Planning Commission

MINUTES OF THE MEETING OF THE NORTH PLATTE PLANNING COMMISSION HELD ON THE 24th DAY OF SEPTEMBER 2024 IN THE CITY HALL COUNCIL CHAMBERS. MEMBERS PRESENT: David Fudge, Emily Wurl, Kathleen Matthews, Nelson Jett, Kert McKeone, Jeff Bain MEMBERS ABSENT: Angie Forbes, Glenn Van Velson, Lee Davies STAFF MEMBERS PRESENT: Judy Clark, Planning Administrator; Michelle Bain, Recording Secretary Notice of the meeting was given in advance thereof, by posting in at least three places in the City as follows: North Platte Public Library, Lincoln County Courthouse, and City Hall offices. Notice of the meeting was given to the Chairman and all members of the Planning Commission. Availability of the agenda was communicated in the advance notice and in the notice to the Chairman and members of the Commission. All proceedings thereafter shown were taken while the convened meeting was open to the attendance of the public. Chair Fudge called the meeting to order at 5:30 p.m. and stated a current copy of the open meetings act of Nebraska is posted at the back of the Council Chambers. 2. Bain moved and Matthews seconded the motion to approve the minutes of the meeting held August 27, 2024. Voting Aye: Fudge, Wurl, Matthews, McKeone, Bain, Jett. Voting Nay: None. Absent: Forbes, Van Velson, Davies. Motion carried. 3. Removed from the agenda by Chair Fudge. 4. Public Hearing File No. AM24-005 Discuss and consider action on an amendment to the City of North Platte Code of Ordinances Section 156.042 Conditional Uses in an A-1 Transitional Agricultural District to add: 156.042 (A)(32) Commercial stables located outside the city limits of the City of North Platte and on a property or parcel consisting of 10.01 acres or more. Chair Fudge opened the public hearings on Item Nos. 4, 5, 6 and 7 on the agenda (File Nos. AM24-005, AM24- 006, AM24-007, AM24-008) and stated they will be discussed under the same public hearing but will have to be acted on separately. Nobody spoke at the public hearing. Bain moved and Jett seconded the motion to close the public hearing on all 4 items. Voting Aye: Fudge, Wurl, Matthews, McKeone, Bain, Jett. Voting Nay: None. Absent: Forbes, Van Velson, Davies. Motion carried. Bain moved and Jett seconded the motion to approve an amendment to the City of North Platte Code of Ordinances adding Section 156.042 Conditional Uses in an A-1 Transitional Agricultural District to add Section 156.042(A)(32) Commercial Stables. Voting Aye: Fudge, Wurl, Matthews, McKeone, Bain, Jett. Voting Nay: None. Absent: Forbes, Van Velson, Davies. Motion carried. 5. Public Hearing File No. AM24-006 Discuss and consider action on an amendment to the City of North Platte Code of Ordinances Section 156.042 Conditional Uses in an A-1 Transitional Agricultural District to add: 156.042 (A)(33) Event center or special event venue. The public hearing for Item No. 5 was held and discussed with Item No. 4 above. Jett moved and McKeone seconded the motion to approve an amendment to the City of North Platte Code of Ordinances adding Section 156.042 Conditional Uses in an A-1 Transitional Agricultural District to add Section 156.042(A)(32) Event Center or special event venue. Voting Aye: Fudge, Wurl, Matthews, McKeone, Bain, Jett. Voting Nay: None. Absent: Forbes, Van Velson, Davies. Motion carried. 6. Public Hearing File No. AM24-007 Discuss and consider action on an amendment to the City of North Platte Code of Ordinances to add Solar Farms under Supplementary Regulations by adding: Section 156.313 Commercial Solar Conversion Systems (CSCS) Regulations (Solar Farms). North Platte Planning September 24, 2024 Page - 2 The public hearing for Item No. 6 was held and discussed with Item No. 4 above. Judy explained that there has been some talk about solar farms around Lincoln County. The City of North Platte currently has no regulations. The proposed regulations were taken from other communities that have them in place. Bain moved and Jett seconded the motion to approve an amendment to the City of North Platte Code of Ordinances adding Section 156.313 Commercial Solar Conversion Systems (CSCS) Regulations (Solar Farms). Voting Aye: Fudge, Wurl, Matthews, McKeone, Bain, Jett. Voting Nay: None. Absent: Forbes, Van Velson, Davies. Motion carried. 7. Public Hearing File No. AM24-008 Discuss and consider action on an amendment to City of North Platte Code Ordinances Section 156.042 Conditional uses in an A-1 Transitional Agricultural District to add: 156.042 (A)(34) Commercial Solar Conversion Systems (CSCS) (Solar Farms) provided the project conforms to provisions set forth in Section 156.313 and Section 156.236 Permitted Uses in an I-1 Light Industrial District to add: (B)(23) Commercial Solar Conversion Systems (CSCS) (Solar Farms) provided the project conforms to provisions set forth in Section 156.313. The public hearing for Item No. 7 was held and discussed with Item No. 4 above. Bain moved and Matthews seconded the motion to approve amendments to the City of North Platte Code of Ordinances adding Section 156.042 (A)(34) Commercial Solar Conversion Systems in an A-1 District as a conditional use and Section 156.236(B)(23) in an I-1 District as a permitted use. Voting Aye: Fudge, Wurl, Matthews, McKeone, Bain, Jett. Voting Nay: None. Absent: Forbes, Van Velson, Davies. Motion carried. 8. Public Hearing File No. CU24-003 Discuss and consider action on an application by North Platte Airport Authority for a conditional use permit to allow three 60’ aviation communication towers located at 5400 East Lee Bird Drive in an A-1 Transitional Agricultural District on property described as The east 1112½ feet, of Lots 1 and 4 of Section 1, Township 13 north, Range 30 West of the 6th P.M., containing 73 acres, more or less. Chair Fudge opened the public hearing. Judy stated that the applicant is requesting to construct three 60’ antenna towers for communication with aircraft and weather information. There will be no impact to traffic in the area. The towers are being relocated from atop the existing terminal building at the airport to allow construction of a new terminal building that will have a significant, positive economic impact to the community. Planning Staff has no objections to the conditional use application. The towers are located essentially in the center of airport property and will not be a