Blair Comprehensive Plan 2015BLAIR, NE
Comprehensive Plan
Project #: 130557.00
Adopted: October 13, 2015
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ACKNOWLEDGMENTS
CITY COUNCIL
Mayor James Realph
Kevin Hall Ward 1 Dr. Ben Hansen Ward 3
Chris Jensen Ward 1 Kevin Willis Ward 3
Brad Andersen Ward 2 Marty Shepard Ward 4
Frank Wolff Ward 2 Jon Stewart Ward 4
PLANNING COMMISSION
Robert Boettcher, Chair
Doug Cook Henry Neef
Nate Dougherty Joe Peleska
Don Hansen Kenneth Rhoades
Robert Krogh Robert Tichota
STEERING COMMITTEE
Brad Andersen City Council Bob Johnson Citizen
Dr. Ben Hansen City Council Steve Lacey Citizen
Chris Jensen City Council Jake Loftis Citizen
Jon Stewart City Council Emery Lounsberry Citizen
Kevin Willis City Council Wyman Nelson Citizen
Doug Cook Planning Commission Sean Johnson Gateway Development Corp.
Nate Dougherty Planning Commission Rex Pfeil Blair Community Schools
Bob Krogh Planning Commission Jordan Rishel Chamber of Commerce
Brian Brown Citizen Rod Storm City Administrator
Steve Callaghan Citizen Phil Green Asst. City Administrator
Chris Chikos Citizen Brenda Wheeler City Clerk
Shelly Jones Planning Commission Sec.
PLANNING CONSULTANTS - JEO CONSULTING GROUP, INC.
Jeffrey B. Ray, AICP Planning Department Manager
Dave Potter Senior Planner
Kevin Andersen Planner-in-Charge
Tonya Carlson Planner
Michael Gilligan Planner
Phil Luebbert Planner
Clint Sloss Planner
PLANNING SUB-CONSULTANTS - HDR, INC.
Douglas Bisson, AICP Community Planning Manager
Andrew Gorham, ASLA Landscape Architect
Troy Henningson, RLA, ASLA Landscape Architect
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TABLE OF CONTENTS 12345
INTRODUCTION
PROFILE BLAIR
ENVISION BLAIR
ACHIEVE BLAIR
IMPLEMENT BLAIR
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1.1 INTRODUCTION
1.2 DEMOGRAPHIC PROFILE
1.3 HOUSING PROFILE
1.4 ECONOMY AND EMPLOYMENT
1.5 COMMUNITY FACILITIES AND UTILITIES
1.6 EXISTING LAND USE
1.7 ENVIRONMENTAL CONDITIONS
1.8 ENERGY ELEMENT
1.1 INTRODUCTION
1.2 CITY COUNCIL RETREAT
1.3 COMMUNITY INVOLVEMENT
4.1 INTRODUCTION
4.2 FUTURE LAND USE
4.3 TRANSPORTATION PLAN
4.4 URBAN DESIGN
5.1 VISION IMPLEMENTATION PLAN
5.2 IMPLEMENTATION TOOLS
5.3 ANNEXATION
5.4 PLAN MAINTENANCE
5.5 CRITICAL ISSUES
1.1 CITY OVERVIEW
1.2 THE PURPOSE OF COMPREHENSIVE PLANNING
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LIST OF FIGURES
FIGURE 1 Blair Historic Population 17
FIGURE 2 Historic Growth Comparison 18
FIGURE 3 Selected Demographic Comparisons 19
FIGURE 4 Blair 2010 Age Cohort 20
FIGURE 5 2010 Population Composition Comparisons 21
FIGURE 6 Blair Age Cohort Trends 2000-2010 22
FIGURE 7 Blair Race/Ethnicity Characteristics 23
FIGURE 8 Blair Population Projections 24
FIGURE 9 Blair Housing Stock Ages 25
FIGURE 10 Blair Housing Trends 1990-2010 26
FIGURE 11 Blair 2010 Occupancy Tenure 27
FIGURE 12 Blair 2012 Owner-Occupied Unit Value 27
FIGURE 13 Blair 2012 Household Income 28
FIGURE 14 Blair 2012 Owner Housing Costs 29
FIGURE 15 Blair 2012 Renter Housing Costs 30
FIGURE 16 Blair 2000-2012 Employment 31
FIGURE 17 Blair 2012 Employment by Occupation Type 32
FIGURE 18 Blair 2012 Commuting Times 33
FIGURE 19 Blair City Taxable Sales 34
FIGURE 20 Blair Pull Factor 35
FIGURE 21 2014-2015 School Enrollment 43
FIGURE 22 Blair School District Map 44
FIGURE 23 Regional Post-Secondary Institutions 45
FIGURE 24 Fire District Map 46
FIGURE 25 Existing Land Use Map 57
FIGURE 26 Wellhead Protection Areas Map 59
FIGURE 27 Floodplain Map 61
FIGURE 28 OPPD Service Area Map 64
FIGURE 29 Energy Sources in OPPD’s Generation Mix 65
FIGURE 30 Electricity Consumption by End-Use Sector 67
FIGURE 31 Average Home Heat Loss 67
FIGURE 32 Nebraska Energy Consumption and Cost 68
FIGURE 33 Wind Capacity Additions Per Year 68
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LIST OF FIGURES (CONT.)
FIGURE 34 Wind Power Density 70
FIGURE 35 Global Solar Radiation at Latitude-Tilt - Annual 72
FIGURE 36 Future Land Use Map 105
FIGURE 37 Transportation Map 107
FIGURE 38 Trails Map 111
LIST OF TABLES
TABLE 1 Service Providers for the city of Blair 49
TABLE 2 Radio Stations Available in Blair 49
TABLE 3 Broadcast Television Stations Available in Blair 49
TABLE 4 Floodplain Section Diagram 60
TABLE 5 Blair Electrical Consumption by Sector in kWh 66
TABLE 6 Blair Electrical Expenditures by Sector in Dollars 66
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1.1 CITY OVERVIEW
1.2 THE PURPOSE OF COMPREHENSIVE PLANNING
1[INTRODUCTION]
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1[INTRODUCTION]
[section 1.1]
CITY OVERVIEW
The city of Blair is centrally located in Washington County along the eastern border of
Nebraska. The city also serves as the county seat. The city is well located along various
transportation routes, approximately 20 miles north of the city of Omaha. State and
Federal Highways 133, 30, 75, and 91 confluence within the Blair corporate limits.
Designated as a City of the First Class, Blair had a total population of 7,990 as of the 2010
census.
History
Blair was established when the Sioux City & Pacific Railroad chose to cross the Missouri
River at that location. A 1,075-acre tract of land was purchased and platted, with lots to be
sold at auction on May 10, 1869. The entire tract was purchased by John I. Blair, an official
of the railroad, who announced his plans for the city, which he named for himself.
Front Street quickly took shape. Many businesses and several churches were hauled
overland from the former town sites to supplement those being built. In a short time there
were hardware, implement, and dry goods stores, a hotel, a bank, and a newspaper. A town
board was formed in August.
Before the end of the year, the town called for an election to relocate the county seat, which
at that time was in Fort Calhoun. Blair won, and a brick courthouse was erected at 19th and
Grant.
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Construction was also progressing on the rail line. Before a railroad bridge was built across
the Missouri, freight cars were pushed onto barges on one side of the river, then pulled off
on the other. Since the engines did not cross the river, a roundhouse to service them was
built north of town. When the bridge was completed in 1882, that facility was dismantled
and servicing was done in Iowa.
Local brickyards turned out 1,500,000 bricks per year to meet the demands of the
city’s rapid development. In 1884 the community, predominantly Danish, raised $3,000
in matching funds and appropriated several acres of land on which to establish a “folk
school.” The forerunner of Dana College, Trinity Seminary was housed in a home until the
impressive, four-story main building was dedicated in 1886.
By then a city water system was in place, and South Creek, dug out by men with hand
shovels, had been straightened to improve the drainage on south side of town. A public
high school was constructed before the turn of the century.1
Blair was incorporated as a city in 1872.
Geography
Blair is located at 41°32’44”N 96°8’4”W. According to the US Census the city has a total
area of 5.51 square miles, of which, 5.49 square miles is land and 0.02 square miles is water.
The elevation is 1089 feet. The Public Land Survey System (PLSS) designation is Section
12, Township 18 North, Range 11 East of the Sixth Principal Meridian, Washington
County.2
The Omaha Metropolitan Statistical Area contains the Blair community. A Metropolitan
Statistical Area (MSA) is an important delineation of an urban region. An MSA, as defined
by the United States Census, is an area containing a core area with a substantial population
(at least 50,000) nucleus, together with adjacent communities having a high degree of
economic and social integration with that core.
Climate
Much like the greater Midwest and surrounding communities, Blair experiences varying
temperatures throughout the year. The average annual temperature ranges from highs of
87 degrees Fahrenheit in the summer to lows of 11 degrees Fahrenheit in the winter. The
average annual precipitation in rainfall equals 30.23 inches with the highest average rainfall
per month in June.3
Governmental and Jurisdictional Organization
The Blair City Council, which is a board of elected officials including the Mayor, performs
the governmental functions for the city.
1http://www.casde.unl.edu/history/counties/washington/blair/ 2http://www.blairnebraska.org/2030/About-the-City-of Blair3uscclimatedata.com
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The City may enforce zoning and subdivision regulations including building, electrical,
plumbing, and property maintenance codes within its jurisdiction. The planning and
zoning jurisdiction is pursuant to Neb. Rev. Stat. § 19-901 through § 19-933 (reissue
1997) includes all of the incorporated portions of the city, including an established
extraterritorial jurisdiction of one mile.
[section 1.2]
THE PURPOSE OF COMPREHENSIVE PLANNING
The Blair Comprehensive Plan is a legal document that addresses the city’s land use
and is designed to promote orderly growth and development. This document’s purpose
is to “promote health, safety, morals, or the general welfare of the community.” The
Comprehensive Plan presents data from multiple sources, such as public input and the
United State Census Bureau to provide policy guidelines for elected officials to make
informed decisions.
The Comprehensive Plan acts as a tool to develop a road map or blueprint that guides the
community through change as it occurs tomorrow and twenty years from now.
The Blair Comprehensive Plan aims to provide guidelines for the locations of any future
development within the planning jurisdiction of Blair. This update will assist in evaluating
the impacts of development, including economic, social, fiscal, and service, and encourage
appropriate land uses throughout Blair’s extraterritorial jurisdiction.
The Plan assists the city in balancing the physical, social, economic, and aesthetic features
as it responds to private sector interests. Planned growth will help Blair prepare for its own
management of resources as well as coordinating with further development in Washington
County. The City of Blair strives to maintain the high standard of living and quality of
life when serving its residents and managing growth and resources.
The Planning Process
Comprehensive Planning begins with the data collection phase. The Profile Section depicts
historical and current data that represents demographic information from the American
Community Survey estimates and bicentennial Census from the United States Census
Bureau. Additional data are obtained from city staff, public input, state agencies, and field
data collection. Data collected provides a snapshot of the past and present conditions
of Blair. Analysis of data provides the basis for developing forecasts for future land-use
demands in the city.
The second phase, Envision, of the planning process is the basis for development of general
goals and objectives based upon the issues facing the community and its stakeholders via
public input. The Comprehensive Plan is a vision that represents the desires of the city for
the future.
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The Blair Comprehensive Plan represents a blueprint designed to identify, assess, and
develop actions and policies in the areas of population, land use, transportation, housing,
economic development, community facilities, and utilities. The Comprehensive Plan
contains recommendations that, when implemented, will be of value to the city of Blair and
its residents.
