Planning Commission - Regular Meeting

Okie dokie. Good evening and welcome to the April 20, 2026 North Plat Planning Commission meeting. First item on the agenda is roll call. Davies Mune Matthews here. Bane here. Fudge here. Jet here. Forbes here. Worl Van Bson here. Quorum is present.

Current copy of the Open Meetings Act of the State of Nebraska is put on posted on the back uh wall of council chambers right there in that lovely little frame. If you need to refer to that at any time, you feel welcome to. Item number two is approval of minutes from the March 24th, 2026 meeting. I trust you've all read them intently and have maybe no questions about them. Maybe you do. I don't know. I would move that we approve the minutes. Second. Motion by Jet, seconded by Bane to approve the minutes as presented. Any discussion on that motion?

Not about said Michelle. I'm sorry, Kevin. And the minutes are passed. Old habits die hard. Item number three, discuss and consider is file sorry file number SU26-00004. Discuss and consider action on application by Dennis and Shirley Ogbornne for Ogborn's third reflat located at 621 East 12th Street in an R2 dwelling district on property described as part of vacated alley and lots 31 and 32 Hastings edition in North Plat Lincoln County, Nebraska. Judy.

Okay. And you should have all received a copy of the review comments. Attached to that is a copy of the preliminary and the final plat um for Ogborn's third or yeah third RE replat. Um this is going to consolidate two lots and add part of a vacated alley. Um we all at the last planning commission meeting um voted to vacate the alley between the two properties. Um the lots will have access to all city utilities and planning staff has no objection to the lot consolidation. Has it made it through a through council at this point? Um, yes, it was at the third reading, the last one. Yep. I didn't want to get the cart in front of the horse. Yep.

Questions, comments, complaints? It's early for those, but we'll deal with them. Well, I'll move to rubber stamp that. Let's see. Got to read something or I move to make a recommendation to approve file number SU26-4 preliminary and final approval of Oborn's third replay. Second. Motion by Van Velson, seconded by Jet to approve as presented. Any more discussion on that motion? If not, Kevin, please. And that motion is approved. This will go to council

May 5th, Tuesday, May 6th. Uh, Cinco de Mayo. Cool. Did they get tacos that night? No. Margaritas. Margaritas. Margaritas after the meeting. Let's clarify. It's a big deal. Taco Tuesday and Cinco de Mayo.

There you go. That's a good combination. Uh, item number four, file number SU26-00005. discuss and consider action on application by Deep Waters Retreat LLC for Deep Waters Retreat subdivision located at 2211 North Buffalo Bill Avenue in a B2 Highway commercial district on property described as part of lots 14 and 15 Cody Land and Cattle Company subdivision and part of the northwest quarter of section 29 Township 14 north range 30 west of the sixth prime in Lincoln County, Nebraska lying south of the rightway line of drainage district number one Judy. Okay. And you should have all received a copy of the review comments. Attached to that is the preliminary and final um plat map for this subdivision. The subdivision is proposing to create three new lots consisting of approximately 18.01 acres, leaving the remaining 31.09 acres unplatted. Creation of a subdivision of budding city limits does require a request for annexation of the platted lots. So, annexation of this property will be at the May planning commission meeting. Um, planning staff does have a few concerns with this. Now, you all should have received a new copy um with a few adjustments on it um that came just today. So, uh planning staff does have a few concerns with the subdivision. The property is a large parcel with potential development options. The choices that are made when developing this parcel need to consider access to future roads and utilities. The applicant is proposing to develop the west portion of this parcel um with very very limited information on future plans for the remaining area without a plan for the remaining portion of the property. The owner of the property and the city need to ensure that development of this area remains an option and be sure that the property does not become

landlocked or a utility desert. So, as you can see on this, um, we did propose to, um, put two put three access and utility easements. Actually, um, three access and utility easements, five actual easements for utilities in there. Um, the thing that we're a bit concerned with is the rest of the property, which is to the east. Um, I do have a picture I think if I can bring it up on the computer if you will let me to kind of show you kind of what I'm talking about. That's the area if I can make it work. Ah, look at that.

Well, it did. Now it doesn't. There it is.

Okay. So, if you look on here, um, this is the property that that we're looking at right here. And the subdivision that's proposed comes to, you know, right in this area somewhere, about half of the property. So, back here, if you look at this, this is a gas line that comes across here. There may be an easement that's filed with it. It's not showing on our map that there's an easement there. But the one thing we've got to be cognizant of is really the only access to this portion from the east would be down this red fox lane. The rest of these are all filled in with houses pretty much here. And so by doing a utility easement essentially all the way around here, utility and access easement, we're not going to landlock this. And that's the thing that we want to be careful with is making sure that we don't build a building like right here and landlock the parcel for the future. So that's just kind of what I wanted to show you kind of the whole area.

Having a lot of experience with that gas line and it provider that has it, I would be shocked if there wasn't some sort of a easement or marking through there. And there may be. Um we just didn't see it on the maps that we have. I would assume that they probably filed an easement. Um, but I've seen places where there haven't been any. So, and that goes out to that there's a main a gas main out there. So, it's probably been there quite a while. Yeah, that's a over off of Buffalo. There's a gas that's not this one. Yeah. Further south. Yeah, this is um

I think there's one on the corner of the museum. tall grass. No, that's different. This is tall grass. This is a really high pressure line that that actually surfaces out at the arena. Okay. So, it's not a natural gas basic line. No, this is a high pressure delivery line. So, they would almost Well, you'd think they would have to have an easy one. They get real itchy anytime you get around it. Let me put it that way. I've read a lot of these things since I joined the planning commission. This is the first time I can see planning I've read planning staff has concerns that flagged this for me pretty

well. I just I just want to make sure I mean this that you've got in front of you isn't horrible. But the thing is we've got to make sure that if you do approve this as it is this evening that there is access for utilities, there is access for roads. there is access to that property to the east because the last thing you want to see is this to go in with absolutely no access to that eastern half of that lot because it is a very large parcel and the last thing you want to see you know 10 years from now is this landlocked area because we made a bad choice. Well, you guys made a bad choice not me. So, question. So, like this 30foot access easement that's on both the south side, if I'm looking at this right, and the north side, that's only for utilities. That wouldn't be for

No, it's a utility and access easement. Okay. So, access in there. Okay. Yeah. Um that would be a like let's just say if a building got built over you know where these houses are and blocked that this would be another access point and this would be another access point that could be required. Yes. Does the land does the land owner have to put that in or would that be something? So this is just an easement. We're not requiring them to put in any paved okay um road or anything like that. It's just an access easement um on the southside. So typically our roads are 60 foot right wide rightway 60 66 you know something like that.

So the one on the south you could easily see that it could eventually be turned into a road because we would ask the property abuing on the south side to dedicate another 30 foot. So you'd have a 60 foot rideway so that you could get back there. That's kind of why we tried to protect that especially on that south side. So the rest of it was more for utilities, but and this is breaking this into three lots. That's breaking that into three lots. Well, and then the large and then the larger Well, there's 30 acres over here. Oh, okay. Remaining of this. Got it. Okay.

No, there's still there's more acreage, so it might be four lots if you think about it. This is where the houses are right here. Right. No. Oh, they're over here further. Yes, that's what he was saying. Okay. 30 acres here and then the house is in the house. So, that could be really landlocked, right? Yes. That's the point because this is just half. This is the western half of that 49. Did they give a reasoning as to why they want to do two lots instead of just the one where the building is?

So, the applicant is here. I don't want to uh talk in, you know, in their place, but there's a couple of different reasons why they want to split it up the way that they do. Um financing of course, plus there's um assessments for water and sewer. So if you can split it up a budding um buffalo, then you can pay those assessments, you know, split up in in pieces versus all at once. I found two updated versions sent here.

No, one should be a final, one should be a preliminary. The one with the house on it or the the house the structure on it is the prelim prelim. Yeah. And the other one's the final. Okay. Is that an existing structure? Um that is one that has just been currently built. Yes. They didn't even get on the final.

