Bellevue Planning Commission approves future‑land‑use change to industrial for Horse Creek Farms parcels, contingent on county ETJ approval

The Bellevue Planning Commission voted May 28 to amend the city’s future land‑use map to designate three parcels submitted by Horse Creek Farms as industrial, but commissioners made approval contingent on Sarpy County first agreeing to an extraterritorial jurisdiction (ETJ) boundary amendment.

The change applies to three parcels totaling about 751.41 acres (a 474.2‑acre parcel, a 184.89‑acre parcel and a 92.32‑acre parcel) located south of La Platte Road near the Highway 34 corridor, staff said. The commission’s action sends the item toward a City Council public hearing but staff cautioned the council cannot act until the county completes its review and any jurisdictional ceding.

Staff said the comprehensive plan’s current future‑land‑use map — updated in December 2024 — did not designate these parcels because their development potential was not established at that time. The plan’s future‑land‑use label for these tracts is simply “industrial”; staff told commissioners that whether a property becomes light or heavy industrial would be determined later during rezoning and platting.

Applicant Jim Ash, who arrived after staff’s presentation, described the site as the former PCS factory and said his team has been talking with multiple potential industrial users, including possibilities tied to rail service. “We’re excited to see what we can do with it,” Ash said, and he asked commissioners to approve the map amendment so zoning and platting tasks can follow if the county cedes jurisdiction.

Commissioners asked staff to confirm the process for the ETJ change. Staff explained the city council previously passed a resolution asking the county to cede jurisdiction; county staff and legal counsel will review that resolution and the county board must approve any change. If the county approves, the city would proceed with an ordinance to amend its ETJ boundaries (an ordinance requires three readings).

Commissioner Ackley moved and Commissioner Bennett seconded approval of the map amendment as presented, with the explicit condition that the change not move forward to the City Council or result in ordinance action until Sarpy County approves the ETJ boundary amendment. The commission voted unanimously and the motion carried. Staff placed a placeholder City Council public hearing date on the record for July 7, 2026 but reiterated that date is contingent on the county action.

Next steps: the county must review the city’s resolution and decide whether to cede the southern portion of the parcels into Bellevue’s ETJ; if the county approves, the city will proceed with the ordinance and subsequent rezoning and platting steps.