Implementation is the final phase of the process. A broad range of development
policies and programs are required to implement the Comprehensive Plan. The Blair
Comprehensive Plan identifies the tools, programs, and methods necessary to fulfill the
recommendations. Nevertheless, the implementation of the development strategies
contained within the Comprehensive Plan is dependent on the adoption of the plan by
the governing body, and the leadership exercised by the present and future elected and
appointed officials of the city.
Comprehensive Plan Components
Nebraska State Statutes require the inclusion of certain elements in any Comprehensive
Plan. Those elements are contained within the format of the Blair Comprehensive Plan,
comprised of the following Components:
• Introduction
• Profile Blair
• Envision Blair
• Achieve Blair
• Implement Blair
Analyzing past and existing demographic, housing, economic, and social trends permit
the projection of likely conditions in the future. Projections and forecasts are useful tools
in planning for the future; however, these tools are not always accurate and may change
due to unforeseen factors. It is important for Blair to monitor its population, housing, and
economic conditions that may impact the city. This includes the surrounding development
and available utilities in Washington County. Through periodic monitoring, the city can
adapt and adjust to regional and local changes. Having the ability to adapt to external
change allows the city to maintain an effective Comprehensive Plan for the future, to
enhance quality of life, and to raise the standard of living for all Blair residents.
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2.1 INTRODUCTION
2.2 DEMOGRAPHIC PROFILE
2.3 HOUSING PROFILE
2.4 ECONOMY AND EMPLOYMENT
2.5 COMMUNITY FACILITIES AND UTILITIES
2.6 EXISTING LAND USE
2.7 ENVIRONMENTAL CONDITIONS
2.8 ENERGY ELEMENT
2[PROFILE BLAIR]
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2[PROFILE BLAIR]
[section 2.1]
INTRODUCTION
Profile Blair is the foundation of the community’s effort to achieve its physical, social,
and economic goals. The Profile Chapter includes data regarding Blair’s demographics,
housing, local economy, public facilities and utilities, energy consumption, natural and
environmental conditions, existing land use, and transportation infrastructure.
[section 2.2]
DEMOGRAPHIC PROFILE
The Demographics section examines previous trends that have affected Blair’s development.
The city’s population is influenced by multiple factors. These factors include its historical
growth trend, age structure, migration patters, and race characteristics. The current
composition of a community also affects future growth potential. Population is heavily
influenced by housing and economic opportunities. Population growth is necessitated by a
growing local economy and matching housing opportunities.
http://blairnebraska.com/
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Population trends allow a community to understand how it has grown. The relationship
between a community’s recent growth with how it has historically grown is an important
facet of population projections. More recent trends influence immediate needs and future
decisions. The relationship between historic growth and recent trends assist in long-term
decision making.
For the past century, Blair has never seen a decade resulting in population loss. The rapid
growth of the “baby boomer” era has given way to steady growth trends over the past
30 years. The main goal of the comprehensive planning process will be to provide Blair
leaders tools to encourage and manage this level of growth for the foreseeable future.
Figure 1: Blair Historic Population
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Comparing Blair’s growth with comparable cities gives context to its growth and currently
population. Comparable cities are selected on factors such as proximity, current population,
and geographic situation. For the past 40 years, Blair’s growth rate has exceeded that of its
comparable cities.
Figure 2: Historic Growth Comparison
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Regional population factors are in indication of the overall condition and sustainability
of local growth trends. By maintaining steady growth, Blair can ensure the benefits of
increased population, while still providing quality service to residents, both current and
future.
In most factors, Blair finds itself in the median of the selected population characteristics.
With a higher estimated poverty rate and lower homeownership rate among its
contemporaries, Blair must continue to work for economic progress to support a high
quality of life in the community. Providing additional economic opportunities will
encourage the upward mobility of current residents as well as a strong attraction for a
skilled labor pool.
Figure 3: Selected Demographic Comparisons
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Age structure analysis portrays a snapshot of the current population of a community by
its age groups. It also serves as a baseline for future population projections by allowing
the viewer to track age groups through time weighed against area birth, mortality, and
migration rates. With peak population points in the younger age groups, Blair is positioned
to see natural population growth through time. The youngest age groups will be served
by child care facilities and the local school district. An annual evaluation of the capacity in
these areas will help maintain a continued attraction from young families.
Another large component of the population lies in the age groups of 45 to 65 (baby
boomers). Blair must work to serve that population as their needs change with age.
Currently the oldest segment of population is well represented as a share of Blair’s total
population. Typically these age groups are attracted to and retained in the community
by specialized health care services like hospitals, skilled care facilities, and special needs
housing. Analyses should be given to gauge the capacity for growth in these areas.
Figure 4: Blair 2010 Age Cohort
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Comparing the age composition of the region allows for the evaluation of the relationship
between local and regional growth. With a median age of 36 in 2010, Blair skews younger
than most Nebraska communities. Slightly lower than even comparable communities,
the low median age in Blair is an indication of the prevalence of young families in
the community. The local economy and proximity to Omaha create good economic
opportunities for young families. When making residential location decisions, young
families are often attracted to areas of high quality of life and childhood education. City
and school district leadership should prioritize a partnership to ensure these factors to
support population growth.
Figure 5: 2010 Population Composition Comparisons
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A steady increase in median age from 2000 to 2010 can be deceiving due to some of
the considerable changes in age breakdown in the Blair community. Slight increases in
the youngest two cohorts are offset by large increases in the baby boomer age groups.
Coinciding with the increase in residents under the age of ten are increases in the young
adult age groups, likely to be the corresponding parents.
Figure 6: Blair Age Cohort Trends 2000-2010
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Blair is a fairly uniform community in terms of racial and ethnic diversity. The 2010
Census reports that 96.4% of the community’s population was white. This number
decreased by a percentage point since 2000, but still represents a significant majority of
the racial makeup of Blair. No other single race equates to more than a percentage point
of the population distribution. However, those reporting the Hispanic or Latino ethnicity
increased to 2.8% of the total population, up one and one-half since 2000.
Figure 7: Blair Race/Ethnicity Characteristics
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The population projection shown in Figure 8 represents the results of an age cohort
analysis. Natural birth and death rate averages are factored into each five-year age cohort
for both genders. This natural growth rate is compared to the migration trends reported
for age groups by the 2010 U.S. Census. Each analysis is carried forward over each five-year
period covered by the 20-year planning period.
The analysis suggests that if current trends continue, Blair would receive steady growth
rates over each five-year period. However, the realization of these trends are largely
determined by the availability of jobs within the region and housing opportunities within
Blair’s corporate limits.
Blair will have the ability to encourage or discourage this growth trend by its ability to
provide adequate housing for new population growth.
Figure 8: Blair Population Projections
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Mirroring Blair’s historic patterns of population growth is the development of its housing
stock. The community offers a diverse housing stock in terms of age. Almost 40% of the
households in the community were constructed after 1980, making the households less than
35 years old. A diverse housing stock is an essential element for community development.
Housing choice provides quality ownership and renter opportunities for families and
individuals of all socio-economic standing.
Figure 9: Blair Housing Stock Ages
[section 2.3]
HOUSING PROFILE
Housing is a key component to future growth and opportunities available within and around
communities. The snapshot of Blair’s housing reports that the community contains a
substantial inventory of housing built prior to the 1940’s. An older housing stock is one
that dictates a higher level of maintenance and programming to keep housing inventory at
an appropriate quality.
Relatively low vacancy rates and high housing prices indicate a high level of demand for
housing in the community.
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Blair has closely followed the national trend of an increasing population while family and
household size decline. This increases demand on housing development as less population
is served in each household. An increasing amount of housing is required to support even
a flat population growth trend. A community growing like Blair experiences exponential
increase in housing demand. Blair’s relatively low vacancy rate – 2.4% in 2010 - among
owner-occupied units showcases the demand for new housing development in the area.
Again echoing national trends the percentage of owner-occupied units of all occupied
housing units has decreased slightly. In 1990 69.1% of occupied units were owner-
occupied. In 2010, that number decreased to 66.8%. In other words, approximately two-
thirds of occupied units in Blair are owner-occupied. The other third are renter-occupied
units.
Figure 10: Blair Housing Trends 1990-2010
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Steady population growth and a well-maintained, diverse housing stock have kept home
values high in Blair. The estimated median home value in Blair in 2012 was $144,800, or
$18,100 above the median value of Nebraska –statewide.
Comparing home values with household income levels offers a good indication of the
overall economic quality of life in a community. Blair’s relatively high median income is
also supported by high home values.
Figure 11: Blair 2010 Occupancy Tenure
Figure 12: Blair 2012 Owner-Occupied Unit Value
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The distribution of Blair’s population into income levels as well as income source is
displayed in Figure 13. Blair’s median household income of $56,946 is well supported by
the distribution of population in higher income levels. Over 57.1% of Blair households
have income levels at, or above that of the Nebraska median household income of $50,723
in 2012. Showing a high level of income independence, over three-quarters of households
in Blair receive their income from earnings, rather than public assistance or personal
retirement savings.
Figure 13: Blair 2012 Household Income
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The relationship between income and housing is further explored in Figures 14 and 15.
The U.S. Census defines monthly housing costs as the total cost of owning or renting a
home; mortgage (rent), taxes, insurance, and utility costs. A monthly housing costs in
excess of 35% of household median income is considered to be a burden to the household.
Of owners, the median monthly cost of ownership was $1,315 in 2012. This represents
less than 1% of the estimated median home value and 27.7% of the monthly median
household income in the same year. 63.2% of households in Blair pay less than 25% of
their household income on housing costs. Any additional household income is beneficial
to the community. It is assumed that income not spent on housing can be applied towards
savings and other, more discretionary income that can benefit the community. Having such
a high percentage of households well below the burden level, is a positive indicator for the
economic potential of the community.
Figure 14: Blair 2012 Owner Housing Costs
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The monthly housing cost of renters paints a different picture in Blair. Nearly 50% of
renter households in Blair can be considered to be carrying a housing burden based on their
household income levels. Ideally, rental households in a community should be committing
much less of their income on housing expenses. There are many benefits for home
ownership including accumulation of wealth via an appreciable asset. High homeownership
rates also provide stability to residential neighborhoods. In order to make the transition
from renting to home ownership, residents must accumulate savings. Such a high ratio of
housing expenses compared to household income make the savings process very difficult.
Quality and affordable rental opportunities can be a large asset for a community. On
average, the median monthly housing costs for renters exceeded $675 in 2012.
Figure 15: Blair 2012 Renter Housing Costs
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[section 2.4]
ECONOMY & EMPLOYMENT
The connectivity to, and within, the Omaha MSA creates a wide range of employment
opportunities to Blair residents. Blair itself is representative of a diverse local economy.
The largest employment sector includes educational services, health care, and social
assistance jobs. While 2012 Census data likely does not reflect the true impact of the Dana
College closing in 2010, this still represents the largest employment sector, with almost
1,000 total employees. However, the three next largest employment sectors still contain
over 400 employees each;
• Professional, scientific, management, administrative, and waste
management services
• Transportation and warehousing, and utilities
• Manufacturing
All four of the top employment sectors experienced growth since 2000. The following
sectors experienced losses during the timeframe:
• Construction
• Wholesale trade
• Retail trade
• Information
• Arts, entertainment, recreation, accommodation and food services
• Other services, except public administration
• Public administration
Figure 16: Blair 2000-2012 Employment by Industry
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Figure 17: Blair 2012 Employment by Occupation Type
Figure 17 illustrates the types of jobs currently held by Blair residents. The employment
by occupation type is largely centered on Management, Business, Science and Arts. The
large majority of Blair residents work in professional, office settings. A smaller segment of
the population is employed in trades positions such as construction, manufacturing, and/or
logistics.