No, you don't put them on the final. Okay. So, there could be two landlocked areas. This one subdivision, lot three, and the one to the east of it. But lot three by putting those access and utility easements in there, it's not landlocked because technically it has an easement that can be accessed. Issues the eastern piece. So this is the final with the easement all drawn in and the easement for the utilities and the gas ement.

The gas easement is probably on a separate document by itself or the other half of the property because this does not hit this. Okay. So it just goes into that third excess 31 acres. Y Okay. Is this property the same ownership? Yes. So why can't an easement just be continued through through when they subdivide that? You can you can um the applicant did not want to put any easement on the rest of that property, but yes, it could be continued. It seems like it should. You mean it can be tonight without it being You can require that that easement be put in there if you want to.

Yeah. I don't I don't know that I'm comfortable approving this in this form. Well, that's a right. I feel the other 31 acres should have been shown on this. Yeah. To agree. Get the good picture. Another question. Is the land owner the same here as here? So, this is all the same land owner. It's not to the It's not to the south. So, this there's a different owner south of here. Okay, that was my question. Oh, sorry. No, this is I think the cowboy church folks on that lot are at that ground south of there. Is this this is the new building, that new really nice building? Yes. The medical building.

And the cowboy church owns the south half and it abuts up to the new residential. Yes. Taking place. And I think that I think at some point if they ever isn't n does it 19th Street? Yes. Eventually go through there if they ever develop that. Yes. So 19th um if you look there at the bottom we've got half of 19th Street. Right. And so then the cowboy church at some point we would ask them to get dedicate the other half street. Yeah. I feel like that should be part of this their stuff or the eastern part of this.

Well, I think that easement should go all the way through just to avoid anything in the future. And should that be requested of the land, you know, um, south? I can't re I can't require the property owner to the south to do that because they're not doing anything with their property. So, I did I will tell you that I did reach out to um uh John, right? I believe that's accurate.

I did reach out to John Sonen um with the um church and talked to him a little bit, discussed with him about the possibility of getting another 30 ft on the south. Um he didn't say yes, but he didn't say no. So, he seemed like he was decently um willing to negotiate doing that. Um, but yeah, I can't require him to do that as part of her subdivision. In other words, make 30 on hers and 30 on his and have room for a full screen. Yeah, I can't I can't make him do that until he does something to initiate a subdivision or something. Um, so there's a couple of things and

please, uh, Bill, tell me if I'm say this incorrectly. You can probably pass this with the addition of a 30-foot easement going all the way across so that you could keep it going instead of having this delayed for a month. So you could pass it saying we'll pass it with this with the addition of 30 foot easement. Yeah. I mean that's what the purpose of today's meeting is is if you have other recommendations you would want to make to city council. You don't have to follow the proposed motion that's in the coun or the the planning commission materials.

You could make up your own motion where you would say recommend that the easement um extend to the east. Was there a reason why it would be 30 feet instead of 33 if our Well, that's a good question because I mean typically it's 66. I think we picked the 30foot because I believe I'd have to look at some of the others around there. That may be the actual rightaway of some of those streets that are in that area. So, yeah, we were just making a match up, I'm pretty sure. But no, that is a good question. I do think it's 33

on a regular big street, but some like 19th and 20th that gravel, they may be 30. But you wouldn't let a gravel street in today's world, you wouldn't, right? You'd want to do it correctly when you have the opportunity. Yeah. Is that that kind of what you're thinking? Yeah. If it's all B2. That's the other thing. Is the Is it all B2 all the way to the 31? The entire parcel is zone B2 highway. The 31 access. Okay. Then the access easement should go all the way through. Okay.

Do you want to How do you want to deal with this? Do you want to kick it back and have them redraw the map and show it all in there? Are you comfortable moving with it as long as there's access all the way to the east side of the property? And then because you'd want to see it along the You'd want to see way you'd want to basically see the access go all the way around this parcel. Correct. The entire parcel probably and up between through the middle part. This access on the edge of this lot to adjoin this lot because you never know if this is going to be broken down. It's 31 acres, right? It may broke be broken down into 10 whole bunch. Right. So, you want access all the way around the outside and on this side of it.

So, there's a possibility to do access up the middle in the next subdivision. Well, yeah, because you'd want to be able to match it up with that existing street that comes through from the east. Correct. Yeah. Yeah. This has got Yeah. So, it's hard to put all that in to this is what I'm thinking. That is the applicant. Just so you're aware.

Go on up. Evening. Name and address, please. Baileen Hudson. Address. My home address. Yes. 19200 West Frederick Road, Dickens, Nebraska. Okay.

This is my subdivision we're discussing tonight. So, um I would like to I uh hear all of your concerns and I do think we have a couple options. Um I would like to consider um pausing on the excess uh easement just because I would like the opportunity to consider like the city would like a road and I don't want to be boxed into it being like perfectly around the perimeter. Um, I don't have plans to develop that for quite a while, but you know that you'll be involved in all of the development of that. So, I understand that there will be easements and access needed, but I don't want to be boxed in quite yet on exactly how it looks. I don't mind the north one so much, but the south, we had discussed with the city um a different kind of road to match up to the road. Um, and since I don't have development plans yet, I would love if there was any chance for a pause and just uh like approve this west portion. Um, that's just my suggestion. Do you have any questions or thoughts for me?

I don't know that I'm comfortable approving the west portion without knowing what you're doing on the east. I apologize.

I have plans for the east. It's going to stay um undeveloped for now. I have years of work to do on the west and not resources for the east at this time. So this middle section is campground and if that takes off we will make the rest of it campground. So because we are a medical facility and a spa and our plan is to like have people come in and and do like camp and do treatments for a week. So kind of be like a medical retreat. So I do need time like to allow the next decision making of whether it becomes campground. I am not building houses out there that I am not. That's not my plan. So,

any questions for M? Go ahead. And probably not a question for you, but maybe a question for Judy. Let's make sure. Any questions for Failen while she's here? Thank you. Thanks. Go ahead. So, if we approve it only with the addition of the 30-foot easement or 33, if we want to even change that um for the entire property, if the owner wants to come back at a later date and do something different, can that be changed again? Yes. Got it. So, it's not going to hinder any future development that might not need that easement?

No. But it would it would protect it would protect the city if you had those easements included in there because I mean we're not all going to live forever, right? You can walk out of here tonight and somebody get hit by a bus and so whatever decision you make, you're going to want to make sure that it's something that you can live with if it changes hands. Well, I think too from a future um you know um investment um that particular piece of land would be more valuable if it had access. So if you know even the owner wanted to do something different um just same

yeah I I mean I hear I hear the applicant but I'm not at all comfortable approving this without access all the way through the east side of that property. Yep. I agree. So, and how do you want that done? Do you want to just send it on with access going or do you want this to come back to you guys again? How how we could approve it with access all the way around tonight and then send it to the city council. I'm fine with that. Yeah, I'm thinking as long as we have the access around what's being developed with f I mean the future it's not worth anything if it doesn't have access. Is that a motion, Mr. M?

No. Still in discussion.

Yeah. So, I I think there's probably two choices. You can either you can either amend whatever motion there is here and approve it with as long as there's access all the way around the perimeter, the entire parcel. or you can kick it back and and have the applicant draw it out for you the way they want to draw it out and have it come back. E I'm I'm okay with either one of those. Um and I don't know, are you okay with either one of those?

Yeah, I I think the whole point of the meeting tonight is to get input from all of you as to what you think is best. And then looking towards the future is is what we have you guys here for to do. So, um, if somebody made a motion that said, you know, uh, that you move to recommend subject to the access easements extending to the east, you know, it wouldn't have to be that exact language, but something to that effect. I think that then gives the city council something to consider. So far as your recommendation goes, right? So, because to make perfectly clear, our job is to make a recommendation to council. they can do whatever they want to with us.

