ZA20080909
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Filing Date
Receipt Number"
1.
APPLICATION FOR AMENDMEiIfT TO ZONING REGULAOONS
2.
3. . Section No. of Change:
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PIfNNlNG C.OMMlSS.ION RECOMMENDATION:
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ORDINANCE NO. 2146
COUNCIL MEMBER ABBOTT INTRODUCED THE FOLLOWING ORDINANCE:
AN ORDINANCE CREATING SECTION 1004 SRD (SPECIAL REDEVELOPMENT
DISTRICT) OF THE CITY OF BLAIR ZONING ORDINANCE IN REFERENCE TO
CREATING AN OVERLAY DISTRICT INTENDED TO ACCOMMODATE UNIQUE LAND
USE, URBAN DESIGN AND OTHER DISTINCTIVE CHARACTERISTICS OF OLDER
ESTABLISHED NEIGHBORHOODS; REPEALING ALL ORDINANCES OR PARTS OF
ORDINANCES IN CONFLICT HEREWITH, AND PROVIDING WHEN THIS ORDINANCE
SHALL BE IN FULL FORCE AND EFFECT.
BE IT ORDAINED BY THE MAYOR AND THE CITY COUNCIL OF THE CITY OF
BLAIR, NEBRASKA:
SECTION 1 Section 1004 of the Blair Zoning Regulations of Blair, Nebraska is hereby
created as follows, to wit:
SECTION 1004 SRD SPECIAL REDEVELOPMENT DISTRICT
1004.01 INTENT: The Special Redevelopment District (SRD) is an overlay district intended to
accommodate unique land use, urban design, and other distinctive characteristics of older
established neighborhoods. The SRD district, used in combination with a base district, allows
variations in permitted uses and site development regulations that are adapted to the needs of a
specific site, area or neighborhood. Variations allowed in an SRD overlay district are established
by a Redevelopment Area Plan, enacted by the City Council as part of the City's comprehensive
plan.
1004.02 PERMITTED PRINCIPAL USES AND STRUCTURES: Uses and structures
permitted under the provisions of the regulations of the Parent District of which this district is
made a part shall be permitted.
1004.03 PERMITTED ACCESSORY USES AND STRUCTURES: Accessory uses and
structures permitted under the provisions of the regulations of the Parent District and those
normally appurtenant to the uses and structures permitted as exceptions shall be permitted.
1004.04 EXCEPTIONS: After the provisions ofthis Ordinance relating to modifications to the
Parent District(s) regulations have been fulfilled, the City Council may permit all conditional
uses permitted as Exceptions in the Parent District of which this district is made a part.
1004.05 CONDITIONS FOR GRANTING EXCEPTIONS: Notwithstanding the requirements
of Article 14 of this Ordinance, the following regulations shall supplement the Conditions for
Granting Exceptions which are provided in the Parent District of which this district is made a
part. These regulations shall supersede those of the Parent District where there is a conflict
among regulations.
1004.06 REQUIREMENTS FOR SRD DISTRICT DESIGNATION:
(1) Minimum Area:
Each SRD district must include a lot or a combination of contiguous lots, a block or a
number of contiguous blocks, and include intervening streets, alleys and private ways.
(2) Redevelopment designation:
The property included in each SRD district must have been identified in an adopted
Redevelopment Area Plan and be included in a redevelopment district.
1004.07 APPLICATION FOR CREATION OF AN SRD DISTRICT:
(1) Initiation:
An application for an SRD district may be initiated by the following:
(A) Property owner(s) representing a majority of the area within the proposed SRD
district, measured by square footage of the proposed SRD district.
(B) The Planning Commission.
(C) The City Council.
(2) Content of the Application:
An application for creation of an SRD district shall include the following information:
(A) Statement of Purpose, describing the current use and condition of the district, the
planned redevelopment, rationale for why the existing base district(s) are not fully
adaptable to the specific needs of the redevelopment, a schedule for construction or
redevelopment, and evidence that the applicant(s) have the ability to carry out the
proposed redevelopment plan.