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Figure 18: Blair 2012 Commuting Times
The location of Blair within the Omaha Metropolitan Statistical Area influences the
commuting pattern of Blair’s workforce. The majority of the working population, almost
60%, works in or around Blair – commuting less than 15 minutes. However, a significant
portion of the population commutes 30 minutes or more – many of whom are likely to be
working in Omaha.
This relationship has many benefits, the greatest of which is that it allows Blair residents to
maximize their earning potential with access to many more employment opportunities than
could be supported by Blair alone. One downside is that the commuting population tends
to spend a greater portion of their income outside of their resident community. A higher
number of commuters generally have an impact on retail leakage to outside sources.
One advantage Blair can claim in this area is that it also has a large economic destination
in automobile sales. Auto sales in Blair have created an agglomeration economy. An
agglomeration economy is one that locates similar industries in close geographic proximity
in order to take advantage of pooled resources; infrastructures, suppliers, and/or customers.
The auto sales draw has a lot of spillover benefits to the community in attracting outside
customers within the community.
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Figure 19: Blair City Taxable Sales
As a city, Blair recovered well from a five-year recession, with taxable sales increasing
nearly 20% from 2011 to 2012. This period also coincides with the opening of the Walmart
Supercenter on Highway 30. The community utilized its resources more efficiently, posting
a $2,500 increase in sales tax per capita during the same period. During the 10-year period
of 2004 to 2013, Blair’s net taxable sales increased 30.0%. The national rate of inflation
(Consumer Price Index) increased 23.3% during the same ten year period.
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Figure 20: Blair Pull Factor
A city’s pull factor is a measure of the amount of dollars being spent within the city
compared to being spent outside of the city – whether by residents or visitors of that
particular city. The pull factor is a measure of the share of the overall market a city owns
compared to other opportunities in the region. A pull factor of 1.0 means an equal amount
is being spent within the city than outside of it. A pull factor greater than 1.0, or positive
pull, indicates that more dollars are being spent within the city than outside of it. A pull
factor of less than 1.0, or a negative pull, indicates a leakage of dollars being spent within
the city.
The pull factor trend line indicated in Figure 20 is a measure of Blair’s pull factor. During
the ten-year period from 2004 to 2013, Blair experienced volatility in pull factor, finally
peaking in 2012, coinciding with a respective increase in city taxable sales and sales per
capita.
Blair can continue to maintain a high retention of taxable sales by continuing to retain
local business from Blair residents as well as provide unique retail options to attract outside
shoppers into the community. The presence of several large-scale automobile dealerships
provides an opportunity to do just that. While auto sales do not account for local sales tax,
their presence in the community provides a powerful draw from regional shoppers, allowing
other local retailers to draw from the traffic.
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[section 2.5]
COMMUNITY FACILITIES & UTILITIES
Public Facilities and Utilities
State and local governments provide a number of services for their citizens. The people,
buildings, equipment and land utilized in the process of providing these services are
referred to as public facilities.
Public facilities represent a wide range of buildings, utilities, and services that are provided
and maintained by the different levels of government. These facilities are provided to insure
the safety, well-being and enjoyment of the residents of a jurisdiction, in this case, the city
of Blair. Facilities and services provide city residents with social, cultural, educational, and
recreational opportunities, as well as law enforcement and fire protection services designed
to meet the public need. It is important for all levels of government to anticipate the future
demand for their goods and services if they are to remain strong and vital.
The first step is to evaluate the ability of the city to meet existing and future demand
while determining the level of services that will need to be provided. The analyses of
existing facilities as well as the future demand for services are contained in this section.
Alternatively, in some instances, there are a number of services not provided by the
local or state governments but are provided by non-governmental, private or non-profit
organizations for the community. These organizations are equally important providers of
services to the community and therefore should not be overlooked.
Community Facilities
The Community Facilities component of the Blair Comprehensive Plan reviews present
capacities of all public and private facilities and services. This section evaluates the current
demands and accepted standards to determine whether capacity is adequate, as well as
determine what level of service is required to meet future demands within the planning
period. Finally, recommended improvements for community facilities and services that are
not adequate for present or future needs are provided.
The Community Facilities for Blair are divided into the following categories:
• Parks and Recreational Facilities
• Educational Facilities
• Fire and Police Protection
• City Buildings
• Communication Facilities
• Public Utilities
• Health Facilities
Parks and Recreational Facilities
Blair is a community well-endowed with active parks space and passive open space that
directly contribute to its touted quality of life. The existing park system is distributed
throughout the community and well connected by either existing or planned trails.
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“City parks can vary greatly in both size and the extent of features within them. To better
analyze how a community’s parks serve its needs, categories have been determined for
different types of parks. The categories are based upon a park’s size, features and purpose.”1
The Blair Parks Master Plan and Trails Update identifies four typologies of parks within
the community. The plan also cites that school yards and other more private uses may also
function as active park-space.
Pocket Parks & Urban Plazas
Pocket parks are generally one acre or less, and are often created to serve a special use of
specific purpose. These types of parks often include more intensive landscape plantings,
seating areas, and decorative lighting. They are not intended for active recreation, but
instead for passive recreation or commemoration of historic events. Pocket parks and urban
plazas are often placed in highly visible locations to serve as focal points for a community.
Examples of pocket parks and urban plazas in Blair are:
• Blair Mini-Park
• Veteran’s Tribute Plaza
Neighborhood Parks
Neighborhood parks are typically 5 acres or less in size and are intended to serve residents
who live within a ½ mile radius of the park. These parks often include playground
equipment, open areas for informal play, green space, and picnic facilities. Other features
that may occur within neighborhood parks may include splash pads, skate parks, specialty
gardens or other types of park improvements that may draw visitors from a larger portion
of a community.
Examples of neighborhood parks in Blair are:
• Rhoades Park
• Ridgeview Park
• Stemmermann Park
Community Parks
Community parks are typically larger than 10 acres and primarily serve residents who live
within a one-mile radius of the park. Community parks often include unique features that
serve portions of, or an entire community. Examples of these unique features include a
larger park containing a community’s swimming pool, indoor ice rink facility, or community
center. Community parks often have features that attract people to travel a longer distance
from home to these parks.
Examples of community parks in Blair are:
• Black Elk-Neihardt Park
• Optimists Park
• Ralph Steyer Park
1Blair Parks Master Plan and Trails Update; adopted February 2015, Big Muddy Workshop, Inc.
38 | BLAIR COMPREHENSIVE PLAN UPDATE
Special Use Parks
Parks classified as “special use parks” serve unique needs of
a community. This type of park doesn’t neatly fit within the
other park categories that are based on size and service radius.
Special use parks serve community-wide needs but may only
attract a smaller percentage of the overall community to them.
Community campgrounds, equestrian facilities, and sports
complexes are examples of special use parks.
Examples of special use parks in Blair are:
• Bob Hardy RV Park
• Veterans’ Memorial Ball Field
Below is a short inventory of existing park and recreation
amenities in Blair. In February, 2015 the city adopted a Parks
Master Plan and Trail Update, providing a detailed parks
inventory and documenting recommended improvements to
the local park and trail system. The following is a summary
of the parks and recreation inventory2:
Blair Mini-Park
The Mini-park is located at the west end of downtown at
the intersection of Washington Street (US 30) and North
19th Street (US 75). It provides an attractive focal point for
motorists passing through the community on either highway
and helps reinforce the attitude that Blair is a progressive
community with a high quality of life.
Black Elk – Neihardt Park
Black Elk – Neihardt Park at 80 acres is Blair’s largest park
with, a unique history and a series of major public art features.
The park includes the iconic “Tower of the Four Winds”
and four interpretive pedestals that include tile artwork that
interprets the writings of author John G. Neihardt. The park
is located near the city’s current western boundary, along a
series of ridgelines that provide visitors with broad, sweeping
views of the area’s rolling topography. Most of the park is
maintained in a natural state.
Two paved loop trails exist in the park. A number of natural
surface mowed trails exist throughout the park. These trails
connect to the paved trails providing visitors with additional
hiking opportunities. The park’s dramatic changes in
elevation create challenges in providing accessibility to all the
park’s features. The park is a site within the Blair Community
Arboretum system and contain a small playground and nine-
hole disc golf course.
Blair has a rich
horticultural heritage
that is unmatched in
most other Nebraska
communities.
Ralph Steyer, a
former city parks
employee, planted
a wide variety of
trees and shrubs
within Blair’s park
system. The park
named in Mr. Steyer’s
honor contains a
wide variety of
plant species and
is one of three
recognized sites of
the Blair Community
Arboretum.
The Blair
Community
Arboretum is
unique because it
is comprised of
five sites owned
by three different
organizations. Black
Elk - Neihardt Park,
Ralph Steyer Park,
and Rhoades Park
are owned by the
city of Blair. Arbor
Park Middle School
is owned by Blair
Community Schools.
The former Dana
Campus is owned by
Midland University,
in Fremont.
Blair Community
Arboretum
2Blair Parks Master Plan and Trails Update; adopted February 2015, Big Muddy Workshop, Inc.
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Bob Hardy RV Park
Bob Hardy RV Park provides visitors to Blair with a place to camp, using either recreation
vehicles (RV) or tents. The park is located just northwest of downtown at North 19th
(US 75) and Nebraska Streets, on the site of a former city ballfield. The concession stand
building for the former ballfield was converted to a restroom and shower house building
when the campground was constructed.
Cauble Creek Park
When the City purchased right-of-way for the section of the Cauble Creek Trail between
Hansen and College Drives, it purchased a small irregularly shaped lot that extends south
of College Drive, just west of North 24th Street. This lot includes a section of the creek
plus a flat area to the west. Currently the trail runs through this property, and there are a
number of mature trees scattered throughout the property and along the creek.
Lions Park
Lions Park is a classic neighborhood park with a large number of features. It is located
just north of downtown and serves as a community gathering space. A historic railroad
depot was relocated to the park’s southeast corner, and restored for use by the community.
The depot can be rented for public and private events. A large deck surrounds the depot,
providing a spill-out space from the interior spaces during nice weather. The deck on the
depot’s north side is wider and serve as a stage for open-air music performances. Two
additional open-air picnic shelters provide covered space for events. A playground and five
horseshoe pits are located near the center of the park. Large shade trees create a pleasant
“city square” setting. The Deerfield Lions Park Trail begins in the park, extending to
Blair’s northwest neighborhoods.
Optimists Park
Optimists Park is Blair’s connection to the historic and storied Missouri River. The park
provides boater access to the Missouri River and allows visitors to enjoy sweeping views of
its waters. The Jackson Street Trail will soon connect the park to the community, providing
multi-modal access to the park. When developed in the future, the California Bend site
immediately north of the park will provide visitors access to 185 acres of natural lands and
riverbank fishing opportunities.
Ralph Steyer Park
Ralph Steyer Park is an iconic city park serving the entire community. The Blair city
swimming pool is located within the park. The swimming pool was constructed in the
1930’s as a WPA project and renovated in 1999. Steyer Park includes two large picnic
40 | BLAIR COMPREHENSIVE PLAN UPDATE
shelters, two playgrounds, a skateboard park and an expansive
amount of green space with scattered picnic sites. The park is
one of the sites within the Blair Community Arboretum.
Rhoades Park
Rhoades Park is located on the southeast corner of South 19th
Street (US 75) and South Street. The highway makes a slight
curve by the park, making the park’s green lawns and trees
visually prominent to motorists. The Steyer Park Trail runs
along the south edge of the park, ending at the intersection of
Davis Drive and 19th Street. A metal pedestrian bridge spans
the creek, from the trail to the park.
Ridgeview Park
Ridgeview Park provides sweeping views of the Missouri
River Valley. The park site was once a landfill that was
later closed and covered with soil to create a ridge top park.