So even if we even if we don't approve it in its current form, they could still choose to approve it because whatever we're going to do is going to go to council on the 5th. So okay. Well, I'll make a motion. Okay. Go ahead. I'll give it a shot. Might need your help. Um, I move to make a recommendation to approve file number SU26-005, preliminary and final approval of deep water retreat subdivision with the amendment to extend the 30-foot access easement

30 or 33. 33 to change the access easement from 30 to 33 foot and to continue it throughout the entire parcel on the Yeah. All the way around on the souththeast and north side. That make enough sense to you to put into Judy as developed as it develops. Oh, I don't know if I'd put as develops because if we do that then it would be peace meal. Anything they do has to come back this anyway. So, we can change it all when that comes.

Well, the way she said it was this going to right have to come back with the other 31 acres in it with the around it. doesn't necessarily have to council. Yeah. I think what she's saying is we're okay with it as long as the easement goes all the way around the perimeter of this property. Yeah. Is that Is that essentially what I'm hearing? Correct. So, everybody knows what the motion is? Yep. Is there a second? I'll second. Okay. Motion by Matthews, seconded by Jet to approve with the amendments. Any more discussion on this matter? But he clears water. What we're voting on here.

I tried to stay out of that. He said at the same time, Kevin, go ahead. Oh, you already did. Go ahead. There you go. Go ahead. Beautiful building out there, though. And the motion passes. So, this will go on the council on the 5th. 5th. Okay, public hearing time. Enjoy.

Item number five. Okay, so we are going to uh take up items number five through seven first and then um so I'm going to read all three of these in. We're going to open the public hearing once on all three of these items since they're related. That all make sense there, buddy? Okay. Item number five is file number AM26-004. Discussion consider action on an application by Ted and Steven Brewer for an amendment to the city of Northplack comprehensive plan 2012 land use map to amend certain land from agricultural vacant to commercial on property located at intersection of East Francis Street and South Brian Avenue on property described as blocks four and five opportunity subdivision. The south half of lot three, north plat farm subdivision. The north half of section 10, township 13 north, range 30 west of the six prime meridian, north plat, Lincoln County, Nebraska. Lots one, two, and three, proposed Brewer subdivision. Item number six, public hearing file number Z260003 discuss and consider action on application by Ted and Steven Brewer to reser reszone certain lands from an A1 transitional agricultural district to B2 Commercial Highway District on property located at the intersection of East Francis and South Brian Avenue on property described as blocks four and five opportunity subdivision, the south half of lot 3, North Plat Farm subdivision and the north plat north half of section 10 township Ship 13 North, range 30 west of the six prime meridian, North Plat Lincoln County, Nebraska, lots 1, 2, and three, proposed Brewer subdivision. Then item number seven is file number SU26-006, discuss and consider application or discuss, excuse me, discuss and consider action on application by Ted and Steven Brewer for Brewer subdivision located at the intersection of South Brian Avenue and East Francis Street in an A1 agricultural district on property described as North Plat Farm subdivision blocks four and five. Opportunity

Subdivision, North Plat Lincoln County, Nebraska. Judy.

Okay. And you should have received um three different sets of review comments. The first one is for the amendment. Attached to that. You will see the copy of the North Plat future land use map showing the proposed amendment of the three separate lots from um agricultural vacant to commercial. In order to reszone a property, it is the duty of the planning commission to ensure that the resoning is in conformance with the current comprehensive plan. The request for the amendment has been submitted in conjunction with the resoning. The applicants are requesting the amendment to allow a change in zoning. Planning staff has no objections to the amendment. The property is currently vacant, undeveloped property located in an area with highdensity residential and commercial uses. The area proposed to be reszoned to commercial would be abuing East Francis Street which is anticipated to be a hightraic area more conducive to commercial or high density uses. Amending the land use to commercial fits the future development of the area transitioning from a high density to a commercial. Um the zoning um application or the zoning review comments attached to that you will see a copy of the subdivision and also a copy of the current zoning map. In that area you can see a lot of a mixture of PR3 which is high density residential um R3, B2, B1. Um so there is quite a quite a few different options for commercial type properties. Also again planning staff has no objection to the resoning if the amendment to the land use is approved. The property is located in an area mixture of highdensity residential and commercial and reszoning the area along East Francis Street is an which is anticipated to be a hightraic area seems to be a good fit for the overall development of the area. And then the

next one is the actual subdivision which does show um creation of five acres or excuse me five separate lots. Now, on that final subdivision, if you look, you will see one, two, three, um, three fairly small lots. Those are the ones that we're looking at, um, reszoning to commercial. Um, the other two lots, lot four and five, are large enough that they can remain agricultural. So, they didn't apply to change those because they may go commercial, they may go residential in the future and they don't have to change them because of lot size. The lot size the egg still fits. So, um anyway, I am happy to try and answer any questions that you may have.

Okay. And representatives for the applicants are in the audience.

Okay. There are three different public hearings we're going to have tonight, but I'm only going to read this once because you all get tired of me reading this garbage every week. So, here we go. Planning Commission values your input and wants to hear from the audience during public hearings. Anyone wishing to speak must first be recognized by the chair. Once recognized, please approach the podium. State your name and address. Please keep your comments as brief as possible. Repetitive and excessively long testimony may be ended at the discretion of the chair. And with that, the public hearing is open. Again, remember we're running these three items together in this public hearing. So, anybody want to talk on any one of these three items, going once, going twice.

Make a motion we close the public hearing. Second. Motion by Bane, seconded by Matthews to close the public hearing. Any discussion on that matter? Not Kevin, please. And the public hearing is now closed. We're going to talk about this one up here now. Okay.

Got lots of questions. So, the entire area has been redeveloped, correct? So, so we're just changing this part of the land use map. Yeah. Because the other part's already been changed. Um, a lot of it. Yes. If you look over to the east, um, where the development of those apartment buildings, that land use was changed when that was first anticipated. Um, so here's the here's the current land use map. PR3, yes, is where all this housing is going. Yes,

Councilman Lucas sent me this earlier today. This this was last this is the last redevelopment plan from Midwest. Yes. So that the area question is a this A1 block right here. Yeah. Which is this area on the west side is McCabe. Um way west is McCabe. You look at this map shows you. I think I've got a big map too. I can I don't have the land use. Are you doing this? You want GIS or something?

No, we're fine. that pull that up too. There it is. I guess I don't really have a zoning. But so this area right here has all been with the land map has all become a P uh uh residential right in here. This is what we're talking about is this area right here. So this land use still remains a Brian is here. Um, this is like Meyer maybe. I think Meyer comes down here. Meer.

Um, and then this, of course, is McCabe that comes through here. Here's where the apartments are going. Um, this is for future development of residential. This right here is the veterans or not veterans, the the homeless shelter. Yeah. Connections. The connection opportunity center. Thriving thriving connections. That's what's that's called. And then up here, we just did that. um the medical building use for that medical Lutheran family services. Yeah. Yeah. So that kind of gives you a really good idea of where it is. So the the other thing I was looking at as part of this redevelopment plan, the Fritz Farm redevelopment plan is right what would be Meyer which would be there. Y

which would be which would abut these the commercial lot to the what would the what they're asking for to be a commercial lot to the north abuts single family residential or I can't tell if it's single family or it's multif family through there by just looking at this but it does they might be forplexes yeah and they haven't gotten that I mean that could still change could change yeah um but these are the lots that they're looking at commercial. This one right here, this one right here, and then we threw this one in because that is a out building. So, it kind of fits commercial a little bit better than just residential.

But, so all of us are on the same page. What What can the applicant do in a B2?

Quite a few different things. So, um I can't tell you 100% what they're proposing to do because they don't really have a solid um to my knowledge anyway, they don't really have a solid this is what we're buying it for. They're buying it more of like an investment property so that they have some commercial lots that they could sell. So, yes, in a B2 there's quite a few things you could do. Um some of the more disastrous things could be a gas station if it's disastrous, could be a name.

