1. Comprehensive Plans, Zoning Regulations and Economic Development
Presented By Chad Nabity, AICP
Regional Planning Director
Hall County Regional Planning Department
6-2-17

2. Things to Think About
The Comprehensive Plan
Zoning Regulations
Deciding What Goes Where

3. Competing Values Economic Development Zoning Creating Wealth
Maximizing Return on Investment
Capturing Local Dollars
Importing Dollars from Outside the Area
Creating/Preserving Jobs
Increasing Tax Base
Protecting:
Health
Safety
Welfare
Morals
Minimizing Conflict between Competing Uses
Protecting Tax Base

4. Questions to Consider What is economic development in your county?
Agriculture
Tourism
Housing Development
Manufacturing
Ag Processing
Retail Development or Preservation
Energy Generation/Distribution
Home Based Business

5. What Assets/Resources are Available in Your County?
Land
Water
Transportation (Rail and Highways)
People
Housing
Raw Materials
Broadband Connections
Transmission Lines
Utility Access

6. County Comprehensive Plans

7. §23-114.02 Comprehensive development plan; purpose.
The general plan for the improvement and development of the county shall be known as the comprehensive development plan and shall, among other elements, include:
The comprehensive development plan shall consist of both graphic and textual material and shall be designed to accommodate anticipated long-range future growth which shall be based upon documented population and economic projections.

8. 1. A land-use element which designates the proposed general distribution, general location, and extent of the uses of land for agriculture, housing, commerce, industry, recreation, education, public buildings and lands, and other categories of public and private use of land;
2. The general location, character, and extent of existing and proposed major streets, roads, and highways, and air and other transportation routes and facilities; and
3. The general location, type, capacity, and area served of present and projected or needed community facilities including recreation facilities, schools, libraries, other public buildings, and public utilities and services.

9. Legal Requirements for Comprehensive Plans
Existing Land Use
Transportation
Community Facilities
Demographics

10. Often Included in Comprehensive Plans
Housing Study
Economic Development Study
Parks and Recreation Study
Environmental Review
Infrastructure Review
Utility Capacity
What about Broad Band Infrastructure?

11. Maps included in Comprehensive Plans
Existing Land Use Map
Future Land Use Map
Street Classification Map
Soil Map
Wetlands Map
Flood Plain Maps
Public Facilities Map
Utilities Maps

12. Future Land Use Map

14. Zoning Regulations Zoning Text Zoning Map
Must be consistent with the comprehensive plan in Nebraska

15. Zoning Regulations Cont...
Hadacheck v. Sebastion 1915 confirmed ability of communities to regulate nuisance uses even if such regulation lowers the value of the property
Village of Euclid v. Ambler Realty Company Confirmed ability of communities to divide the community into zones and limit/separate uses in those zones.
Mt. Laurel et al. Denied communities the ability to set minimum zoning requirements (lot size, setbacks, minimum structure size/cost) so high that they denied certain income groups the ability to live in those communities. (Exclusionary Zoning)

17. Grand Island – Growing Opportunities

18. Base Multiplier Effect
Primary:
Agriculture/Forestry/Fishing/Mining
Secondary:
Industry/Construction
Tertiary:
Retail/Banking/Transportation/
Education/Culture/Health
Quarternary:
Technology/R&D/Consultation/Knowledge-Based Services

19. Grand Island – Top Employers
Source:

20. 22,854 The Crucial Equation: 7,618 jobs in the secondary sector X
an average of 3.0 jobs created in the tertiary sector =
22,854
Jobs
Tax payers
Homebuyers
Clients
Retail shoppers
Students

21. Economic Development, Planning and Counties
Find Places for the Hard Things First
Livestock Facilities
Ethanol Plants
Ag Processing Facilities
Wind Turbines
Land Fills
Don’t Compete with Your Municipalities
If it Lands in a Municipality within the County it is Still in the County
Don’t go to Planning and Zoning At the End of the Process
Start There or At Least Check There Early On