Existing parking stalls allow visitors to enjoy views of the
river valley without leaving their vehicles. The park includes a
small playground and a loop walkway with a bench.
Stemmermann Park
Stemmermann Park is located next to the Blair Youth Sports
Complex and provides recreational opportunities to sports
complex visitors, as well as neighborhood residents. The
City’s tennis courts in the park are used by Blair High School
for practice and varsity play. The park’s open spaces are used
for warm-up activities for teams playing on the nearby fields.
Teams also use the park’s shelters for picnics and snack times.
Veteran’s Memorial Ball Field
Veteran’s Field is the home field for Blair’s American Legion
baseball program. The facility is well-developed with little
room for expansion.
Veteran’s Tribute Plaza
Veteran’s Tribute Plaza is located at the east end of
downtown, at the intersection of Washington Street (US
30) and 13th Street (US 75). It provides an attractive focal
point for motorists passing through the community on either
highway, and commemorate the service and sacrifice that local
residents made in the Unites States Military. The plaza is
well developed and includes extensive landscape plantings, in
addition to memorial plaques and flagpoles. The parking lot at
the east end of the plaza is shared with the American Legion
Club, and is used for the community farmer’s market that
occurs during the summer months.
The city of Blair
furnishes limited
facilities for the
community’s organized
sports, and does not
provide any organized
sports programs. The
high school tennis
team program uses
Stemmermann Park’s
courts; and American
Legion baseball, the
YMCA, and Blair Cubs
baseball team uses
Veteran’s Memorial Ball
Field for some of their
programs. The remainder
of the city’s organized
sports programs relies on
non-city owned facilities
to provide a venue for
practice and games.
Several private and
non-profit organizations
provide youth and
adult sports programs
in Blair. Because the
Blair Cemetery and
Parks Department does
not have recreation
program staff, the
following groups
effectively function as the
community’s recreation
program providers. The
groups include:
• Blair American Legion
Baseball
• Blair Cubs Baseball
• Blair Little League
• Blair Soccer Association
• Blair Youth Football
Association
• Blair Youth Softball
• Blair YMCA
Local Sports
Programming
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Trails
Trails provide a dual-service
as both an amenity for
recreation as well as a viable
transportation option. Trails
can be best-served when well
connected with residential
subdivisions, employment
centers, and other community
facilities. The Blair Parks
Master Plan & Trails
Update, adopted in February
2015 provides a detailed
inventory of the existing
trail system components and
recommended improvements.
Six trails of community-
wide significance have been
completed. The following is a
summary of the existing trail
system components.
1. The Deerfield Lions Park Trail begins in the southeast corner of Lions Park and
extends northwest, connecting Lions Park to Arbor Park Middle School, the new city
library site, Deerfield Elementary, and two trailheads within the Deerfield Subdivision.
2. The Cauble Creek Trail begins at Nebraska and North 23rd Streets and extends west to
Hansen Drive, before turning to follow Cauble Creek to US Highway 75. The trail crosses
the highway and joins to the Deerfield Lions Park Trail. It provides students attending
Deerfield Elementary an option to walk or ride their bicycles to school. Currently, trail
visitors cross US 75 at the marked pedestrian crossing.
3. The Lincoln Highway Trail was constructed as a part of the reconstruction of US
Highway 30, from Washington Street south to near the US 30 and NE 133 roundabout.
This trail provides a non-motorized transportation option for residents to access the
businesses along this retail and commercial corridor.
4. The Steyer Trail begins at Rhoades Park on South 19th Street, extends east to Veteran’s
Memorial Ball Field and ends at South 13th Street. This trail passes along the northern
edge of Ralph Steyer Park, between 18th and 16th Streets.
5. The fifth major trail project, which is unnamed, includes portions of several of the
proposed trails, to create a continuous trail that begins at South Street and South 13th
Street and runs south to Wilbur Street. The trail turns east and runs along Wilbur, passes
the YMCA, and turns north then following South 10th Street to Grant Street. The Grant
Street portion of the trail extends west to 11th and extends east ending at about 6th Street.
42 | BLAIR COMPREHENSIVE PLAN UPDATE
6. Jackson Street Trail is an incomplete trail that extends east form North 10th and
Jackson Streets to the eastern edge of the Blair Cemetery. This trail runs along the
southern edges of Stemmermann Park and the Youth Sports Complex. A portion of trail
was completed along 10th Street between Washington and Nebraska Streets, leaving two
two-block segments required to connect the Jackson Street Trail to the South 10th Street
segment of trail that begins at Grant Street.
Two additional trail projects are to be implemented in 2015. The first, a Safe Routes to
School project, will improve safety of trail visitors crossing US 75 on the Cauble Creek
Trail. A section of trail will be added, allowing people to cross US 75 at the traffic signal
at Deerfield Boulevard. This will enhance the trail’s attractiveness for both students and
recreational trail visitors.
The second, larger project will extend the Jackson Street Trial east to Optimist Park along
the Missouri River. This trail project is tied to a number of other public works projects,
which involve the replacement of the bridge over Fish Creek (Cameron Ditch) and flood-
proofing the city’s water and wastewater treatment plants. When finished, this project
creates a very important pedestrian and bicycle connection form the central portion of Blair
to its eastern edge.
Regional Attractions, Parks and Recreational Opportunities
There are several other parks and outdoor recreational areas in the Blair area for residents
and visitors to enjoy:3
• Boyer Chute National Wildlife Refuge › 3720 Rivers Way, Fort Calhoun, NE
• Camp Fontanelle › 9677 County Rd 3, Fontanelle, NE
• DeSoto National Wildlife Refuge › 1434 316th Ln, Missouri Valley, IA
• Fort Atkinson State Historical Park › 201 S. 7th Street, Fort Calhoun, NE
• Jackson’s Buffalo Farm › 2412 County Road 35, Omaha, NE
• Pheasant Bonanza › 3097 County Road O, Tekamah, NE
• Riverview Park › 10022 Riverside Lane, Blair, NE
• Silvercreek Hill Vineyards & Winery › 3130 County Road M, Tekamah, NE
• Skinny Bones: Pumpkin Patch & Corn Maze › 3935 Hwy. 133 Blair, NE
• Santa’s Woods › 3764 Hwy. 133 Blair, NE
• Strohm Vineyards › 2207 County Road 45, Fort Calhoun, NE
• Too Far North › 111 N. 14th Street, Fort Calhoun, NE
• Washington County Historical Museum › 102 N 14th Street, Fort Calhoun, NE
Golf Courses
River Wilds Golf Club is an 18 hole, par 71 public course just north of Blair at 14002 US
Highway 75. The Omaha Metro also provides several public and private courses for play
within a short drive of the Blair community.
3http://blairnebraska.com: Attractions
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Educational Facilities
Early Childhood Programs
Blair Public Schools offers the “Blair Community Schools Early Childhood Preschool
Program”. Located at 1653 Colfax, the program’s goal is to provide a high quality early
childhood experience to prepare children for Kindergarten.4
Public Schools
The Blair Public School system consists of seven schools throughout the community.
Facilities include one high school, two middle schools, and five primary schools. The
district offices are located at 2232 Washington Street.
The district is well poised to serve population growth, with 2014-2015 enrollment at
77% of total design capacity for all facilities. Currently the middle school is the facility
operating with the highest enrollment to capacity ratio. In the 2014-2015 school year,
Otte Middle School was at 91% of designed capacity. The school system demonstrates the
flexibility to shift enrollment grade levels at each facility to best-serve student population
shifts.
Figure 21: 2014-2015 School Year Enrollment and Capacity in Blair Public Schools
School Name 2014-2015
Grade Levels
2015-2016
Grade Levels
Enrollment Capacity
Blair High School 9-12 9-12 709 900
Gerald Otte Blair Intermediate School 6-8 6-8 548 600
Blair Arbor Park School 4-5 3-5 351 500
Blair North Primary School K-3 K-2 169 198
Blair South Primary School K-3 K-2 172 176
Blair West School --81 154
Deerfield Primary School K-3 K-2 222 380
Total 2,252 2,908
4http://www.blairschools.org
44 | BLAIR COMPREHENSIVE PLAN UPDATE
Figure 22: Blair School District Map
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Figure 23: Regional Post-Secondary Institutions
Post-Secondary Education
There are numerous educational opportunities in the Omaha, Lincoln, and regional areas
for post-secondary education in just about any field of study. Below are a few of the larger
enrollment institutions in close proximity of Blair offering a wide variety of disciplines for
their students.
Facility Location Full-Time
Enrollment
Miles from
Blair
University of Nebraska at Omaha Omaha, NE 12,073 21
Creighton University Omaha, NE 5,370 22
University of Nebraska Medical Center Omaha, NE 2,815 22
Metropolitan Community College Omaha, NE 12,236 19
Bellevue University Bellevue. NE 7,139 30
Iowa Western Community College Council Bluffs, IA 5,344 26
University of Nebraska-Lincoln Lincoln, NE 20,702 70
Nebraska Wesleyan Lincoln, NE 2,072 64
Southeast Community College Lincoln, NE 6,591 88
Wayne State College Wayne, NE 2,780 84
Northeast Community College Norfolk, NE 2,343 89
Midland University Fremont, NE 1,288 23
Doane College Crete, NE 1,113 98
Fire and Police Protection
Fire and Rescue
The City of Blair is served by a volunteer fire and rescue department. The department has
two districts served by independent stations; South Station is located at 16th and Lincoln
Streets and North Station is located at 19th and Nebraska Streets.
The Department leadership consists of officers of the following rank:
• Fire Chief
• 1st Assistant Chief
• 2nd Assistant Chief
• Four District Captains
• Rescue Chief
• Two District Rescue Captains
• Cargill Liason
46 | BLAIR COMPREHENSIVE PLAN UPDATE
Figure 24: Fire District Map
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Law Enforcement
The city of Blair Police Department provides law enforcement and emergency service
in the community. The Department currently consists of seventeen sworn officers. The
Department office is located at 1730 Lincoln Street.
The Department supports community safety with a number of support programs
including;
• Blair Area Crime Stoppers
• Canine Program
• Citizen Police Academy
• Optimist Bicycle Rodeo
• School Resource Officer
Blair Animal Control and the Jeannette Hunt Animal Shelter are divisions of the Blair
Police Department. Animal Control enforces city ordinances relating to animals. These
ordinances prevent or minimize nuisances caused by improper or irresponsible care of
animals.
The Jeannette Hunt Animal Shelter promotes responsible pet ownership and the health and
safety of the residents of Blair. The shelter provides temporary lodging and emergency
veterinary care for lost or stray animals and opportunities for animal adoption. The shelter
is located at 145 S. 4th Street.5
The Blair Police Department has a mutual aid agreement with the Washington County
Sheriff. The Washington County Sheriff’s Department is located in the county courthouse
at 1535 Colfax Street, Office 13. The Sheriff’s Department staffing is structured into
five divisions with 47 full-time, six part-time employees, and four reserve deputies. The
Sheriff’s office has a Chief Deputy, three Captains, one Lieutenant, four Sergeants, one
Jail Sergeant, and four office employees. The Washington County Sheriff’s Department
provides law enforcement outside of municipal corporate limits in Washington County, and
by contract for smaller communities within the county.6
5http://www.blairpolice.org6http://www.washcountysheriff.org
48 | BLAIR COMPREHENSIVE PLAN UPDATE
City Buildings
City Hall
City Hall is located at 218 S. 16th Street. Offices located at City Hall include the Mayor’s
Office, City Finance Department, City Supervisor/Building Inspector, and the Utility
Department.