Yeah, you name a a car dealership, could be a service station, you know, some of those more intensive B2 or it could be an office space, office building. Office building. Yeah.

You know, so there's quite a few things. Now, you could decide maybe B2 isn't what you want there. Maybe it's a B1. um you know I don't know B2 seemed like I mean it's the widest open gives them an opportunity to yeah do a gas station or office space. Um but yeah there's a ton of things you can do in a B2. There's a ton of things you can do as a conditional use in a B2. Can I I'm trying to picture Francis Street here with this B2. What's there right now?

That is um Isn't that where Earl Maze used to be? It's not Earl Maze anymore. Alo. Oh, that far down. So, you got Aloe, you've got you got a patio, you got a cell tower right there. You got a cell tower. Got it. There's a house on the corner of Francis and Taber right there in that square. And then it becomes residential again as you keep going further east. I always thought that was going to get developed. Um, so now you and I mean you can kind of see that on there. If I blow it up, you might be able to see it a little more. It's like all the way down here at Popppler, right? That's what I was asking. Don't they have some town homes built right back in there? Yeah. What was that?

That's what I'm trying to picture where they're at from is that aloe on the far left of that. Well, let's blow it up a little bit. We can zoom in on that sucker. Let's see what it is. I think those right this is all around. So here's the cell tower that cell tower. This I think is a home. There's a home there. And then yeah has been flattened and yes there's a building pad being built there. And then you've got that Walders I believe is going to you got medical on then on the north side of that kidney care.

Yep. Um, yeah. And there's some duplexes in here. Um, are those town homes where the numbers are diagonal? That's why you have like a whole bunch of numbers. No, I mean on the vacant the ones they're building over there. Oh, right here. Yes. That's where that's where the town homes are, right? That's where that thriving connections is going. Oh, that's going to be the multifamily. Yep. And then you've got I mean these are all duplexes, apartments, those types of opportunity subdivision and lot seven there right on the bottom side of that uh circle. Nope. Nope. Yep. Is that seven? Yeah. I don't know what that is. I don't know what it is. But yeah, that's where we

That's where Lutheran Family Services is going. Yeah. Yeah. Edna Court is now Culac Linda Court. Linda Linda Linda me wrong. Yeah. And what's what's the lot just north of the Edna or this? Now you got me saying it. That's part of that Lutheran family services. So those are like handicap accessible. I'm talking about the empty one just east of there. Judy here. That it's an empty that's owned. Is that what is that zone? Um maybe R3. That's R3, I believe. Okay. And so is the big lot across from this one. Yes. R3. There it is right there. Sorry.

Yeah. I'm asking you questions. I've got the answer to in front of me if I just look at it. I don't know. Tough decision. So this we're looking at the subdivision block print three an opportunity. This, this, and this. So you're looking at pretty much right here, right here, and right here. Okay. So yeah, this this is already here. This, this, and this. And this. And what's what are these two things? It's just show what this looks like. Bigger. What is it? Pump. Shop.

Shop. Yep. Part of me part of what bothers me about this is we're going business and then we've already transitioned into housing and now we're going to transfer back into business and then back into housing. And I don't know that I love B2 there. Yeah. You've got you've got three residential homes on the corner or east southeast corner there of Taber and Francis. Taber and Francis. You're going to put a possible gas station right to the south of these three homes. Yeah. I don't Yeah, I don't like being Well, then the new town homes are right there behind those, right?

Those are all new town homes right there. And I guess that's what I was thinking was And isn't there commercial in the new development out further? Yes, further. That was one of the questions I So, the further you go out east on Francis, once you hit the existing industrial park, isn't there future commercial back in there? Not that big subdivision area, there's commercial in that. Well, they put their commercial along Phillip though, to my understand. No, no. If you go if you go east on Francis, when you get out all the way out, once you'd run into the post office and that road Oh, yeah. juts to the south. Then I think there's some commercial development planned back in there.

Industrial actually is what they're planning. Industrial. Yeah. Okay. All right. Um Okay. So, here's the deal with this reszoning. It has to be reszoned to something. The applicants are proposing a B2. Um we cannot do the subdivision without reszoning those lots to something other than egg. Would R3 make more sense because it's It's adjacent to R3. Might make more sense to you. The applicant's probably not going to like it because it's not commercial. Um, but that doesn't necessarily mean that's a little commercial mixed in isn't a bad thing, right?

Well, we've clearly allowed we've clearly issued a conditional use permit for something we felt like fit the general nature of the area to Lutheran Family Services. We I mean we we forwarded that to council. I don't know where that's at in the council process. It was approved. Okay. So clearly we we've said we're comfortable with some sort of that out there, but I feel like B2 should be more on the outer perimeter of a residential district if it's going to be near residential, but in the middle of residential. I feel like B1 is more appropriate. Neighborhood commercial. Yeah.

And it looks like the only when I was just looking briefly, very briefly The biggest difference is like the car dealerships type of scenario or because I think you could do a service station in B1, but maybe not. Okay. So, just gas station just so everybody's on the same page. So, you got the B1 uses which are things like banks and childare centers and those neighborhoods,

retail. So then in B2 you you can do everything you can do in a B1 plus you can do uh new and used vehicle dealers, service stations, bowling alleys, miniature golf courses, hotels, motel, restaurants, drive-in establishments, farm and industrial equipment sales and service, printing and publishing, car wash facilities, commercial operations, mobile home sales, service station, shopping centers. That just opens up a lot. a lot of quite a can of worms when you go from B1 to B2.

If if you look at the B1, some of those things are permitted in the B1 as long as the lot is big enough. I think it says more than three acres, which a couple of these are. So, just some food for thought. Run back up to B1, would you please, sir? I'm sorry. I just want to make sure everybody's So, this is B1.

So, B1 would be things like banks receiving store dry or steam cleaning, barber shops, commercial schools, dancing music, hospital and clinics for animals, but not open kennels, self-service and dry cleaners, uh messenger and telegram service stations. I didn't know we had the need for those sorts of things. That's the UPS message. Yeah. Uh custom dress making. So, I mean, it sounds like Westfield. Yeah, it sounds This is It sounds like Westfield. Yeah. So you could put B1 would allow you to put another West center with those kinds of service stations, restaurants.

So you can if it's more than three acres, you can do a shopping center which can include a service center and those sorts of things there a car wash sim again similar to Westfield. So the lot on the north would be able to the lot or the south the south the lot on the south 39. Yeah. So they could do a shopping center right there. Can you do a restaurant fast food in B1? Yeah, Domino's is in B1. So yeah, you can, as I'm reading it, and this is just my quick review of it. So um, as I'm reading it, I think it's still it would have to be a part of more of like a shopping center. Retail center. Yeah, retail strip.

The What's that? Three different businesses, right? It could be a small strip like they've got Walmart. Yeah. Yeah. Or back on Popler. No, not Popppler. Cottonwood. There that shot the center that goes east and west off Cottonwood. North. What am I thinking? Where the where the accounting firm and he's thinking right in front of Owl. Yeah. Nebraska titles in there. Yes, that short of shopping center. Sorry, I'm the name of the streets escaping me. I'm apologize. That is No, that's

No, that's Popler. Yeah, here's one of the fun things about So, say if we were just talking about restaurants. So, I'm just looking at B1. B1 includes stores or shops used to conduct a retail business, including eating establishments. There you go. And so, um, but then you get down to B2 and it specifically mentions restaurants, but So, what's the difference between an eating establishment restaurant? Yeah. The way it's spelled, the amount of seating. Well, so I guess the question in front of this group is

do you feel like do you feel like this is an appropriate place for a commercial development that which is part of our job here is we've got a big hunk of land out there that's being developed which is great but do you think commercial is a good fit in here and if you are what level of commercial are you comfortable with? I think those are the questions in front of us tonight. I guess I don't have a problem with lot one and two possibly being B1. I my question would be why does lot three clear down there need to be also commercial? Could it be R3? Could we say R3 and two B1s?