detriment to the surrounding area or neighboring property owners. Bain moved and Jett seconded the motion to close the public hearing. Voting Aye: Fudge, Wurl, Matthews, McKeone, Bain, Jett. Voting Nay: None. Absent: Forbes, Van Velson, Davies. Motion carried. Judy explained that these are 60’ towers and regulations say anything over 50’ requires a conditional use permit. They are basically just relocating them. Chair Fudge asked if these are required to be lighted. Judy explained that FAA determines whether lights are required. Justin Gosnell, 5400 Lee Bird Drive, was present and stated these will be right in front of the terminal and will not have lights. Bain moved and Jett seconded the motion to find the request for a conditional use permit to allow three 60’ aviation communication towers on property located at 5400 East Lee Bird Drive meets the minimum standards stated in the North Platte Code of Ordinances Section 156.322 and approve and grant the conditional use permit requested with the condition that all elements of the application are complied with based on the following factual findings: North Platte Planning September 24, 2024 Page - 3 1. The use shall conform to all applicable ordinances, laws and regulations of any governmental jurisdiction. 2. The use shall have adequate water, sewer, and drainage facilities. 3. Ingress and egress shall be so designated as to minimize traffic congestion in the public streets. 4. The use shall in all other respects conform to the applicable regulations of the district in which it is located 5. The use shall be in harmony with the character of the area and the most appropriate use of the land Voting Aye: Fudge, Wurl, Matthews, McKeone, Bain, Jett. Voting Nay: None. Absent: Forbes, Van Velson, Davies. Motion carried. 9. Public Hearing Discuss and consider action on a resolution regarding the City of North Platte, Nebraska MicroTIF Blight and Substandard Study - LCCDC as prepared by the City of North Platte. The purpose of the hearings is to obtain public comment on whether the real estate described in this notice should be declared substandard and blighted pursuant to the Nebraska Community Development Law and for Planning Commission to forward a recommendation on the study to the North Platte City Council. The proposed City of North Platte, Nebraska MicroTIF Blight and Substandard Study - LCCDC includes an estimated 0.60 acres located at 1117 East 11th Street on property described as Lots 9, 10, 11 & 12, Block 21, Flynn’s Addition to North Platte, Lincoln County, Nebraska. Chair Fudge opened the public hearing. Judy stated that the City Planning Commission’s responsibility in the Blight & Substandard Determination Study process is to take public comment on whether the real estate described should be declared substandard and blighted as pursuant to the Nebraska Community Development Law and if the study is in conformance with the City of North Platte Comprehensive Plan. The following statements should be considered and confirmed.  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 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 North Platte and the entire region,  That there are projects ready to develop in this area if they can meet the financial goals of the developers Nebraska State Statute 18-2103(3) regulates the percentage of city limits that may be declared blight and substandard pursuant to Nebraska Community Development Law and states a city of the first class shall not designate more than thirty-five percent (35%) of the city as blighted. Currently, the city limits of the City of North Platte contain approximately 12,152.98 acres with 2,600.57 acres designated as blighted and substandard or 21.40%. The proposed study will designate an additional .60 acres as blighted and substandard within city limits will not increase the percentage designated as blighted and substandard. The City of North Platte Nebraska Comprehensive Plan Chapter 4 sets several goals, objectives and action steps for housing in the community, listed are the objectives to creating sufficient housing stock to provide safe choices and options in the community:  Mixed use – Redevelop underutilized land with a mix of land uses that encourage new housing options.  Workforce Housing – Create alternative housing options such as senior or low-to-moderate income households.  Housing alternatives – Provide incentives such as density bonuses for redevelopment of areas with substandard housing stock into affordable, safe housing including housing programs that encourage construction of multi-family residential units.  Keeping pace – Prepare for future growth by extending city infrastructure to areas targeted for development. Planning Staff recommends approval of the study and passage of the resolution. The study is in conformance with the North Platte Nebraska Comprehensive Plan 2011 and meets the requirements to be declared substandard and blighted. By declaring this area as blight and substandard the city remains below the 35% threshold leaving acres available for future blight and substandard declarations. Allowing development of this property to its full potential is in the best interest of the city and the entire region. Bain moved and Matthews seconded the motion to close the public hearing. Voting Aye: Fudge, Wurl, Matthews, Bain, Jett. Voting Nay: None. Abstain: McKeone. Absent: Forbes, Van Velson, Davies. Motion carried. North Platte Planning September 24, 2024 Page - 4 After some discussion general consensus was this is a good location for MicroTIF. Wurl moved and Matthews seconded the motion to approve the resolution and recommend adoption of the City of North Platte, Nebraska MicroTIF Blight and Substandard Study - LCCDC, prepared by the City of North Platte, located at 1117 East 11th Street and approval of related actions. Voting Aye: Fudge, Wurl, Matthews, Bain, Jett. Voting Nay: None. Abstain: McKeone. Absent: Forbes, Van Velson, Davies. Motion carried. 10. Old Business. There was no old business. 11. New Business. Judy mentioned the NPZA Digital Workshop October 11th. MicroTIF is one of the presentations. She encouraged the Planning Commission to attend by sending her their email address and she will get them signed up. 12. Adjourn. Chair Fudge adjourned the meeting at 5:59 p.m. Respectfully Submitted, Michelle Bain Recording Secretary