City Hall also houses a large community room which the Blair City Council uses for
meetings. The community room is used by various elected and appointed bodies for regular
meetings and special events. City Hall is currently serving the needs of the community but
as the city continues to grow so will its administrative needs.
City Maintenance Facilities
The city’s streets and utilities building is located on the east side of town, at 341 Grant
Street. This building houses maintenance equipment and staff.
Public Libraries
The current Blair Public Library Building is located at 210 S. 17th Street. The facility is
open to the public six days a week at various hours. A new library facility is planned for
construction in the Deerfield addition in the northwest portion of the community. At this
point the existing library building will be available to the city or put on the market for
private purchase.
The Blair Public Library is funded through tax dollars from the citizens of the city of
Blair. To supplement the budget the library applies for federal and state grants and aid and
receives gifts from civic groups and individuals.7
The Danish American Archive and Library is located at 1738 Washington Street, in
downtown Blair. The Archive contains the country’s largest and broadest collection of
materials relating to the life experience, cultural heritage and vital contributions to North
America of the people of Danish extraction.8
7www.libraries.ne.gov/blair/about-us 8www.danishamericanarchive.net
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Service Providers Natural
Gas Electric Cable
Television Telephone Internet Water &
Sewer
Black Hills Energy X
American
Broadband X X X
Omaha Public
Power District
(OPPD)
X
City of Blair X
Communication and Utility Services
Table 1: Service Providers for the City of Blair
Table 2: Radio Stations Available in Blair
Table 3: Broadcast Television Stations Available in Blair
Strongest AM and FM Stations
KKAR 1290 AM KFAB 1110 AM KOIL 1020 AM
WHO 1040 AM WHB 810 AM KRVN 880 AM
KKYY 101.3 FM KMLB 88.1 FM KGOR 99.9 FM
KEZO 92.3 FM KDCV 91.1 FM KQKQ 98.5 FM
KQCH 94.1 FM KIWR 89.7 FM KSRZ 104.5 FM
KVNO 90.7 FM KEFM 96.1 FM KKCD 105.9 FM
KBLR 97.3 FM KVSS 88.9 FM KIOS 91.5 FM
KLTQ 101.9 FM KXKT 103.7 FM KRQC 93.3 FM
KGBI 100.7 FM KFMT 105.5 FM
Strongest Broadcast Stations
KMTV: Channel 03 KETV: Channel 07 K68AV: Channel 68
KYNE: Channel 26 WOWT: Channel 06 KVSS: Channel 67
KUON: Channel 12 KPTM: Channel 42 KXVO: Channel 15
K21ES: Channel 21 K54EU: Channel 54 K61GA: Channel 61
KKAZ: Channel 24 KOHA: Channel 65 CITY CABLE: Channel 99
50 | BLAIR COMPREHENSIVE PLAN UPDATE
Newspapers
Listed below are the various newspapers serving the residents of Blair and surrounding
area.
• Omaha World Herald (daily)
• Lincoln Journal Star (daily)
• Washington County Enterprise and Pilot Tribune (weekly)
Public Works
The City of Blair currently provides the following public services to its residents:
• Water treatment, distribution and storage
• Sanitary sewer collection and treatment
• Street maintenance
The purpose of the Public Works Department is to promote and oversee the operation,
construction, and maintenance of the city’s infrastructure. The Public Works Department
is overseen by the Director of Public Works and Public Works Superintendent positions.
These positions oversee both the Street Department and the Utilities Departments. The
Street Department consists of six full-time staff; including one supervisor, one assistant
supervisor, and four laborers. The Street Department is responsible for maintenance of
more than 130 miles of streets.9 The Utilities Department consists of four full-time staff;
including one supervisor. The Utilities Department oversees construction and maintenance
activity for the city Water and Sewer systems.
Water System
The city of Blair currently owns and operates their public water system. The public water
system consists of a surface water intake at the Missouri River, a lime-softening treatment
facility with three clearwells, an elevated storage tank, two ground storage tanks and
an integral distribution system serving the entire city of Blair and several private areas
outside the corporate limits (including the Washington Country Rural Water System #2
which is operated by the Papio-Missouri River Natural Resources District (PMRNRD)).
The water treatment facility is located at 742 Fairview Drive and the elevated water storage
tank is located on the southwest corner of the intersection of Highway 133 and County
Road P26, one ground storage tank located in Black Elk Park and another ground storage
tank located south of South 17th Avenue. The rated capacity of the water treatment
facility is 20 million gallons per day (MGD). Currently, the water supply system for the
city is capable of adequately supplying water to its consumers and has available capacity
for growth. The plant is staffed by seven full-time staff; including one supervisor and six
operators. The water treatment plant capacity is broken down to 15.5 MGD for Cargill
Campus and 4.5 MGD for all other Blair water customers.
Sewer Collection and Treatment
The city of Blair owns and operates a sanitary collection system and wastewater treatment
facility. The wastewater treatment plant is located at 850 Fairview Drive and consists of
an activated sludge mechanical treatment facility. This includes a headworks structure
with flow measurement, screening and a lift station, primary clarification, activated sludge
9http://www.blairnebraska.org/1302/Street-Department
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treatment basins, final clarification, chlorine contact disinfection and anaerobic sludge
digestion. The plant is staffed by two full-time professionals; including one supervisor and
one operator. The rated capacity of the wastewater treatment facility is approximately 2
million gallons per day (MGD). Currently, the wastewater treatment facility is operating at
I MGD which is well under the original design conditions and has capacity for growth.
Solid Waste Collection
All residents living within the city limits are required to obtain solid waste services from a
licensed Solid Waste Hauler. All Solid Waste Haulers removing waste from the city limits
of Blair, including haulers who drop off and pick up dumpsters, are required to dispose
of all waste in the Douglas County Landfill and obtain from the City Clerk’s office a Solid
Waste Transporter’s License prior to collecting solid waste within the city limits of Blair.
The Douglas County Landfill is located at 13505 N. 216th Street outside of Bennington.
Below is a list of the current Solid Waste Haulers licensed in Blair:
Residential & Commercial Haulers
• Abe’s Trash Service, Inc.
• Waste Connections, dba Papillion Sanitation
• Weekly Pickup Service, Inc.
Commercial Only Haulers
• Waste Management of Nebraska
Dumpster Haulers
• ASAP Containers
• Blair Roll Off Container Corp.
• Clean Up Containers
• Containers To Go
• CSG Containers
• Deffenbaugh Industries, Inc.
• Got Trash?
• Its Got To Go
• MAC Containers, Inc.
• McKinnis Roofing
• Quality Containers, Inc.
• R & J Haulaway, dba U-Fill-It
• S2 Roll Offs, LLC
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Health Facilities
One of Blair’s largest community assets is the availability of local medical services and
facilities. The consensus from public input has been that most necessary medical services
are available locally, limiting the number of trips outside the community for medical and
health concerns.
Hospital
Memorial Community Hospital and Health System is located at 810 N. 22nd Street.
The medical staff serves the residents of Washington and Burt counties by providing
primary care services at the Blair Clinic, on the main campus, and through outreach clinics
in surrounding communities. The Specialty Clinic hosts more than 30 physicians practicing
in a wide range of specialties from allergies and asthma to urology and pulmonology.
Surgical services are offered in orthopedics, ophthalmology, urology, podiatry, OB/GYN,
ear nose and throat (ENT), and general surgery.
Assisted Living Centers
Assisted and senior living centers are a huge amenity for a community’s sustainability.
Providing housing choice for retired, elderly, or handicapped individuals is vital to
community growth of all ages.
Carter Place › 1028 Joann Drive
Carter Place offers assisted living, respite care, short-term stays, and urgent placement
services. Professional nursing staff is on duty 24 hours per day. All staff receives ongoing
education and training.
Crowell Memorial Home › 245 S. 22nd Street
Crowell Home is a Medicare/Medicaid certified facility offering full continuum care.
Crowell Home houses a secured unit, 18 assisted living apartments, and eight independent
living apartments.
http://www.teamtsp.com/portfolio-items/memorial-community-hospital-health-system-additionrenovation/.com/
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Good Shepherd Lutheran Community › 2242 Wright Street
Good Shepherd is a licensed 84-bed skilled nursing facility where medical care, skilled
nursing care, rehabilitation, or related services and treatments are provided for a period
of more than 24 consecutive hours. The facility also contains housing units for memory
support and Alzheimer’s Care, assisted living, subsidized housing, independent apartments,
and child development care.
Pharmacies
A number of pharmacy options are available locally:
• Walgreens Pharmacy › 1260 Washington St.
• Health Mart Pharmacy › 238 S. 8th St.
• Walmart Pharmacy › 1882 Holly St.
Dental
Local dentist options include:
• Heartland Family Dentistry › 261 S. 19th St.
• Blair Dental Clinic › 138 S. 17th St.
• Coulter Herbert DDS › 1904 South St., #103
Physical Therapy
Physical therapy offices in Blair include:
• Nannen & Harte Physical Therapy › 636 N. 20th St.
• Horizon Spine Rehabilitation › 1255 South St.
• Memorial Community Hospital and Health System › 810 N. 22nd St.
Chiropractic
Local chiropractic offices include:
• Hansen Chiropractic Wellness Center › 1454 Colfax St.
• Blair Chiropractic Center › 1526 Washington St., #A
• Japp Chiropractic › 650 S. 19th Street
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[section 2.6]
EXISTING LAND USE
The purpose of examining the current land use of a community is to establish an
understanding of the previous growth and development of the community while analyzing
the compatibility with adjacent land uses. Existing land uses are defined by how a specific
parcel of land is being utilized, and does not take into account future land use or current
land ownership.
Existing Land Use Categories
The number and type of land uses found in a community is constantly evolving to meet
the demands of local residents and the regional economy. The success and sustainability
of a community is directly influenced by the manner in which available land is utilized and
incorporated into the city.
Typically older Midwest communities are characterized by a fixed pattern of land use
influenced by the consistency of their rural settings and abundant availability of relative
economical land. However, Blair anticipates increasing levels of growth and development
pressures from the Omaha metro and has seen the region transform from a rural setting to
an extension to an urbanized extension of the larger city. The existence of the Highway
133 and 75 corridors provide even more opportunities for development.
The opportunities that result from these external forces can create impacts upon the
community and its residents and will significantly impact how and where Blair grows in the
future. Based on community priorities, the city must balance community growth outward
on the periphery with infill development and redevelopment. This will protect and enhance
existing historic neighborhoods as well as maintain the communities connectivity and
walkability.
Residential - Single Family 42.16%
A parcel of land with a residential structure occupied by one family, such as a traditional
home on its own lot, surrounded by yards on all sides.
Residential - Multi-Family 1.56%
A parcel of land containing a structure being utilized by two or more families within a same
structure.
Commercial 10.14%
A parcel of land containing a commercial business use which may sell a good or a service
Industrial 9.67%
A parcel of land containing a commercial use involved in manufacturing, packing, storage,
or assembly of products.
Public/Quasi-Public 11.58%
A parcel of land owned, maintained, or controlled by a federal, state, or local governmental
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entity, which may be available for public use. The parcel may contain a use that is generally
under the control of a private, religious, or non-profit entity that provides a social benefit to the
community as a whole.
Agricultural 7.64%
A parcel of land that is not intended for development and is currently used for low intensity
agriculture uses.
Vacant/Environmental 9.59%
A parcel of land that is undeveloped, whether by intention or environmentally restricted by
hydrology, terrain, or access.
Parks and Recreation 7.33%
A parcel of land containing public or private land available for recreational, educational,
cultural, or aesthetic use.
Existing Land Use Analysis
Like most communities, the vast majority of Blair’s land use is dedicated towards single-
family residential parcels. However, as the community looks to develop additional housing,
it must remain cognizant of the resources an infrastructure commitment that comes with
continued development of single-family residences. In order to maintain Blair as a compact,
connected, and walkable community, leaders must maintain a commitment towards density and
redevelopment opportunities.