As far as I'm concerned, you can do that. Um the reason and the applicant when they originally did that only wanted these first two lots anyway, but I said that one has to be thrown in there. So I just don't see how that one would go commercial over there at one acre with three homes right next to it. But that's me. That's my fault. I just threw it in there because it has to be reszoned to something because it's small. Gotcha. And and currently there's a shed, storage shed of something. It's an out building. So, originally it was an agricultural building. So, like a quonet garage. Gotcha. So, it would be a non-conforming use in R3 then. Yes. But they could always put a house on the lot and use it as their garage as a house

and somebody could buy it as a Nelson barn dominium. I've got to buy it. Well, I I look at Francis as to the west as being kind of commercial business area. And um if it thins out a little bit and goes and has a residential, it it's no different than having those town houses on on the north side of Francis there or the duplexes or whatever because they're all mixed in right there. Anyway, the commercial is adjacent to the town homes on paper and Franc. Yes.

Yep. Yep. Yep. So, I I I I don't know how I don't think that this area is going to stay just wants to stay completely residential, but I don't think it wants to be B2. So, I would I would suggest the the B1 uh more restrictive thing and the lot to the south that should still be residential, but you're talking the little one to the south. Yeah. Make that R3. Yeah. Well, you're certainly welcome to make that motion if you'd like. Oh, can't do that. So, all right. Let me let me before we get before we go there. Which one's first?

Is this similar to the last one where the applicant comes with us one thing and we're recommending something else and it's okay to send it forward like that. Okay. Um this one we do have to make three separate motions. So start with the amendment. the amendment. Um, you're going to want to if you're if you're wanting to do the B1 and the um R3, you're going to want to amend certain land from agricultural vacant to commercial and amend certain land from agricultural vacant to multifamily residential. Do we need to specify B1? Not on this AM. Not in the AM. on the other.

I still don't know that I love commercial there. I get it, but I still don't know that I love commercial there. I think it's going to fit right in similar to to the west. And the further you go down to the east, they're going to have commercial down there. Whether it's retail strip centers or whatever, they got some commercial space tied in. I don't think it's going to go as well as people think like the A Street, but because there's commercial out there that Yeah. that they haven't been able to get filled and it's similar. Yeah, it's similar. It's on the edge. It's new and upcoming. It's It doesn't get as much traffic as you think. So, I think it's not a bad idea to have some commercial lots, but

whether or not it ever gets developed is the other issue, right? because it can also come in with conditional use. There you go. Well, and I think just to just to make sure everybody's on the same page. So, we're right now we're on item number five, right? Which is the amendment. Yes. Which is the amendment to the land use. So, um from the discussion that we've had here, it sounds like you would just need to add in the residential part of of the recommendation. So, and that would be described further south on Taber. You can describe it that way. That would work.

Yeah. Salon's. Yeah. So long as they can get it properly articulated to the council on the 5th. Yep.

Okay. So I move to make a recommendation to approve file number AM26-4 an amendment to the city of North Plat future land use map amending certain land from agricultural vacant to commercial on property located at the intersection of East Francis Street and South Brian Avenue and to um amend certain land from agricultural vacant to uh residential Um, lying south on Taber Avenue. Perfect. The motion on the floor. Is there a second?

I'll second. Motion by Van Velson, seconded by Bane. Everybody understand what you're voting on? You're going to flip the two northern lots to commercial in the future land use map and the one southern lot to residential. What happens to that shop? It just Yeah. reforming existing. Nothing happens until they try and change it. Um, but it says reszone to B2 and I think we were talking B1. That's the zoning. You just did the amendment. Yeah, you're good. We We got to get through this one first. That's Well, let's do that. All right. Any more discussion on this one? Not Kevin, please.

Okay. And the motion passes. Okay. So then on item number six, now this is resoning. Yep. So this you would have to specify that you're going to uh you'd have to alter your motion, whoever makes it to read B1 commercial. B1 commercial. Correct. B1 neighborhood commercial. Neighborhood commercial. I want to make sure we get the instead of highway, it's neighborhood. Yeah. And then you'd have to call out specifically the lot on Taber to make it R3. Correct.

Everybody on that same page? I move to make a recommendation to approve file number Z26-3 to reszone certain land from an A1 transitional agricultural district to a B1 highway commercial neighborhood neighborhood neighborhood district B1 neighborhood commercial district on property located at the intersection of East Francis Street and South Brian Avenue and to reszone certain land from an A1 transitional agricultural district to an R3 residential district lying south of on Taber Avenue. There's

motion by Van Velson, seconded by Jet. Any more discussion on that motion? Not.

And that motion is approved. And then on number seven, you would have to move uh this is the resoning, correct? No. Number seven is subdivision. Subdivision. This one you don't have to amend at all. Okay. So, you can read it as is. You can read it as is. I move to make a recommendation to approve file number SU26-006 preliminary and final approver of approval of Brewer subdivision. Second motion by Jet, seconded by Forbes to approve. Any more discussion on that one? Not Kevin, please.

And that is approved. Okay. These will go to the city council meeting on May 5th for public hearing. Right. Uh items number eight and nine are related. We're going to read them both in kind of the way we did this last one. Uh item number eight is a public hearing file number AM26-005 discussion consider action on application by Jeff Stash. I so I hope I said that wrong right

stash. Thank you. and Lisa Harris for amendment to Northplat's comprehensive plan 2012 land use map to amend certain land from commercial to residential lowdensity single family on property located at 206 West Fremont Drive and described as lots 23 67 and part of lot 5 block 2 Schwarzander subdivision north plot Lincoln County Nebraska. Then item number nine is file number Z26004. Discuss and consider action on application by Jeff St. Jeff St and Lisa Harris to reszone certain land from B2 highway commercial district to an RL suburban dwelling district on property located at 206 West Fremont Drive and described as lots 12367 and part of lot 5 block 2 Schwarzander subdivision north plat Lincoln County, Nebraska. Judy.

Okay. And you should have all received a copy of the review comments again, one for the amendment, one for the resoning. Again, it is the duty of the planning commission to ensure that the resoning is in conformance with the current comprehensive plan. So, the request for the amendment has been submitted in conjunction with the reszoning. Planning staff has no objection to the amendment. The property is currently mostly vacant property located in an area that's a mixture of both residential and commercial uses. This particular property is surrounded by residential zoning and is currently used for residential purposes. Um, with the reszoning again um, as stated by the applicant, they're requesting the zone change to be able to use the property as residential property, which is the current use. They are asking to be able to construct a new shed on the property to be used as a hobby shop and storage garage as part of their current residential site. the property will not be commercial and will remain as a private residence. So, the change in zoning should not have a detrimental effect on the area. Um, if you look at the zoning map, you can see that there is residential to the north, residential to the south, um, some egg property on the south side. Um, and then right up against the highway 83 there is commercial and that's where the uh, veterinary clinic is. And then if you go further north, it's um Murphy Tractor and uh Tractor Supply. Um the one thing with this property is, you know, it looks like it would be a really excellent place for commercial, but there's really no access to um the property that abuts uh Highway 83. Um Highway 83 is controlled access. So getting a drive off of 83 to access that as commercial property. Their only real access to that property that abuts um 83 is from Fremont. So honestly it's not

all that conducive for commercial even though you know it looks like it could be but um residential is probably the better use. The applicants are in the audience if you have questions for them. Um I'm happy to answer any also if you have any questions. Just for reference where is College Drive? Is it further down the map? Um it is yes further down further to the south side of this. So you see where this um kind of culdeac thing is? It's it's down in here.

Okay. Okay. Clear up there. Okay. Perfect. All right. Uh this is a public hearing. Uh nobody wants to hear me read the rules again. So same rules apply. And with that the public hearing is open. Anybody want to talk on this one? Thank you for correcting me on your name. Anything else you'd like questions? I'd be happy to answer. How many horses you gonna keep out there? Two, get better grasp.

