Kearney Planning Commission Meeting

March 21, 2025 | 9:00 AM | City Council Chambers, 18 East 22nd Street

The Kearney Planning Commission convened on March 21, 2025, at 9:00 AM. The meeting covered two major agenda items: a rezoning request for a property at 802 East 30th Street and a multi-part proposal for the Good Samaritan Village property at 2201 East 32nd Street, involving a subdivision vacation, rezoning, preliminary plat, and final plat. All items were approved unanimously. The meeting also included a discussion on Tax Increment Financing (TIF) policies.

Consent Calendar

• Minutes Approval: The commission approved the minutes of the February 21, 2025, meeting. Voting: 7 ayes, 2 abstentions (Scott-Pandorf, Baker).

Public Comments & Testimony

• Rezoning No. 2025-05 (802 East 30th Street): Jim Heiner, a neighboring property owner at 720 Surrey Street, asked clarifying questions about the existing structures on the lot but expressed no opposition to the rezoning.
• Good Samaritan Village Items: No public comments were made by non-participants. The applicant and a real estate agent provided testimony (see Discussion Items).

Discussion Items

1. Rezoning No. 2025-05 – 802 East 30th Street (Applicant: Len Brandt)

• Len Brandt requested rezoning from R-1 (Single-Family Low Density) to R-1D (Residential District) to allow development of a duplex on the property after removing an existing deteriorated house. He noted he has completed similar infill projects.
• Staff (Melissa Scott-Pandorf) recommended approval, finding the rezoning compatible with the comprehensive plan and surrounding development, and noting limited redevelopment options under current zoning.
• No opposition was raised. The commission approved unanimously.

2. Good Samaritan Village – Items 5-8 (2201 East 32nd Street)

Applicant: Miller & Associates for Evangelical Lutheran Good Samaritan Society (Owner)

• Subdivision Vacation No. 1982-02: To vacate portions of Lots 11 and 12 of St. Luke’s Good Samaritan Village to facilitate redevelopment.
• Rezoning No. 2025-06: To remove the Planned Development (R-3/PD) overlay and rezone to straight R-3 (Multi-Family Medium Density). The property (15.57 acres) is currently vacant after demolition of a former daycare building.
• Preliminary Plat No. 2025-04 & Final Plat No. 2025-04: To create three lots: Lot 1 (north), Lot 2 (retained for the care home), and Lot 3 (south). The plan includes re-dedication of Avenue X (previously vacated) to provide public access to Lot 3, construction of a cul-de-sac at the end of 32nd Street, and stormwater infrastructure improvements.
• Presentation: Craig Vennett (Miller & Associates) presented the details, including the need for Avenue X to provide legal access and the installation of curb, gutter, and storm sewer. He noted that the property is flat and currently drains by surface flow; on-site detention will be required for future development.
• Real Estate Perspective: Brandon Bennett (Century 21) stated Lot 3 has been under a purchase agreement for about 1.5 years, and Lot 1 has a verbal offer from a known local developer. The owner wishes to sell both lots.
• Commission Questions: Questions addressed the condition of the private road lot serving the apartments (not affected by this proposal), the history of the PD overlay, and circulation/access for Lot 3. Vennett confirmed that fire access and internal circulation would be addressed in future development plans.
• Staff Recommendation: Melissa Scott-Pandorf recommended approval of all four items, noting compatibility with the comprehensive plan, provision of public infrastructure, and potential for infill development.

Key Outcomes

• Rezoning No. 2025-05: Approved unanimously (motion by Dakan, second by Bernu; all ayes).
• Good Samaritan Village Items (all approved unanimously):
  • Subdivision Vacation No. 1982-02: Approved.
  • Rezoning No. 2025-06: Approved.
  • Preliminary Plat No. 2025-04: Approved.
  • Final Plat No. 2025-04: Approved.
• Next Steps: The rezoning and plat approvals require final action by the Kearney City Council.

Reports & Other Business

• National Planning and Zoning Association Conference: Staff reported the conference had over 350 registrants, with sessions on housing and alternative energy. Commissioner Stan Dart received an award.
• TIF Discussion: Commissioner Baker initiated a discussion on Kearney’s restrictive use of Tax Increment Financing (TIF) compared to other Nebraska cities (e.g., Hastings). He suggested inviting a Community Redevelopment Authority (CRA) representative to explain the city’s policies. Staff noted that state statute limitations and city council guidance shape TIF use. Commissioner Rickard expressed frustration about the term “blight” in TIF studies. The discussion was informational; no action was taken.

Adjournment

The meeting adjourned following the reports.