The most glaring issue of land use in the Blair corporate limits is an overall lack of residential
multi-family land uses. In this case, multi-family land use incorporates any residential parcel
that contains more than one household. Duplexes and apartment complexes are included in this
category. For a community with a great need for new housing development, multi-family units
could be an efficient investment; utilizing minimal land availability to achieve a high number of
housing units.
The nearly 10% of vacant land within the city of Blair can largely be attributed to
undevelopable land via topography or hydrology issues. However, there are a number of not-
yet-developed residential and industrial lots. While a small number of vacant lots provide
ample shovel ready development sites, city leaders should prioritize utilizing available lots to
their maximum development potential.
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Figure 25: Existing Land Use Map
58 | BLAIR COMPREHENSIVE PLAN UPDATE
[section 2.7]
ENVIRONMENTAL CONDITIONS
Wellhead Protection Areas
The Nebraska Department of Environmental Quality (NDEQ) regulates groundwater
quality and quantity. The NDEQ helps assist local municipalities with protecting their
drinking water supply with the development of the Nebraska Wellhead Protection (WHP)
Program. In 1998, Nebraska Legislature passed LB 1161 (Neb. Rev. Stat. §46-01501 to 16-
1509) authorizing the Wellhead Protection Area Act.
Wellhead Protection Areas were delineated with community safety in mind. Both
subdivision and municipal wells serve its populations and pose a larger threat to public
safety if contaminated. The ultimate goal of the WHP Program is to protect land and
groundwater surrounding public drinking water supply wells from contamination.
The Wellhead Protection (WHP) Program provides the following in accordance with
federal laws:
1. Duties of the governmental entities and utility districts
2. Determines protection area
3. Identifies contamination sources
4. Develop a contaminant source management program
5. Develop an alternative drinking water plan
6. Review contaminated sources in future wellhead areas
7. Involve the public
The approaches of Nebraska’s Wellhead Protection (WHP) Program are to:
1. Prevent the location of new contamination sources in Wellhead Protection
Areas through planning.
2. Minimize the hazard of existing contamination sources through management.
3. Provide early warning of existing contamination through ground water
monitoring.
The Wellhead Protection Area is a defined region with restrictive land use regulations
to prevent potential contaminants from locating in the sensitive area. The boundaries
are delineated by a time of travel cylindrical displacement calculation. The boundary is
mapped by the Nebraska Department of Environmental Quality (NDEQ) so communities
can apply zoning regulations to the district.
Though Blair’s water source is the Missouri River, portions of the city and its
corresponding zoning jurisdiction contain Wellhead Protection Areas for jurisdictions other
than the city of Blair. The city of Blair will continue to recognize area wellhead districts
with the specific wellhead protection zones and appropriate zoning methods. Additional
education for policy makers and area land owners may be needed to stress the importance
of protecting Blair-area water sources. Additional information on groundwater protection
can be found at the Nebraska Department of Environmental Quality and the following
website:
• Nebraska Wellhead Protection Network › http://www.groundwater.org/
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Figure 26: Wellhead Protection Areas Map
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100-Year Floodplain
The city of Blair’s floodplain derives primarily from the Missouri River to the city’s east.
A floodplain includes the floodway, one percent annual chance of flooding event, and .2
percent annual chance of flooding event. Through the Federal Emergency Management
Agency’s (FEMA) Flood Hazard Mapping Program (FHMP), and the Risk Mapping
Assessment and Planning (MAP), FEMA identifies flood hazards, assesses flood risks, and
partners with states and communities to provide accurate flood hazard and risk data to
guide them to mitigation actions.
Floodway Floodway
Fringe
Floodway
Fringe
Channel
100-Year Floodplain
Floodway
As FEMA defines, a floodway is not only the existing water channel but also “other
watercourse and the adjacent land areas that must be reserved in order to discharge
the base flood without cumulatively increasing the water surface elevations more than a
designated height. Communities must regulate development in these floodways to ensure
that there are no increases in upstream flood elevations.”
1% Annual Chance of Flooding
The one percent chance of annual flooding is commonly known as the “100-year
floodplain.” This describes an area where a one percent chance of flooding may occur
annually within the boundary. This area is mapped by categories 1%-A and 1%-AE. Both
are considered within the 100-year floodplain. 1%-AE areas are considered to be more
precise, including Base Flood Elevations (BFE’s), whereas 1%-A areas are determined using
approximate methodologies.
0.2% Annual Chance of Flooding
Two-tenths of one-percent chance of annual flooding is commonly known as the “500-year
floodplain.” In these areas there lies a two-tenths of one-percent chance of flooding in any
given year.
Floodplain Map
A floodplain map is a fluid document. The areas indicated are often updated as FEMA
updates their studies. Amendments to hazard areas may not be represented on this map.
Property owners within or near floodplain boundaries have options. Owners may submit
a Letter of Map Change if they believe their property has been inadvertently mapped in
Special Flood Hazard Areas. Property owners near the boundaries may want to verify
that their property is not within a special flood hazard area when developing or selling the
property to avoid infringing upon the hazardous zones or affecting nearby properties.
Table #: Floodplain Section Diagram
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Figure 27: Floodplain Map
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[section 2.8]
ENERGY ELEMENT
Energy plays a crucial role in nearly every aspect of our lives. It is used to grow our food,
to move us from place to place, to light our homes, and to make the products we buy. The
vast majority of our energy is currently supplied by fossil fuels. Federal regulations are
tightening emission rules for power plants, thus increasing the cost of using fossil fuels.
By planning for energy, Blair could save money, have a more resilient economy, conserve
natural resources, and be better prepared for the future.
Nebraska Energy Policy Overview
Nebraska Legislation LB997
In 2010, Nebraska Legislators passed LB 997 requiring all municipalities, with the
exception of villages, to adopt an energy element into their comprehensive plan. Energy
elements are required to have three components:
1. Energy infrastructure and energy use by sector
2. Utilization of renewable energy sources
3. Energy conservation measures that benefit the community
The following energy element is included within Blair’s Comprehensive Plan in order to
fulfill the requirement of LB 997.
Nebraska Energy Plan
The 2011 Nebraska Energy Plan outlines 14 strategies for the state to consider in meeting
the following objectives:
1. Ensure access to affordable and reliable energy for Nebraskans to use responsibly
2. Advance implementation and innovation of renewable energy in the state
3. Reduce petroleum consumption in Nebraska’s transportation sector
These strategies include:
• Continue support of Nebraska’s unique public power system
• Increase opportunities for demand-side energy management and energy
efficiencies
• Maximize the investment in Nebraska’s coal plants
• Expand Nebraska’s nuclear power generation capacity
• Increase opportunities for industrial and municipal waste-to-energy projects
• Optimize the use of Nebraska’s water resources for hydroelectric power generation
• Improve municipal water and wastewater management strategies and water quality
• Continue building Nebraska’s wind energy through public-private partnerships
• Increase opportunities for methane recovery from agricultural and community
biomass resources
• Increase opportunities for woody biomass in Nebraska
• Support distributed generation of renewable technologies
• Increase ethanol production, blended and delivered across Nebraska and to
markets outside the state
• Increase development and use of other alternative fuels
• Diversify and expand opportunities for renewable diesel in Nebraska
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Nebraska Energy Code
Under §§81-1608 to 81-1616, the State of Nebraska has adopted the International Energy
Conservation Code as the Nebraska Energy Code. Any community or county may adopt
and enforce the Nebraska Energy Code or an equivalent energy code. Blair has adopted the
2009 International Energy Conservation Code. The purpose of the Code, under §81-1608,
is to insure that newly built houses or buildings meet uniform energy efficiency standards.
The statute finds that:
there is a need to adopt the International Energy Conservation Code in order (1) to ensure
that a minimum energy efficiency standard is maintained throughout the state, (2) to
harmonize and clarify energy building code statutory references, (3) to ensure compliance
with the National Energy Policy Act of 1992, (4) to increase energy savings for all
Nebraska consumers, especially low-income Nebraskans, (5) to reduce the cost of
state programs that provide assistance to low-income Nebraskans, (6) to reduce the amount
of money expended to import energy, (7) to reduce the growth of energy consumption,
(8) to lessen the need for new power plants, and (9) to provide training for local code
officials and residential and commercial builders who implement the International Energy
Conservation Code.
The Code applies to all new buildings, as well as renovations of or additions to any existing
buildings. Only those renovations that will cost more than 50 percent of the replacement
cost of the building must comply with the Code.
In Blair, when you apply for a building permit for a new home or commercial building
you must show that your building will comply with the Energy Code by submitting a
Compliance Certificate. This certificate can be generated by using free software programs
developed by the U.S. Dept. of Energy.
For residential: REScheck can be downloaded at www.energycodes.gov/rescheck
For commercial: COMcheck can be downloaded at www.energycodes.gov/comcheck
Nebraska Legislation LB436 - Net Metering
The Nebraska Legislature passed LB436 which allows for net metering. Net metering is the
process in which a citizen has the opportunity to generate their own energy and send excess
energy onto the grid. The utility company purchases the excess energy from the customer
through credits. Net metering was found to be in the public interest because it encourages
customer-owned renewable energy sources. Net metering can stimulate the economic
growth, encourage diversification of the energy resources used, and maintain the low-cost,
reliable electric service for the State of Nebraska.
Blair’s electricity provider, Omaha Public Power District (OPPD) has offered net metering
since 2009. OPPD allows net metering for any consumer that has a qualified generator
using methane, wind, solar, biomass, hydropower or geothermal energy with a total capacity
of 25 kilowatts or less. As of December 31, 2013, OPPD had 44 qualified facilities with
total generating capacity of 280 kilowatts. In 2013, the total estimated amount of energy
produced by these customer generators was 368,883 kilowatt-hours, and the net received
from them was 4,436 kilowatt-hours.
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Solar and Wind Easements and Local Option Rights Laws
Nebraska’s easement provisions allow property owners to create binding solar and wind
easements in order to protect and maintain proper access to sunlight and wind. Counties
and municipalities are allowed to develop zoning regulations, ordinances, or development
plans that protect access to solar and wind energy resources. Local governing bodies may
also grant zoning variances to solar and wind energy systems that would be restricted
under existing regulations, so long as the variance is not substantially detrimental to the
public good.
For summaries of additional programs, incentives and policies in Nebraska visit the
Database of State Incentives for Renewables & Efficiency (DSIRE) website: http://www.
dsireusa.org/incentives/index.cfm?re=0&ee=0&spv=0&st=0&srp=1&state=NE
Energy Infrastructure
As seen in Figure 28, Blair’s electricity provider is OPPD. OPPD has a generating capacity
of 3,237 megawatts (MW). OPPD has 15,567 miles of electric line across southeast
Nebraska. The closest power plant to Blair is the Fort Calhoun Station 478.6 megawatt
(MW) nuclear power plant. Black Hills Energy provides the natural gas for Blair.
Figure 28: OPPD Service Area Map
7http://www.oppd.com/about/service-area/
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Figure 29: Energy Sources in OPPD’s Generation Mix
Figure 29 shows the mix of energy resources that OPPD uses to generate electricity.
Fossil fuels (coal, natural gas, and oil) are the energy source for 72% of OPPD’s electricity
generation. Using fossil fuels for electricity generation results in carbon emissions. Twenty-
eight percent of OPPD’s energy sources produce little to no carbon dioxide emissions
(nuclear, wind, hydro, landfill gas). As concerns for air quality increase, there will likely be a
push to rely on low carbon dioxide emitting technologies for energy.