Don't want to talk on this one. Going once. Going twice. Motion to close public hearing. Second. Motion. A motion by Jet to close the public hearing. Seconded by Matthews. Any for discussion on that? Not Kevin, please. Public hearing is now closed. Unless anybody has any questions, we'll just talk about this up here. All right. Oh, there's much to talk about here. Yeah, there's two different mo. Again, you got to do this in two steps. So, we'll deal with the land use map first and then we'll deal with uh the second item. So, the land use map is item number eight.

I move to make a recommendation to approve file number AM26-005, an amendment to the city of North Plat future land use map amending certain land from commercial to residential lowdensity single family on property located at 2011 West Fremont Drive. 206 206, sorry, correction. 206 West Fremont Drive. Is there a second? Second.

Motion by Matthews, seconded by Bane to recommend changing the future land use map. Any more discussion on that item? Not Kevin, please. And that recommendation is made. So now we can deal with number nine, which would be uh the reasonzoning. I I move to make a recommendation to approve file number Z26-00004 to reszone certain land from a B2 highway commercial district to an RL suburban dwelling district on property located at 206 West Fremont Drive. Second

motion by Matthew, seconded by Bane to make a recommendation to approve a zoning change. Any more discussion on that matter? Not Kevin, please. And that recommendation has been made. So this will also go to council on May 5th. That is correct.

Have a good evening. Thank you. Okay. Item numbers 10 and 11. Again, two public hearings. We're going to run them together. Item number 10 is file number AM26-006. Discuss and consider action on application by White Lotus Group purchaser and all the holding LLC owner for an amendment to the city of Northplac comprehensive plan 2012 land use map to amend certain land from residential highdensity multif family to commercial on property located at 21105 East 2nd Street in north uh on property described as lot 58 Platview subdivision North Plat Lincoln County, Nebraska. And item number 11, excuse me, is file number Z260005 discuss and consider an action on application by White Lotus Group purchaser and all the Holdings LLC owner to reszone certain land from an R3 dwelling district to a B2 highway commercial district on property located at 21105 East 2nd Street on property described as lot 58 Platview subdivision North Plat Lincoln County, Nebraska. Judy.

Okay. And again, you should have all received a copy of both the review comments, one for the amendment, one for the reszoning. Um, this amendment is probably going to look very familiar because at the last um planning commission meeting, there was an amendment to the property just to the south. Um, again, in order to reszone the property, it is the duty of the planning commission to ensure the resoning is in conformance with the current comprehensive plan. The request for this amendment has been submitted in conjunction with the resoning. Planning staff has no objections to the amendment. The property is currently a large vacant site, a budding commercial property on the north and a mix of residential and high density residential and low inensive commercial on the south, east, and west. Amending the land use to commercial seems to be like a fit for the area. If you look at the land use map that's attached to those review comments, um, in the black where it says amend to commercial, that property to the south and east just a bit right beside the blue was amended at the last planning commission meeting and at the last city council meeting to commercial. Also, um, with the reszoning um, as stated by the applicant, East 2nd Street is paved, well-maintained street. It is believed that by nature of the location, increasing traffic flow should not be a detriment to the area, especially with East Four Street immediately adjacent to the north. The lot has been undeveloped for many years and any new project will be required to meet current building codes and standards. So, construction of a new building will serve to enhance the area. Although no specific project has been determined, it is anticipated that the reszoning this pro reszoning this property will encourage new construction in the area. Again, planning staff has no objections to the resoning if the amendment has been approved. The property is located in an area with a mixture of residential and commercial uses. This property is a large vacant site of budding commercial property on the north and a mix of residential and

commercial uses on the south and east of the area. as state as the applicant stated east second would provide easy access to commercial businesses to connect to the east for street which is a main thoroughare through the community and again attached to that you do see a um zoning map that shows the areas that are zoned commercial residential in that area so if you have any questions I am happy to help there is a representative of from the applicant in the audience also if you have any questions for him so just to clarify Did did council didn't council stop the resoning in the last?

So council approved the amendment to the land use so prepared it for the resoning. They approved the resoning on first reading and then when it came back on second reading yes they denied the denied it. Okay. But again the land use is changed to commercial. Uh what's the there's an avenue running north and south on the east and that is Which avenue? On the east side bysentennial, I believe. Yes. All right. Thanks. Okay. So, this is a public hearing. Again, uh same rules apply. Anybody want to talk on this one?

Going once, going twice. Make a motion we close the public hearing. Second. Motion by Bane, seconded by Matthews. close the public hearing. Any discussion on that motion? Seeing none, public hearing is now closed. We'll talk about this up here now. So, so now we've got a lot with the flippant land use that the council Yep. There's the This is from GIS. Okay.

So, we've got B2. So, basically, you've got a small This is the lot we're talking, right? This was the one that So, literally, you've got an entire commercial area that's basically got this little Lshaped chunk of R2 in the middle of it. Yes. And and a mobile home park on the east side. On the east end. Yes. Literally, there'd be two houses on Second Street that would I mean, one views it and one is on Second Street. There's one behind it on Third Street, which doesn't go through, but it has a Third Street address in the front faces east. Let me just see if I have the aerial of this one so you guys can see what's there. I got it.

You got it. Okay. Unless anybody else wants to see it, I don't want to cut off any discussion on that, but got it. So, I remember when we were talking about the one that has now been on hold. Um, if I remember correctly, I believe I I voted no on that because it abudded that residential area right there. And I remember thinking um that if it were on the other side of the street, I would be more inclined. Um, this is that example, wouldn't you know? Um, there you go. Yeah, fresh served in your memory. There you go.

Someone was listening maybe. I don't know. So, um I don't have a problem with it given the fact of the zoning around it on the on the south side. Did we Is that the one that we said hard surface for parking and fencing around? We just had it. It had a conditional use that went along with it. And so when planning commission had considered it, those were the some of the added conditions that you'd recommend. when the city council considered it. No, when you did when Okay. Yeah. We recommended adding those conditions. Yeah, I remember. Yeah. The conditional use never made it to city council because the zoning didn't occur.

Okay. They didn't do we and I felt that one was better because it's not directly adjacent and it's across the alley from the rear of residential. Yeah. This one has two residential properties facing it adjacent directly adjacent to the west. Yes. To the west. There was also a plan with that one. There's no plan with this one, right? Do we know what the plan is? No, not really. Um, office space is what I've been told, but that's what I've been told. Which means it would fit in a B1.

Sure would. Because we just had that discussion, didn't we? Uh, I didn't have a problem with the last one. I still don't have a problem with the last one. And I didn't because it was across the alley. There was nothing right right adjacent to it. The kids home or children's homes out there. The mobile home courts out there. The lots have been vacant for several years. The lot adjacent to this on the east is vacant and was supposedly going to be multifamily five, six years ago when it transferred, but it's still vacant. So I

I suppose the question is, but this is the next agenda. This one just bothers me because it's I mean there's a house there that would view this direct view out the front door. Sure. or outside window. Front door. Is it front door side window? There's a house behind it. That house already though has all of its other borders up against B2. Correct. Right. Correct. So, we got B2 all around it on the other side, which is Waldinger Shop, right? Uh West. Well, they're right here. That's Charlie's. Yeah, the old Charlie. Charlie,

I think the other two are just vacant. Then behind this house, there's a house right here that faces this. Literally got a third street address with no third street. House here faces this way. This is just vacant. Mhm. Well, the other one did we hear from that homeowner? I assume they were notified. Yep. everybody within 300 feet of this property were notified. I did not receive any comments from anyone and I don't believe anybody's here to comment. Did did the applicant request B2 or is that just kind of an automatic go-to?

Well, that's kind of an automatic go-to here because it abuts B2. There's no B1 in the area. So, it kind of makes more sense if it's abuting to kind of continue on. You want to try to avoid spot zoning. Sure. And so that's why we try to keep them pretty congruent. And I guess the reason I felt B1 in the neighborhood that's being developed fit better was because it's neighborhood on two sides of it. It would fit into a new neighborhood better. Yeah, I agree. With the option of a conditional use.

