PLATLOT 3LOT 4LOT 5VETERANSLEGACY SOUTHSUBDIVISION5/8" REBAR WITHA PLASTIC CAPSTAMPED "J.ANDRIST LS 630"5/8" REBAR WITHA PLASTIC CAPSTAMPED "J.ANDRIST LS 630"CUSTER AVE.7' UTILITYEASEMENT(DEDICATEDWITH THIS PLAT)Page 38 of 44
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Invoice
Date
8/25/2023
Invoice #
1538
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
9/24/2023
Account #Project
Phone #
402.367.5031
E-mail
kmarvin@marvinplanning.com
Total
Balance Due
Payments/Credits
Description Qty Rate Amount
See attached pdf 8,407.50 8,407.50
Out-of-state sale, exempt from sales tax 0.00% 0.00
$8,407.50
$8,407.50
$0.00
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Invoice
Date
8/25/2023
Invoice #
1543
Bill To
Village of Alda
Chad Nabity
Hall County Regional Planning Commission
PO Box 1968
Grand Island, NE 68802
Marvin Planning Consultants, Inc
382 N. 4th Street
PO Box 410
David City, NE 68632
P.O. No.Terms Due Date
8/25/2023
Account #Project
Phone #
402.367.5031
E-mail
kmarvin@marvinplanning.com
Total
Balance Due
Payments/Credits
Description Qty Rate Amount
Invoice #1 492.50 492.50T
Out-of-state sale, exempt from sales tax 0.00% 0.00
$492.50
$492.50
$0.00
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Invoice
Date
8/26/2023
Invoice #
1548
Bill To
Village of Doniphan CP
Kim Finecy
PO Box 189
Doniphan, NE 68832
Marvin Planning Consultants, Inc
382 N. 4th Street
PO Box 410
David City, NE 68632
P.O. No.Terms
Net 30
Due Date
9/25/2023
Account #Project
Phone #
402.367.5031
E-mail
kmarvin@marvinplanning.com
Total
Balance Due
Payments/Credits
Description Qty Rate Amount
See Attached 1,510.00 1,510.00
No tax 0.00% 0.00
$1,510.00
$1,510.00
$0.00
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Hall County Comprehensive Plan
Update 2023
We Want Your Thoughts and Input
The Comprehensive Plan covers all aspects of growth, from economic development to housing and zoning.
Help guide Hall County’s future.
Visit the Project Website
Scan the QR Code for a connection to the website
or: https://tinyurl.com/hallcountycompplans
SurveyMonkey
Follow the link on the website or:
https://www.surveymonkey.com/r/HallCountyPlan
Or pick up a hardcopy at the
Hall County Regional Planning Commission Office
at Grand Island City Hall.
The survey is open through September 30.
Town Hall Meeting
Hall County Comprehensive Plan
Town Hall Meeting
Thursday, September 14, 2023, 6:00 pm
Wood River Community Center,
108 W. 10th Street.
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