Currently, 13.7% of OPPD’s electricity is generated from renewable energy sources, most
of which comes from wind. In May 2014, OPPD customers began using 200 megawatts
(MW) of wind generation from Nebraska’s newest wind farm, Prairie Breeze. Within the
next few years, OPPD will begin buying the output of the 400-MW Grande Prairie Wind
Farm near O’Neill, Nebraska. OPPD estimates about 30 percent of its retail generation will
then come from renewable sources. Still, if it makes economic sense and fits into OPPD’s
generation portfolio, more wind could be purchased.
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Energy Sources in OPPD’s Generation Mix
45.9%14.3%22.4%11.0%3.7%2.5%0.2%
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Data specific to Blair was not available prior to 2012, therefore statewide electricity
consumption is used in order to establish a trend. As seen in Figure 30, electricity
consumption has consistently and significantly increased in all sectors for the past 50 years.
As electrical consumption increases, OPPD and other public power districts will need to
increase capacity and improve infrastructure. Rates for electricity would increase in order to
pay for improvements. It is in both the consumer and the public power district’s interest to
increase energy efficiency to stabilize electricity consumption.
Energy Use
Electrical consumption and expenditure data for the city of Blair was gathered from OPPD.
Data was not available prior to 2012. Tables 5 and 6 show Blair’s electricity consumption in
kWh and electricity expenditures in dollars. Electricity consumption was relatively stable
from 2012 to 2013. The residential and industrial sectors saw consumption increase slightly
in 2013; while commercial and street lighting consumption decreased slightly.
Most sectors spent more on electricity in 2013 than in 2012, as total expenditures increased
nearly 5%. Residential, commercial, and industrial sectors increased by 8.41%, 2.99%, and
11.92% respectively. Effects of recent investments in LED street lights are starting to show
as street lighting expenditures decreased over 33% from 2012 to 2013.
Many factors affect electricity consumption and expenditures including: use patterns,
weather, economics, and population change. For example, an unusually hot summer will
cause an increase in electricity consumption for air conditioning. Although things such
as the weather are uncontrollable, there are certain things Blair can control. Within this
energy element are strategies Blair can use to increase energy efficiency, so that less money
is spent on electricity and more money in the local economy.
Sector 2012 2013 % Change
Residential 36,078,239 36,991,116 2.53%
Commercial 51,773,210 50,764,772 -1.95%
Industrial 8,582,400 8,840,160 3.00%
Street Lighting 702,662 694,354 -1.18%
Total 97,136,511 97,290,402 0.16%
Sector 2012 2013 % Change
Residential $3,647,608.30 $3,954,371.52 8.41%
Commercial $4,022,905.20 $4,143,190.35 2.99%
Industrial $472,111.32 $528,387.35 11.92%
Street Lighting $206,246.48 $136,786.62 -33.68%
Total $8,348,871.30 $8,762,735.84 4.96%
Table 5: Blair Electrical Consumption by Sector in kWh
Table 6: Blair Electrical Expenditures by Sector in Dollars
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Figure 31: Average Home Heat Loss
Figure 30: Electricity Consumption by End-Use Sector
Opportunities for Energy Conservation
Buildings
According to the 2012 American Community Survey (ACS), over 44% of the houses in
Blair were built before 1970; 18% before 1940. These homes are an opportunity for Blair to
significantly reduce its energy use. In older homes, improvements in insulation, windows,
appliances and lighting can cause them to be significantly more energy efficient and save
the homeowner in energy costs. Figure 31 shows the common places houses lose heat. Up
to 60% of heat loss is through the roof and uninsulated walls.
There are a number of programs and incentives available for homeowners and business that
want to improve their energy efficiency. These programs and incentives are described in the
education and funding sections below.
http://www.eco-uk.co.uk
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Landscaping
A well-designed landscape not only improves the aesthetics of a home or business, it
can reduce water use and lower energy bills. According to the Nebraska Energy Office,
a well-designed landscape saves enough energy to pay for itself in less than eight years.
For example, when planted in the right spot, trees can provide shade from the sun in the
summer and block the cold wind in the winter.
Recycling and Composting
Recycling and composting preserves energy by reducing the energy needed to extract
raw materials. For example, using recycled aluminum scrap to make aluminum cans uses
95% less energy than making aluminum cans from raw materials (EIA). Recycling and
composting also reduce the amount of solid waste dumped in the landfill, which allows
landfills to stay open longer. The Washington County Recycling Center is located at 440
S. 3rd Street in Blair. The recycling center is operated with all volunteers and is currently
open every Saturday morning from 8:00 am to 12:00 noon.
Nebraska Energy Consumption and Costs By Sector, 2012
147.0 131.9 384.8 196.9 860.6
17.1%15.3%44.7%22.9%100%
1,390.3 990.5 2,289.5 5,423.0 10,093.3
13.8%9.8%22.7%53.7%100%
IN TRILLION BTU
IN MILLIONS OF $
Residential Commercial Industrial Transportation TOTAL
ENERGY
COSTS
Transportation
The average commute to work for the citizens of Blair is 18.2 minutes (ACS 2012). Over
86% of them drove alone (ACS 2012). The citizens of Blair are spending a lot of time,
money, and energy getting to work. Strategies to reduce energy use for transportation
include: invest in trails, sidewalks, and multi-modal transportation infrastructure, encourage
carpooling, and encourage local economic development to reduce the need to commute.
Figure 32 shows how much energy Nebraska consumed in 2012 and how much money
Nebraska spent on energy in 2012. Total energy consumption decreased by 10 trillion
BTUs from 2011 to 2012, or 1%. Even though transportation consumption was just under
23% of the total in 2012, Nebraska spent more money on transportation than residential,
commercial and industrial energy uses combined.
Figure 32: Nebraska Energy Consumption and Costs By Sector, 2012
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Opportunities for Renewable Energy
Renewable Energy Sources
Nebraska is the only state in the U.S. that is 100% public power. Since they are not seeking
profits, public power districts have been able to maintain some of the lowest electricity
prices in the nation. The low cost of energy is one of the reasons that Nebraska has not
fully taken advantage of its renewable energy potential. Unlike places such as California,
where electricity prices are high, renewable energy systems have historically not been
economical for Nebraska.
With new proposed federal regulations, power plants will have to lower their carbon
emissions by 30% by 2030. This means that heavy carbon emitters such as coal power plants
will require retrofits or improvements in order to meet that goal. Since a large amount of
the electrical energy generated by OPPD comes from coal, this will most likely affect the
price of electricity in the area. Therefore, it would be in Blair’s best economic interest to
improve energy efficiency and increase the amount of renewable energy produced in Blair.
Below is a summary of potential renewable energy options for Blair.
Wind
According to the American Wind Energy Association, Nebraska has one of the best wind
resources in the United States; 92% of Nebraska has the adequate wind speeds for a utility
scale wind farm. Nebraska ranks 3rd in the U.S. in gigawatt hour (GWh) wind generation
potential, but has been slow in utilizing this resource compared to other states. Nebraska
currently ranks 20th in total MW installed with 735 MW. According to the National
Renewable Energy Laboratory, Nebraska’s wind potential at 80 meters hub height is
917,999 MW. Wind Power is capable of meeting more than 118 times the state’s current
electricity needs. As seen in Figure 33, Nebraska added a significant amount of wind
capacity between 2011 and 2013.
2011 124.5 MW
2012 122.0 MW
2013 74.8 MW
Total 321.3 MW
Figure 33: Wind Capacity Additions Per Year
American Wind Energy Association
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As seen in Figure 34, Blair and the rest of Washington County have average wind
resources with wind power densities ranging from 400 to 500 watts per square meter.
Electricity produced through wind power will be most cost effective on the utility/
commercial scale. Small scale wind systems for homes and businesses may not be as cost
effective, but they should be encouraged in appropriate settings. Small scale wind systems
can be utilized to lower the owner’s monthly utility bill in areas with net metering.
Figure 34 represents the gross estimated annual average wind power density for Nebraska
and Washington County. This data indicates how much energy is available for conversion
by a wind turbine at a particular location. This map was created with data from EISPC and
AWS Truepower.
Figure 34: Wind Power
Density
Biomass
Direct-fired System
Most biomass plants that generate electricity use direct-fired systems. Simply, these plants
burn biomass feedstock directly to produce steam. This steam turns a turbine, which
turns a generator that converts the power into electricity. The feedstock for direct systems
can be a number of things: wood and wood waste, agricultural residues, municipal solid
waste, or industrial waste. Wood fueled systems currently provide energy for a number of
manufacturing facilities, two colleges, and other buildings across Nebraska. Wood fueled
energy systems have the potential to create significant energy savings versus traditional
fossil fuels. The Nebraska Forest Service currently has a grant program to help with the
up-front costs of converting to a wood energy system.
Biodiesel
The two Nebraska commercial scale plants located in Arlington and Scribner had an
estimated production capacity of 5.4 million gallons per year, but both have recently closed
in the late 2000’s due to the price of soybeans used for feedstock.
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Ethanol
Ethanol produced from corn and grain sorghum is a growing energy resource in Nebraska.
According to the Renewable Fuels Association, Nebraska has the second largest ethanol
production capacity in the nation and the second largest current operating production in
the nation. Approximately 14% of the nation’s ethanol capacity is in Nebraska’s 27 ethanol
plants. The Cargill plant in Blair produces ethanol from corn. The plant has a production
capacity of 200 million gallons per year.
91% of Nebraska’s ethanol production goes to U.S. domestic markets, 5% is exported to
other countries, and 4% is used by Nebraskans. The state’s Ethanol Board estimates that
40% of Nebraska’s corn crop and 75% of the state’s grain sorghum crop are used in the
production of ethanol.
Ethanol consumption is mainly in the form of blended gasoline. Ethanol production and
consumption is expected to continue to increase as national legislation continues to affect
state policies. The Renewable Fuel Standard, established in 2005 as a part of the Energy
Policy Act, requires a minimum of 36 billion gallons of renewable fuel to be used in the
nation’s gasoline supply by 2022. In 2013, 87 octane fuel without ethanol began to be
phased out and replaced with an ethanol-blended 87 octane gas. Nearly all fuel stations in
Nebraska and Iowa have phased out 87 octane fuel without ethanol as of 2014.
Biogas
Biogas is a product of the decomposition of manure, via anaerobic digestion, and is
typically made of about 60% methane, and 40% carbon dioxide. Biogas can be used to
generate electricity, as a boiler fuel for space or water heating, upgraded to natural gas
pipeline quality, or other uses. After the production of biogas, the remaining effluent is
low in odor and rich in nutrients. The byproducts of biogas production can be used as
fertilizer, livestock bedding, soil amendments or biodegradable planting pots. For additional
information about biogas visit: http://www.epa.gov/agstar/anaerobic/.
Solar Power
According to the National Renewable Energy Laboratory, Nebraska is ranked 13th in solar
energy potential. As seen in Figure 35, Blair and the rest of Washington County have an
average solar radiation of 4.5-5.0 kilowatt hours per square meter per day. Currently, solar
technologies are marginally used in Nebraska because it has historically been difficult for
solar technologies to compete with the state’s low electric rates.
According to the International Renewable Energy Agency, the cost of solar photovoltaic
(PV) panels has decreased 80% from 2009 to 2013. As the cost of solar panels continues to
decrease, solar can be utilized at an individual home or business scale to help supplement
electrical needs. There are incentives to help with the cost of solar, but additional steps
could be taken to increase the amount of solar energy generated in Blair.
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Passive Solar
Passive solar design takes advantage of a building’s site, climate, and materials to minimize
energy use. A well-designed passive solar home first reduces energy use for heating and
cooling through energy-efficiency strategies and then meets the reduced need in whole or
part with solar energy. In simple terms, a passive solar home collects heat as the sun shines
through south-facing windows and retains it in materials that store heat, known as thermal
mass.
