Kearney Planning Commission Meeting – June 20, 2025

The Kearney Planning Commission met on June 20, 2025, at 9:00 a.m. in City Council Chambers. The commission considered four major agenda items: a preliminary and final plat for a one-lot subdivision (BHT Subdivision), a rezoning, final plat, and annexation for a medical office development (Western Nebraska Property Development Fourth Addition), and a conditional use permit for a sand and gravel extraction operation. The commission also reviewed its annual report. All actions were recommendations to the City Council, except the final plat and annexation which are final actions subject to council approval.

Consent Calendar

• Approval of Minutes (May 16, 2025): The minutes of the previous meeting were approved by a vote of 5–0–1 (Baker, Rickard, Yaw, Darryt, Malone aye; McGinnis abstained).

Public Comments & Testimony

• Sharon Rose (4407 East 11th Street) spoke against the resource extraction conditional use permit (Item 9). She expressed concern that the proposed sand and gravel operation would raise the water table, causing water in her basement and rendering her property worthless. She also cited blowing sand as a hazard, referencing an existing sand pit that had drifted sand onto the interstate fence.
• Connie Love (811 East 11th Street) also opposed the conditional use permit, noting that blowing sand from an existing pit reduces visibility on 11th Street and creates traffic hazards. She questioned whether the water table would rise and affect the county road.
• Applicant Roger Harders responded that he intends to keep topsoil on-site to cover extracted sand, use a small-scale operation (approximately 2 acres per year), and plant vegetation buffers to mitigate blowing sand. He acknowledged the concerns but argued that the operation would not significantly affect the regional water table.

Discussion Items

• BHT Subdivision (Preliminary Plat No. 2025-07 & Final Plat No. 2025-07): Applicant Trenton Snow, representing owner Jeffrey Benson, requested approval to create a one-lot subdivision on 0.5 acres at the southeast corner of 11th Street and Cherry Avenue. The property was rezoned to BP (Business Park) in 2023. The plat includes a 17-foot right-of-way dedication along 11th Street and a 10-foot utility easement. No infrastructure is proposed; the building (a steel frame equipment storage facility) will require a separate building permit. Staff recommended approval, and no public comments were received. The commission voted unanimously to approve both the preliminary and final plats.
• Western Nebraska Property Development Fourth Addition (Rezoning No. 2025-11, Final Plat No. 2025-08, Annexation No. 2025-02): Craig Bennett of Miller & Associates, representing KPT&G, LLC (Bryan Health), requested rezoning of 5.12 acres from AG (Agricultural) to C-O (Office) at the northwest corner of 22nd Avenue and 6th Street. The property is part of a larger 80-acre parcel with a 2010 preliminary plat. The proposal includes a two-lot subdivision, extension of 6th Street west with a temporary cul-de-sac, and infrastructure improvements (sanitary sewer, water main, stormwater detention). The annexation would bring the property into city limits. Staff recommended approval, noting consistency with the comprehensive plan and compatibility with surrounding medical uses. No public opposition was voiced. The commission approved all three items unanimously.
• Conditional Use Permit No. 2025-02 (Resource Extraction – Sand and Gravel): Roger Harders (applicant) and owner West Limited LLC requested a conditional use permit to operate a sand and gravel extraction on a 30-acre parcel east of Cherry Avenue and south of 11th Street. The operation would extract approximately 2 acres of gravel per year over a 15-year period, with a 5-year initial term. The applicant plans to raise the site elevation by 2 feet to mitigate flood risk, retain topsoil for covering extracted areas, and install landscape buffers (10 feet wide on north, south, and west sides). Staff recommended approval with 18 conditions, including a 50-foot setback from property lines, maximum stockpile height of 35 feet, and opaque screening. After public testimony, the commission amended condition 8 to require a 10-foot landscape buffer yard on the east side at the time extraction reaches that area. The motion to approve as amended passed unanimously.
• Annual Planning Commission Report: Sid O’Hara, City Planner, presented the annual report covering June 1, 2024, through May 31, 2025. Highlights included 63 actions taken by the commission (a 13.6% decline from the prior three-year average), code updates, and a July workshop. The report also noted three commissioners eligible for reappointment. Discussion followed on housing shortages (22 single-family homes for sale in the Kearney area) and the potential use of AI to improve public access to zoning information. No action was taken.

Key Outcomes

• Item 4 (Preliminary Plat BHT Subdivision): Approved unanimously.
• Item 5 (Final Plat BHT Subdivision): Approved unanimously.
• Item 6 (Rezoning to C-O): Approved unanimously.
• Item 7 (Final Plat Western Nebraska Fourth Addition): Approved unanimously.
• Item 8 (Annexation): Approved unanimously.
• Item 9 (Conditional Use Permit – Resource Extraction): Approved unanimously with an amendment to condition 8 to add a landscape buffer yard on the east side at the time extraction reaches that area. The permit will be forwarded to the City Council for final decision on July 8, 2025, at 5:00 p.m.
• Item 10 (Annual Report): Received and filed; no vote required.
• Adjournment: The meeting was adjourned after the report discussion.