(B) District Site Drawing showing:
1. The boundaries of the proposed SRD district, specifying the base zoning
district(s) and the full legal description of all properties included within the
proposed district.
2. The zoning and full legal description of all properties within 300 feet of the
proposed district, as well as the location and use of buildings and structures
located within said 300 feet.
3. Existing and proposed buildings and sign structures, including setbacks from
property lines.
4. Existing and proposed access to streets, interior drives and service areas.
5. Proposed parking layout and number of parking spaces.
6. If site grading is to be done, a topographic map showing current contours at
intervals of two feet and the proposed grading plan.
(C) Project Narrative describing distinctive neighborhood characteristics; land uses;
unique building and design features; site development, parking and circulation
constraints; and other features to the proposed SRD district.
(D) Requested Modifications to be made in existing base district regulations, including
use, site development, off-street parking, landscaping and/or other zoning regulations.
The applicant may further be asked to furnish other information, such as typical building floor
plans, building elevations to show the general architectural character of the buildings, some
indications as to size and type of landscape plant materials, pavements, and other maj or site
improvements.
1004.08 CRITERIA FOR APPROVAL OF AN SRD DISTRICT:
(1 ) The City Council may adopt an SRD district if the area meets one (1) or more of the
following criteria:
(A) The area has distinctive building features, such as scale, size, type of construction, or
distinctive building materials that should be preserved.
(B) The area has distinctive site planning features, such as lot platting, setbacks, street
layout, alleys or sidewalks that the base district regulations cannot accommodate.
(C) The area has distinctive land use patterns, including mixed land uses or unique uses
or activities that the base district cannot accommodate.
(D) The area has sufficient on-street and off-street parking to support the use, but does not
meet the Parent District's off-street parking requirements.
(E) The area has special natural or streetscape characteristics, such as creek beds, parks,
gardens or street landscaping that should be preserved or respected.
1004.09 ADOPTION OF AN SRD DISTRICT:
(1) The ordinance adopting the SRD district shall include a statement of purpose for the
district, a reference to the approved redevelopment area plan, a list of modifications to the
base district(s) regulations, and other conditions placed upon the district by the planning
commission and city council.
(2) Each SRD district shall be shown on the zoning map, identified sequentially by year and
order of enactment, i.e. SRD-200801, SRD-200802, etc.
SECTION 2 All ordinances or parts of ordinances In conflict herewith are hereby
repealed.
SECTION 3 This ordinance shall be in full force and effect from and after its passage,
approval and publication as provided by law.
PASSED AND APPROVED this 9th day of SEPTEMBER, 2008.
CITY OF BLAIR, NEBRASKA
ATTEST:
j;zU~ Z to/J~
BRENDA R. WHEELER, CITY CLERK
B~ _ __ L (}
J~ E. REALPH, MAYOR
:::::>
(SEAL)
STATE OF NEBRASKA )
) :ss:
WASHINGTON COUNTY )
BRENDA R. WHEELER hereby certifies that she is the duly appointed, qualified and acting
City Clerk of the City of Blair, Nebraska, and that the above and forgoing Ordinance was passed
and approved at a regular meeting of the Mayor and City Council of said City held on the 9th
day of September, 2008.
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&ul/ui~ ~ 1-/ ~ c:~
BRENDA R. WHEELER, CITY CLERK
07/11/2008 14:39 4025025299
LUEDER CONSTRUCTION
PAGE 01/02
407 South 1st" st.
Blair, NE 68008
Phone:402~~SD
Fmc: 402-426-3790
To: Rod Storm - City From: BOBJ
Administrator
Phil Green Asst. Admin.
Mayor Jim Realph
Brad Anderson - Planning
Board Chairman
Faxr 4264195 hges:
RE Central School Apts.