There you go. Well, there's two matters in front of you. One is f uh flipping the future land use map. Somebody wish to make a motion on this one. So, the effect would be to go from orange to red here. Um, yes. In the on the land use map. Yes.

Yes. kind of looks kind of spotty to me. There's a whole bunch of little pieces. Yeah. Why is there R2 on Por Street? Um behind That's a really good question. That is a good question. I know. Is none of that. Is it actual? Is there those houses on the other side. On the other side, not on the south side. This is a vacant piece. Yes.

I think they think that a business an office building would go in there. Mhm. I don't know. But it leaves it wide open. That's just a gift might happen. It's the same discussion we had on East Francis. The same one. Mhm. The heck of a place for gas station. I sure wouldn't put one there, but what do I know?

I think it's okay that it I I understand the spot zoning, but it's still in the B category, and since it's next to residential, it would make sense to limit it as much as you can. And like I said, they can come back or like we were talking about, come back with conditional use if they want something more specific. And I I'm not a fan of spot zoning, but I'm on the other side. It's in an area of half industrial shop areas. Yeah. Well, true. So on the north, fit for a retail shopping center. It's not a fit for

except for the houses that border it, right? Yeah. Yeah. Yeah. Right. I don't I know that chunk of land was for sale for quite some time, was it? Yeah. But um several of those out there that are those big they've been sitting there for a long time. Yeah. So, we'll probably see more. Is that what you're saying? Could be. It's a low population drive. Well, it's again, as this as the town continues to fill in, we're going to deal with more and more of this sort of stuff as we go along here. And that's what we're seeing, right? Because we have enough multif family, we're going to have way too many units by the time they're done. In theory. In theory. You just never know.

You never know. Don't have a crystal ball. That's what I know. What? Excuse me again. The orange ones that are just to the west all the way to bsentennial. That's the mobile home park. Highdensity residential. Yep. Yeah. There's a mobile home park out there. Yep.

I'm not moving this. Somebody want to make a motion or I move to make a recommendation to approve file number AM26-00006 an amendment to the city of Northplat future land use map amending certain land use from residential highdensity multifamily to commercial on property located at 21105 East 2nd Street. Second motion by Bane seconded by Matthews to recommend

flipping the land use map from residential to commercial. Any more discussion on that one? Okay, let's vote. And the motion is approved. All right. So then you get to item number 11, which is to actually approve the zoning change from R3 to B2. If you don't like B2, you can recommend something different. We had a lot of that going on tonight. We're keeping everybody on their toes. I move to make a recommendation to approve file number Z26-00005 to redone certain land use land from a R3 dwelling district to a B2 highway commercial district on property located at 21105 East 2nd Street. Second

motion by Bane, seconded by Matthews to approve as presented. Any discussion on that matter? Okay. And that motion is approved. Okay, I'm going home now. You're not done. One more. All right. This will This also goes on to city council on the 5th.

Item number 12 is the last public hearing of the night. Discuss uh public hearing discussion, consider action on resolution regarding city North Plat Newberry Village redevelopment plan pursuant to redevelopment law on property described as lots one and two Newberry village subdivision, North Plat Lincoln County, Nebraska. Judy.

Okay. And you should have all received a copy of the review comments. Attached to that is the resolution which includes the redevelopment plan for the proposed Newberry Newberry village development. Um, the city planning commission's responsibility in the redevelopment process is to take public comment on whether the real estate described is in conformance with the city of Northplac comprehensive plan and if the project meets or will meet subdivision and zoning regulations and is an overall fit for development of the city. The following statement should be considered and confirmed. The property as presented is located in an area that has been declared blighted and substandard. property is in conformance with the current city of Northplat comprehensive plan. The project meets or will meet subdivision and zoning regulations that the development of this property to its full potential is in the best interest of the city of Northplat and the retire and the entire region. The principal purpose of a comprehensive plan is to provide basic policies to guide the many activities of the city. It is used to help determine investment priorities and guide public and private development. At the same time, a comprehensive plan must be flexible in order to address changing conditions and respond to new situations that cannot be foreseen at the time of adoption. One goal of the current city comprehensive plan is to create sufficient housing stock to provide safe choices and options for types of units and by cost. Sufficient housing stock and options is obtained by redeveloping underutilized land with a mix of land uses that encourage new housing options. neighborhood services and a variety of transportation options, sidewalks, paths, trails, and roads. Reducing the number of substandard housing units in the community. Creating alternative housing options such as senior housing or low to moderate income housing. Providing incentives such as density bonuses for redevelopment of areas with substandard housing stock into affordable safe housing, including

housing programs that encourage construction of multif family and rental units. Affirm and support fair housing practices in Northplat. and prepare for the future growth by extending city infrastructure to areas targeted for development. As presented in the redevelopment plan, the project intends to create a manufactured housing park providing 247 single family homes. The project will also include a commercial development with a convenience store and commercial strip development in the area. The development will require the installation of infrastructure, paving, sidewalks, water, sewer, storm detention for development of lots owned by the redeveloper. The redevelopment project will occur in four phases based on market demand. Planning staff recommends approval of the city of Northplat newberry Newberry village redevelopment plan and passage of the attached resolution. The redevelopment plan is in conformance with the Northplat Nebraska comprehensive plan 2011 and meets current city of Northplat subdivision and zoning regulations. The property is located in an area that has been declared blighted and substandard. This area is appropriate for residential development. This area is surrounded by industrial and commercial properties and a combination of single family, multifamily, renter and owner occupied dwelling units. This project will provide a housing option that is greatly needed in North Plat and the surrounding area. Home ownership is extremely difficult when new housing starts at a price point well beyond the grasp of a large number of our community members. These homes are being proposed to begin at a price point that will be much more affordable for North Plat's workforce. The development will allow members of the community to become homeowners versus renters. and home ownership is conducive to community buyin which provides for a feeling of being part of a community to call home. The proposed residential development in this location is a good fit for the area and for the growth and development of the city of

North Plat. The applicant is here in the audience. Um Mr. Mike Bacon is also here in the audience and if you have any questions any of us can help you out. All right. Thanks for hanging in there with us. Public hearing is now open. Anybody want to come talk on this one? Gary, a public hearing with a testifier. You've had a busy evening. Uh name and address, sir.

Gary Pearson, uh president, CEO of the North Plat Area Chamber Development Corporation, 502 South Dwey. Um, want to thank the uh, commissioners for all the good work you've done uh, that's got so much new development going on the community. When you have long lengthy meetings, that means everybody is excited about uh, continuing to develop at North Plat. Now, Chief Industries, which is uh, helping drive forward this project, you know, they're doing uh, multi-million dollar projects all over the country. pro doing a this type of a subdivision probably wasn't on their bucket list. You know, uh some of the community leadership and some of our industrial leadership reached out to Chief who's been a wonderful partner and some of the growth we have going on in North Plat and knowing they had the Bonavville Homes uh manufactured home plant. uh we felt that this would meet a price point that we weren't with all the other wonderful housing projects we're seeing really wasn't hitting a price point where people as Judy paraphrased get into the single family ownership get cemented to the community in a more embracing fashion and build up credit scores uh which adds to good citizens in our community. Um we probably have over a thousand workers in our workforce commuting to North Plat, some from a considerable distance. Uh part of that is uh that's probably doubled in the last 18 months with the new jobs that have been created here. Uh and um some of that is because we don't have that housing price point that can meet. Certainly this would help us continue to build our workforce. Uh we appreciate the fact that Chief Industries and and Bonavville Homes embraced uh another challenge in our community that we put forth to them and we appreciate them bringing this project forward and they have our our full support. One thing I would one final thing I want to mention when we talk about tip projects and

normal circumstances, you know, all the homes go into the the tip profile and produce the the revenue that helps provide uh provide for uh the increment to help pay for the infrastructure cost. In this situation, it's uniquely different uh because uh it's the neighborhood commercial that will help move the increment for all the expensive infrastructure that has to go uh into this subdivision. But the the homes that are being built um because of the uniqueness of those homes, those will continue to go directly on to the tax. Uh that's not eligible for the tiff as I understand it. So this is different. it will produce uh additional tax revenue immediately into the community unlike a lot of the other uh tip projects. So, I thought that was important to point out and um like take it from there.

