The Buffalo County Commissioners voted 6-1 to allow an hay grinder business building south of Riverdale, (Brian Neben, Central Nebraska Today)
KEARNEY — The Buffalo County Commissioners voted, 6-1, to approve an hay grinder business building near Onion Crest Airpark south of Riverdale during their meeting on Tuesday, April 22.
The special permit was a continuation of an attempts to rezone a property located near the intersection of Cottonmill Ave. at 100th St.at the Onion Crest Airpark, south of Riverdale.
Craig Bennett with Miller & Associates appeared on behalf of Claudia Meyer and Loren Bakko, manager of Bakko Land, LLC, who filed an application for a special use permit to operate an agricultural service establishment at the property mentioned.
The plan for the property would be to construct a metal building near the airstrip so that Bakko Land, LLC, could operate their custom hay grinder repair business.
Bennett and Bakko had appeared two times previously, seeking to rezone 30 acres into the commercial zone and later only 17 acres.
Deputy County Attorney Andy Hoffmeister did note to the commissioners during the December meeting that anything zoned as Commercial means it is use by right. A future landowner would not have to seek a conditional use permit to build any commercial business on the 30 acres.
During their January 28 meeting, the commissioners voted unanimously to deny the rezone. They had expressed support for the business located within the county but questioned if this location was the best for it.
Many cited infrastructure issues being their key concern.
Bennett and Bakko again appeared during the Tuesday meeting with the special use permit. To give options, Bennett said they had two different site locations, a north and south location and two different placements in the south location.
Bennett said that the Buffalo County Planning Commission had been supportive of the northern site, but did not support the southern location on the property.
Bennett detailed each site; on the northern side they would plan on placing a 200-foot by 180-foot building with access to Cottonmill Ave. and provide ample parking space and access for semi-trailers.
There were also two sites on the south side of the property that would utilize a similar layout. Bakko said these were brought to give the board some option in the matter.
Bennett said the square footage of the roof would be around 36,000 square feet and would be at least 250 feet from the edge of the airfield per regulations.
During the public hearing there were two people who spoke in favor of the special use permit.
One of them was Keith Stafford said that he owned the farm near the intersection and supported more agricultural businesses in the area as Kearney continues to expand. He said agriculture is the “backbone of the county.”
There were 10 people who spoke in opposition to the permit during the meeting.
Jamie Cudaback, who lives in the area, said the building was not the issue but cited her concern for the increased truck traffic in the area. She noted issues on Cottonmill Ave, especially with trucks attempting to turn onto the roadway.
Brenda King, a resident on 17th Ave. said that while she supports agriculture, she was opposed to the business locating in the area. King said she has “so many concerns,” regarding the increase in traffic and how it will affect the road.
King said this wasn’t just one corner and one intersection but asked the commissioners to look at the traffic flow in the area and how it will affect residents.
James King also appeared and said he does not believe Cottonmill Ave is suited to handle the increase in traffic that will occur if the permit is allowed. King said he doesn’t feel the roadway is wide enough and there is no shoulder.
Elizabeth Terzi, who lives on W. 100th St. and said she is opposed to the business for aesthetic reasons as the building at the north site would lie directly in their line of sight to the southwest.
Michelle Widger said she lives on Cottonmill Ave. and said her driveway would be right across from the southern sites and noted that the building in a way, “right in our backyard.”
Widger also expressed concern for the for the increase in traffic and noted that she had moved from 56th St. to her current home, in part to get away from a high traffic area.
Pam Deterding, who lives on W. 85th St., said she opposed to the business be located in the area and questioned that if the rezone amendment was denied for this business, why is a special use permit being considered.
Deterding also noted that she did not appreciate comments made during the planning commission meeting regarding this issue that the Bakkos had already purchased the land, so their permit should just be granted.
Deterding said there are better locations in the county for this type of business and their needs.
Jennifer Chaney, a resident of 69th Ave., said she has issues with the truck traffic that will come to Cottonmill Ave. and if the road, which is 21 feet wide with no should and a deep ditch, could accommodate the increase.
Josh Chaney, a member of the planning commission, appeared on his own behalf, and said he feels the business location goes against the zoning plan established by the county. He said he feels like it should be more closely located to Highway 30 or Highway 40.
He said the primary issues during the last meeting were the zoning change, the infrastructure and road safety. Chaney said the special use permit addresses the zoning issue but feels that the infrastructure and safety issues are still on the table.
It was noted the Chaney was disqualified from voting during the planning commission meeting to avoid a conflict of interest as his wife had spoken during the meeting.
Scott Chaney, who lives on Cottonmill Ave., said that he felt that if the commissioners approved of the special use permit, that it could set an unwanted precedent. He said he was opposed to an “industrial park” in the area.
To address some of the concerns, Bennett said that the maximum height of the building would be 35 feet and noted that during the process pursuing a rezone, there had been other buildings as a part of the plan, but through the permit they are only seeking one building at the site.
Addressing questions from the board, Bakko noted that the work is more seasonal, with a pickup in activity after harvest and before the spring. As for the size of the building, Bakko said it would incorporate four main bays with others in support.
The business would accommodate eight total employees and their turnaround on repairs usually runs from one to five days.
The board first voted unanimously to deny the south locations, in line with what the planning commission had recommended.
Commissioner Bill Maendele made a motion, seconded by Commissioner Myron Kouba, to approve the permit for the north location.
The motion passed by a 6-1 vote, the dissenting vote came from Commissioner Dany Lynch who cited traffic safety in the area and his belief that there are better locations in the county for such a business.