Vo-Ag Building
Gentlemen,
I am in the process of resubmitting my plans to the City to build a detached
garage in the west parking lot and redevelop the Vo.Ag Building. I have
retained Rod Phipps of Phipps Consulting to assist me with further negotiation
with the City to hopefully allow these improvements to enhance an area of the
City that is within the Blighted and Redevelopment area.
Date: 7/11/08
CC: Rod Phipps
Phl:lne:
I have enclosed Mr. Phipp's resume and he will be contacting Phil Green in the
near future to review the current zoning and city codes.
If you have any questions, please do not hesitate to call.
BOSJ
87/11/2008 14:39
4025025299
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Rodney D.-flh!rPS
7523 North 54 Plaza
Omaha, NE 88152
(402) 572..8029 (Home)
(402) 350-1970(Cell)
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PLANNING .
MANAGEMENT
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COORDINATION
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BACKGROUND AND ISXPERIENCE
Managed a division which coordinated real property development activities and
development agreements.
Negotiated and administered contracts for residential, office/commercial and industrial
development proposals and redevelopment projects, proyiding program and fiscal
monitoring"
Developed and administered staff and division budgets.
Developed and implemented computerized management system using critical path
methods for review and prooessing of development proposals.
Designed and implemented training programs for both staff and public participants.
Conducted special financial and project analysis to determine,co'1~ist,ercy with market
conditions and regulatory requirements.
Researched, drafted and implemented financing, improvement and d~sign guidelines for
community development projects. "
Prepared and presented planning and development proposals to elect~d officials, boards
and citizen groups. '
Served on the Iowa Governor's housing committee that resulted in the creation of the
Iowa Housing Finance Authority.
Served on the White House staff preparing Presidential briefing papers on economic and
domestic issues.
Participated in a U.S. State Department exchange program with Ukraine to assist their
transition to a capitalistic, market"based economy.
Coordinated management activities between the public and private secitors.
Scheduled and conducted informational and project review meetings with real estate
developers, engineers: architects, attorneys and financing partners. "
Prepared project reports and presented them to el~cted officials, appotn'ted boards and
citizen groups. -
Established CAOO base map and overlay system with transitiOn to a -basic Geographic
Information System. ' :
EMPLOYMENT HISTORY
18 years
3 years
7 years
3 years
2 years
EDUCATION
City of Omaha, - Nebraska
City of Council Bluffs, Iowa
U.S. Department of HUD
City of Council Bluffs. Iowa
. Kan~akee'Cdut'1ty, Illinois -'-
Public Administration/Planning (Ml;isters program)
Public Administration (Masters program)
Bachelor of Science, Geography and Social Science
University of Missouri-Kansas City
Manager-Current Planning
Assistant Director/Acting Director
Community Development Department
Planner/Planning and
Development Representative
Planning Director
Planner
University of Nebraska-Omaha
Winona State University, Minnesota
407 South 16th Sl.
Blair, NE 68008
Phone: 402-426-3890
Fax: 402-426-3790
To:
Rod Storm
Phil Green
Mayor Jim Realph
Brad Anderson
From: BOBJ
Fax:
Pages:
RE Central School Apts.
Vo-Ag Building
Date: 7/28/08
CC: Rod Phipps
Phone:
Gentlemen,
I have enclosed copies of a draft Proposal prepared by Rod Phipps for
modifying the current zoning of the Blair Central School Complex. Also,
enclosed is a draft Proposal for creating a NR Neighborhood Redevelopment
Overlay District that could be adopted allowing the City to accommodate
specific issues that prevent the redevelopment of the City designated Blighted
and Redevelopment Area.
We are scheduled to present these Proposals to the Planning Board on
Tuesday, August 5th.
If you have any questions, please do not hesitate to call.
BOBJ
Central School Neighborhood Redevelopment District
An application for creation of the overlay district.