Thank you, Gary. Any questions for Gary? Anybody else want to talk on this one? Mr. Bacon, long time no see. I missed you. Sure that's not true, but thank you.

My name is Mike Bacon. I'm an attorney uh special counsel for the redevelopment authority 41610th Street in Goththingberg, Nebraska. I prepared at the direction of the uh uh chairman of the redevelopment authority, the proposed redevelopment plan. It's fairly self-explanatory. Uh the comments uh that Judy made and Gary made or did on I I offer two things for you to focus on. 247 modulars is like, oh my goodness, how are we going to do that? Uh, I was born and raised in Lexington. Uh, Google says that they currently have 276 mobile homes or campers registered in a community currently half the size of North Plat. It's going to shrink a bit. uh the the tax uh the tax roles will be personal property tax that will uh be paid in which I believe is mentioned in the redevelopment plan. Um the other piece is this is like a $37 million investment in your community hoping they'll get their money back. So it will be phased over time. Um the other piece is uh people are worried about quick deterioration and uh upkeep of that area. There will be a redevelopment contract wherein the redevelopment authority will require uh maintenance and uh the conditions to maintain the park on a long-term basis. Um let's see what else we have. Uh expect to see a land condominium coming forward on this one. Um, you've got one

lot that's going to be developed in three phases. Uh, if those get sold off individually, you've got one lot and how do we sell that? So, council for the u uh for chief indicates it'll probably be a land condominium as part of that coming forward when they get to that point. you won't get 247 immediately. It'll be based on on drive. So, um recall that the uh cost benefit study for sustainable beef said you're going to get 850 direct jobs that may be higher than that and,00 follow-up jobs similar in your community. So that's and you ain't got that many houses coming online that glad to answer any questions.

Questions for Mr. Bon. Has there been a a consideration of the impact on the schools? I know that's part of one of the requirements, but

yeah. Um early on um you had I believe north of 1,200 beats available um how that's been impacted with what's going on now uh is open question. One of the things you see in a lot of these uh smaller residences is you don't have the traditional family of mom and dad and two kids. Uh sometimes it will be, you know, three or four different workers uh parking in one. Uh if you do have families, the reverse can also be mom and dad and four kids. Just depends on on the drive. Uh but so far on every one of these projects, no no complaint with the school system. Recall that you have a number of kids going east and west from here and you also have Catholic school to take a lot of that that load off. So, it's not all going to be uh nailed down in the community, but those kids also will will uh have tax dollars available attached to them because of the recent funding uh change that they've done at the state level. TIFF is not as impactful on the school system and sometimes the state aid those uh number of kids in your system uh is more valuable for a state the state contribution than property tax would

ever dream of of providing. So that's a long version for short answer. Any questions for Mr. Min? Thank you sir. Anybody else want to testify on this one? Gone once. Gone twice. Make a motion we close public hearing. Second.

Motion by Bane, seconded by Matthews to close a public hearing. Any discussion on that motion? Not Kevin, please. Public hearing is now closed. Real quick followup to that last question, Gary. Do I remember correctly when we were talking about sustainable beef, which feels like forever ago now that the schools had all sorts of capacity and were excited about new families coming to town and they uh haven't seen a significant amount of growth yet. So, but yeah, they they embraced it wholeheartedly, supported it,

and needed it. You know, they've had years and years of declining student population. So, it's very much welcomed and there's plenty of capacity for sure. Thank you. I that was my recollection, but I wanted to make sure I One more question. Yeah, Gary. Yeah, there might be specific. You said the commercial is gonna sustain the tiff financing. Well, it won't cover near uh all of it. It just a tiny bit of it, but it certainly helps, you know, for the massive amount of infrastructure they have to put in there. We haven't had a mobile home park built in a long many years. and to have it uh all be new mobile homes or not. They'll actually be manufactured homes bolded down, right? But it'll they'll all be brand new,

right? And it all be a quality build. And I've been through Bonavville Homes manufacturing plant. It's it's first class and we're uh that's the homes we have up at Mulligan Meadows. The residents up there are extremely happy with them and and they're just extraordinarily well built. Thank you. Thank you, Gary. going to come in already being sold or are you going to have so many in and then sell them or are you only bringing them in as they sell? Roger, come on up. Name and address. Sorry. That's all right. Name and address, please. Yeah.

Roger Bolington, 3935 Westgate Road, Grand Island, Nebraska 68803. Um, we're going to try and um do do some pre-sales or things like that, but to try and get things to prime the pump, we're probably going to bring some out there for like a model home or something like that. And um and try and sell them from there. And then if those don't sell, you know, we don't want to, but we'll lease them out. And so we've got this kind of set up to deliver so many per month and kind of in a factory setup and a process. So, there'll be a big push marketing wise um between the the targeted market to really educate them what about the home, how to get financing and that and and that sort. So,

any other questions? Any other questions for Roger? I've got a question for him. Okay, come on up. Are you So, these are going to be manufactured homes, not modular homes out there. Are you going to have these set up to finance like modulars? Because manufactured financing can be harder for some people to achieve. It it it it can it can be hard. And so we're trying to work with some banks now to make it easy for them. We're not going to do the financing ourselves through Chief, but we're going to try and put some programs together with some of the other banks that have got experience in in in that sector because it is it's personal property type. It's way different.

It's way different, you know. So that's what we're going to try and do is is educate them what the uh the value proposition is u for doing those trying like uh Gary said to get credit and to get some home ownership um so that they can throw down more roots is kind of what the game plan and what the goal is. Any other questions while Roger's here? Thank you sir. Appreciate Oh Jeff. All right. Thank you.

I've probably learned more about most of you probably don't know, but we've gone through a rather large lengthy review of the city's planning and zoning code over the course of the last six weeks. It's been 280 some odd pages that we've been reviewing.

And um the point I wanted to make is this. Um you we we saw an ordinance that we proposed a change on to eliminate the need for a um storm shelter as part of this HUD. The HUD standard for how these things get placed changed in the late 90s. The way I read, the way I interpreted what the HUD standard is compared to what we approved is our old rules for setting up mobile home parks were had been obsolete since the late 90s because we just haven't had one developed.

So, um I' I've learned quite a little about all this process in the course of the last few months. Um, but I I just wanted to get that out there that there's a there's an install procedure for these things now that you have to set them down according to HUD standards and basically we brought a rule forward or a change in the ordinance that that gets it up to the HUD standard even though the HUD standard probably trumps what we were doing, right? So anyway, just wanted to get that out there.

Any other discussion? That's my line. I I This is a This is a segment of housing we really need. So, I'm grateful that these folks move to approve the resolution recommending approval of the city of North Plat Newberry Village redevelopment plan and approval of related actions. Second.

Motion by Bane, seconded by Matthews to recommend approval as presented. Any more discussion? I sense that my time here in this chair is running thin from Mr. Bane's urging. Let's vote. Recommend. Recommendation made. Thank you very much. Appreciate you being here. Good luck. This will be on the city council agenda May 5th. You can sign that for me when you have a chance. Item number 13. Do we want to talk about this some more tonight? Do you have anything to talk about that's new? Nope. Item number and I Judy and I really haven't had a chance to work much on this. So, okay.

Okay. I think is a good lot of other stuff going on. So, I just kind of put that on there as a placeholder. We It is something we want to get back to. Let Let us finish up here, guys. Sorry. I know we're joking, I know, up here, but we're trying to finish up. Sorry. Quiet, Mr. Bacon. Uh, we can join. Item number 14, any old business? Item number 15, any new business? No. Wejourn. Now you can carry on. Thanks for doing that and not