(1) A statement of purpose, describing the reasons that the existing base district or
districts are not fully adaptable to the specific standards for the neighborhood.
The Central School property is zoned RMH - Multi-family Residential High Density
District. The existing Central School conversion includes 34 apartment units and office
mixed uses on part of the first floor. All of these are allowed uses in the RMH district.
This property is also in compliance with all base district site development and parking
requirements.
The Central School developer, Bob Johnson, is proposing to continue the
redevelopment of the project area by renovation to Vo-Ag building to allow 4 additional
apartments. This existing building also meets all base district site development
requirements. As part of the project the developer is proposing to construct 13 enclosed
parking garages on the west side of the property adjacent to 1 ih Street. These garages
would replace 15 lot stalls.
Vo-Ag building, in combination with the Central School building does not meet minimum
parking standards. The zoning ordinance requires a minimum of two (2) off-street
parking stalls per unit and an additional stall for each 200 square feet of office space.
There are currently 55 parking spaces on the site. An additional 6 stalls are provided
inside the Vo-Ag building. These will be lost with the renovation.
In addition to the off-street parking there are 24 on-street stalls adjacent to the property
on Colfax Street and 15 stalls adjacent on 16th Street.
The site is restricted and no additional off-street parking can be provided either on site
or within 200 feet.
(2) A map indicating the boundaries of the proposed NR overlay district, specifying the
base district or districts included within these boundaries.
Legal Description of the property: Lots 1-6, 11 and 12 and the east 48.7 feet of Lot 10,
Block 76, City of Blair.
(3) A project plan to describe distinctive neighborhood characteristics; land uses;
unique building and design features; site development, parking, and/or circulation
constraints; and other features to the proposed NR district.
Neiqhborhood Characteristics. The project sit is composed of part of the block bounded
by Colfax on the north, 16th on the east, South on the south and 1ih on the west. This
is a transitional area. Property to the north is civic Two churches on the north side of
Colfax) and commercial extending into the central business district. Single family homes
are on the west and south sides of the project block, and the County Courthouse and
offices are on the east side of 16th Street.
Unique Buildinq and Design Features. The most prominent feature on the block is the
converted historic Central High School that shares the block with the Vo-Ag building, a
parking lot and a funeral home that is located on three lots in the southwest corner of
the block. The school is a brick, two-story building, developed in phases over time with
unique interior and exterior design features that have been incorporated into the
renovation.
Constraints. A major constraint on the site is the availability of parking. The property
cannot provide sufficient parking to meet the minimum parking standards for the existing
and proposed uses. While the original conversion of the school building to residential
and office uses was in compliance, subsequent changes in the code made it more
restrictive. Not only did the changes result in a requirement for more stalls, it also
excluded parking garages from meeting parking requirements (Section 1111.4, City of
Blair Zoning Regulations). Any future renovation and/or conversions also will require the
entire property to be brought into compliance (Section 1208). In this case the original
requirement for 41 stalls increases to 68 for the original building, plus an additional 8
stalls for the new conversion in the Vo-Ag Building. The garage units are intended to
meet a market demand to make the apartments more attractive to future tenants. This
would assure the long-term viability of the project
Based on an informal parking a'nalysis, it was found that during peak periods the actual
parking demand was between 10 and 16 spaces. The major contributing factor was the
use of on-street parking by the tenants. The on-street parking is generally closer to the
main building entrances and more convenient for the tenants. Based on the adjacent
land uses and the available on-street parking, there is little regular competition for stalls
except on weekends when the churches are holding services
The zoning regulations have no provision for these stalls to be considered in the
calculation of parking requirements. This may be appropriate for suburban apartments
with access to primary streets and no adjacent on-street parking. In the case of existing
neighborhoods, the on-street parking was constructed with the intent of serving adjacent
land uses. If some relief is not allowed, it presents a disadvantage to redevelopment
projects. This property is generally more expensive on a square foot basis because,
first, it has these existing amenities and, second, the value of the building is included in
the project cost.
Plan Coordination. The Blair, Nebraska Redevelopment Area #1, states that "without...
public assistance and coordination... (it will be) difficult.. _ for future private projects to
be successful ventures." Most of the proposed assistance involves public financial
support, installation of public utilities, property acquisition and demolition, and housing
code enforcement. This project presents an opportunity for the City to provide both
support and coordination without any financial involvement.
This amendment is similar to the allowed exception and additional requirements for
suburban residential planned developments (Section 1003), which may also request
modification in use, site development and parking standards.
(4) A specific set of modifications to be made in existing base district regulations,
including use, site development, off-street parking, landscaping and/or other
zoning regulations.
The Central School Neighborhood Redevelopment District would include only two (2)
modifications to the existing base RMH district:
1. Multi-family Residential Structures
1 space per dwelling unit
2. Enclosed parking garages are counted as parking spaces.
Article. 000.
NR Neighborhood Redevelopment.
Sec. 001. INTENT.
The NR Neighborhood Redevelopment Overlay District is intended to accommodate unique land use,
urban design, and other distinctive characteristics of older established neighborhoods. The NR District,
used in combination with a base district, allows variations in permitted uses and site development
regulations that are adapted to the needs of a specific site, area or neighborhood. Variations allowed in
an NR overlay district are established by a Redevelopment Area Plan, enacted by the City Council as part
of the City's comprehensive plan.
Sec. 002. QUALIFICATION FOR DESIGNATION.
(a) Minimum Area
Each NR district must include a lot or a combination of contiguous lots, a block or a number of
contiguous blocks, and include intervening streets, alleys and private ways.
(b) Re- development designation
The property included in each NR overlay district must have been identified in an adopted
Redevelopment Area Plan
Sec. 003. APPLICATION FOR CREATION OF DISTRICT.
(a) Initiation.
An application for an NR overlay district may be initiated by the following:
(1) The property owner(s) within the proposed district.
(2) The Planning Board.
(3) The City Council.
(b) Contents.
An application for creation of an NR district shall include the following information:
(1) A statement of purpose, describing the reasons that the existing base district or districts are not
fully adaptable to the specific standards for the neighborhood.
(2) A map indicating the boundaries of the proposed NR overlay district, specifying the base district or
districts included within these boundaries.
(3) A project plan to describe distinctive neighborhood characteristics; land uses; unique building and
design features; site development, parking, and/or circulation constraints; and other features to
the proposed NR district.
(4) A specific set of modifications to be made in existing base district regulations, including use, site
development, off-street parking, landscaping and/or other zoning regulations.
Sec. 004. ADOPTION OF A DISTRICT.
(a) The ordinance adopting the NR district shall include a statement of purpose, a reference to the
approved redevelopment area plan, and a list of modifications to the base district(s) regulations.
(b) Each NR district shall be shown on the zoning map, identified sequentially by order of enactment, i.e.
NR-001, NR-002, NR-003, etc.
Sec. 005. CRITERIA FOR APPROVAL.
005.01 The City Council may adopt an NR district if the area meets one (1) or more of the following
criteria:
(a) The area has distinctive building features, such as scale, size, type of construction, or distinctive
building materials that should be preserved.
(b) The area has distinctive site planning features, such as lot platting, setbacks, street layout, alleys or
sidewalks that the base district regulations cannot accommodate.
(c) The area has distinctive land use patterns, including mixed land uses or unique uses or activities, that
the base district cannot accommodate.
(d) The area has sufficient on- and off-street parking to support the use, but does not meet on-site
parking requirements.
(e) The area has special natural or streetscape characteristics, such as creek beds, parks, gardens or
street landscaping that should be preserved or respected.
Sec. 006. BUILDING PREMITS.
006.01 Building or other permits issued in an NC district shall be consistent with the adopted NC district
ordinance and the approved neighborhood conservation plan.