Geothermal
The type of geothermal application that is most practical and economical for the residents
of Blair is the use of geothermal heat pumps. Closed loop systems move fluids through
continuous pipeline loops that are buried underground at depths where the temperature
does not fluctuate much. Heat picked up by the circulating fluid is delivered to a building
through a traditional duct system. Geothermal heat pumps discharge waste heat into the
ground in the summer months and extract heat from the ground in the winter months.
Geothermal heat pumps are slowly becoming a popular method of heating and cooling
buildings, especially among large institutions such as schools, and government buildings.
For example, as of 2013, 82% of Lincoln Public Schools’ buildings have a geothermal
HVAC system. Heat pumps use much less energy than traditional heating and cooling
systems. This translates into energy and money savings while also reducing air pollution.
There are many state and utility level incentives to help with the initial cost of geothermal
energy.
Figure 35: Global Solar Radiation at Latitude Tilt - Annual
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Education
Blair will not be able to achieve its energy goals without the help of its citizens. Blair
should educate the public on the benefits of energy efficiency and the most feasible
renewable energy systems. In the following subsections there are resources provided that
Blair can use to raise awareness regarding energy efficiency and renewable energy systems.
Energy Saving Tips
OPPD has a wealth of energy information on their website. Under their Residential or
Business tabs, are a number of resources including: programs, incentives, energy saving
tips, and education materials. http://www.oppd.com/
The Nebraska Energy Office has listed ways to save money on energy bills for the home,
farm, business, or vehicle. Options for energy savings are listed on the Office’s web site at
http://www.neo.ne.gov/tips/tips.htm.
The U.S. Department of Energy created a document that explains tips on saving money
and energy at home: http://energy.gov/sites/prod/files/2014/05/f16/Energy_Saver_
Guide_PhaseI_Final.pdf
Jobs and Economic Development Impact Models (JEDI)
Developed for the National Renewable Energy Laboratory, the JEDI models were created to
demonstrate the economic benefits associated with renewable energy systems in the United
States. This model can be used by anyone: government officials, decision makers, citizens.
The model is simple, the user enters in information about the project and it will generate
economic impact data such as jobs, local sales tax revenue etc.
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Funding
Although energy efficiency upgrades and some renewable energy applications will save
money over time, the initial costs can be burdensome. Below are some incentives, programs,
and resources that Blair can use to help with the initial costs of energy efficiency and
renewable energy.
Financial Incentives
There are a number of federal and state incentives for renewable energy production and
energy efficiency. These include:
• Renewable Energy Tax Credit (Corporate)
• Renewable Energy Tax Credit (Personal)
• Property Tax Exemption for Wind Energy Generation Facilities
• Sales and Use Tax Exemption for Community Wind Projects
• Sales and Use Tax Exemption for Renewable Energy Property
• Dollar and Energy Savings Loans (State Loan Program)
OPPD has a number of incentives and programs available to help with the cost of energy
efficiency and renewable energy. Blair is encouraged to take advantage of the opportunities
provided by OPPD.
Grants
In 2010, Blair was awarded an Energy Efficiency and Conservation Block Grant for
$248,696.21 to install LED streetlights. The 589 LED streetlights saves an estimated
114.75 megawatt-hours per year. There are many state, federal, and non-profit agencies
that distribute funding for energy projects and the city of Blair should continue to explore
grant opportunities to help fund energy conservation or renewable energy projects.
Energy Assistance Programs
Residents wanting help paying their utility bills can visit this website with links to many
programs in Nebraska: http://nebraskaenergyassistance.com/assistance/
The Weatherization Assistance Program helps lower income families save on their utility
bills by making their homes more energy efficient. The Nebraska Energy Office administers
the federally-funded program. This website describes the program and how to apply:
http://www.neo.ne.gov/wx/wxindex.htm
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3.1 INTRODUCTION
3.2 CITY COUNCIL RETREAT
3.3 COMMUNITY INVOLVEMENT
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[section 3.1]
INTRODUCTION
This portion of the planning process creates a “wish list” of items identified within the
public input process. The development of a comprehensive plan is an on-going process of
goal setting and problem solving. The desired results will encourage and enhance economic
opportunities and quality of life. The planning process focuses on ways of solving existing
issues within the community and providing a management toll enabling citizens to achieve
their vision for the future.
Successful plans involve the community to represent their needs and vision for the future.
The over-arching goal of the Envisioning process is to provide a variety of opportunities
for the public to become involved in the decision-making process. Community members are
well-informed and have intimate knowledge to make the most of Blair’s potential.
[section 3.2]
CITY COUNCIL RETREAT
On February 7, 2015 the Blair City Council held their annual retreat and planning
session. The retreat involved council members, city staff, and department heads to discuss
future needs and strategies. During this meeting, a significant discussion regarding the
Comprehensive Plan took place. This direct engagement of the political leaders in the
community provided an excellent opportunity to discuss the future needs and desires of
the community, a SWOT (community strengths, weaknesses, opportunities and strengths)
analysis, and specific goals for the Comprehensive Plan.
It is recommended that the planning period covered under the Comprehensive Plan
is approximately 20 years. The biggest challenge of predicting the future needs of a
community lie in analyzing the external forces affecting a community that far in to the
future. Economic, social, and technological changes have a drastic impact on a community
and its citizens. To establish the appropriate frame of mind, a discussion was held over how
society, and specifically Blair has changed over the past twenty years (since 1995).
Over the 20-year period of 1995 to 2015, Blair experienced dramatic socio-economic
changes. These changes were both a cause, and result, of drastic physical changes to the
community. During this period, the population of Blair increased from an estimated 7,516
to an estimated 8,526, or 13%. Retail sales within Washington County nearly doubled in
the 20-year period from $77.5 million in 1995 to $147.8 million in 2015.
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Blair in 2035
The next step in the visioning process involved looking ahead 20 years to 2035. First,
the Council was challenged to think of what they wished Blair would look like after that
timeframe. This process was designed to encourage the Council to picture the best-case
scenarios for the community in order to establish a framework of potential projects down
the road. The scenarios are described below:
Removal of State Hwy Designation of Hwy 30 through the Downtown District
With bypass projects rerouting heavy truck traffic, city officials hope to be able to remove
the state highway designation of Highway 30 through the downtown district. A highway
designation includes increased restrictions in the right-of-way that limit the type of
improvements that can be implemented to make Downtown Blair a more walkable district.
Heavy truck traffic can be a negative influence on a retail district due to safety, noise, and
maintenance issues that come with heavy use.
Addressing Infrastructure Needs for Manufacturing/Technology Jobs
Anticipating the infrastructure and utility needs of modern and advanced manufacturing
and technology industries will be paramount in maintaining a competitive advantage
for business retention and recruitment in the future. The investment in these types of
infrastructure must be strategically implemented to ensure that the community can compete
in an evolving economy.
Restaurants
Few businesses provide more for a community’s perceived quality of life like new and
unique restaurants. Dining options are a major amenity that young professionals and
families utilize regularly.
Regional Trail System
Civic leaders foresee Blair offering recreation and transportation options via great local and
regional trail system. The City has taken significant steps to providing a well-connected
local trail system. Future aspirations including linking the local trail system to a regional
trail, connecting Blair to the Omaha Metro Area and other surrounding communities and
points of interest. Trails are another desirable amenity to young professionals and families
alike. A well-connected trail system also provides transportation options other than a
vehicular-dominated transportation system.
Aerial map of Blair in 1995 Aerial map of Blair in 2015
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More Local Employment
The U.S. Census reports that approximately 40% of Blair residents commute to
employment outside of the Blair area and Washington County. The Council expressed
their vision of Blair in 2035 to include more retention of that workforce by offering
additional local employment options. Offering local primary (production and export-
oriented) jobs has a compounding effect on a local economy. Local jobs increase the daytime
population of a community. A high daytime population supports a sustainably secondary
employment market like restaurants, retail, and other service-oriented industries. Focusing
economic development efforts on primary jobs that support the local workforce will have an
exponential benefit for the community.
More Diversity in the Local Workforce
Attracting a skilled workforce to the community will help business recruitment and
retention efforts by local leaders. In a similar manner to population attraction for
employment, employers are also attracted to areas where a skilled workforce is present.
Blair is fortunate to be located within a greater laborshed area including the Omaha
Metropolitan Area. The community can work to recruit a more talented workforce by
offering quality of life amenities that attract young professionals and families. However,
Blair can also take significant steps to developing the existing workforce with local job
training and continuing education options. Economic development and educational leaders
should collaborate to provide workforce development programming whenever possible.
More Retail
Local retail options can provide as much benefit to the perceived quality of life in a
community as public investments into parks, and other public infrastructure. Civic leaders
can support local retail development by supporting and incentivizing investments in this
industry where needed. Blair’s LB840 can be utilized for financial incentives to support
retail development in the community. However, other non-financial strategies can be
implemented to support and encourage retail activity in the community. By investing into
the downtown district of Blair, leaders can support retail development with the physical
infrastructure necessary to create a retail district in the area. The Nebraska Main Street
Network is one example of many technical assistance opportunities to support retail
districts in a community.
A Vibrant Downtown
While the implementation of a highway bypass project is already underway, the Council
agreed that as the community grows geographically, another bypass may be beneficial to
lessen traffic congestion within the community. Civic leaders should be cognizant of traffic
circulation within the community and continually look for ways to improve connectivity
within and outside of Blair.
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Influence of External Forces
The next step in the visioning process involved discussing external forces that can have
an influence on how Blair develops in the future. The Council was challenged to think of
future trends that will impact Blair in 2035.
Transportation Corridors
State Highway 133, Blair’s direct connection to northwest Omaha, will
soon be completed as a four-lane, divided highway. The expansion will
significantly reduce commuting times to Omaha by easing congestion
on the heavily-trafficked corridor. The increased connectivity will
put even more development pressure on the Blair area. The Blair
community should prepare for development along this, and other
transportation corridors, to ensure well-planned, aesthetic, and well-
connected development.
Similarly, Blair itself will continue to develop west along the Highway
91, and 30 corridors. Residential growth is relatively bounded in all
other directions, forcing new residential development to the west.
The natural topography will prove to be a barrier for development
in this direction. Significant investment will be required to extend
water and sanitary sewer infrastructure over a ridgeline bounding the
community to the west.
Communication-based Economy
Advances in communications technology will change the way local
economies develop. Even local retailers and service businesses will
demand high-speed communication technology to stay competitive.
Tele-commuting and home-based businesses will become more
common. Civic leaders can invest in the competitiveness of Blair
economically, by investing in technology and communications
infrastructure.
Aging Population
The national population is trending older as family size decreases
and life expectancy increases. Access to medical services will be an
essential quality of life amenity in communities. With Memorial
Community Hospital and several medical service offices, Blair is poised
to offer these amenities well into the future.
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SWOT Analysis
After envisioning the future for Blair, the Council was directed to think of the current
status of the community. A SWOT analysis is a discussion of the strengths, weaknesses,
opportunities, and threats a community faces. Analyzing the internal and external assets
and liabilities facing a community is an important step in the process of identifying goals
and objectives for community development.
Strengths
Blair leaders tout its quality of life as the community’s biggest strength. The safety and
aesthetics of the community are major contributors to the perceived quality of life. The
Police and Fire/EMT Departments received praise of their service to the community. The
Blair Community School district was cited as an asset to drawing young families to the
community.
Blair also offers prime parks and recreation facilities as well as family-oriented
programming. Specifically, the youth programs were highlighted as a significant
strength for the community. The youth sports complex, YMCA, library, and theatre/
arts facilitated by the school district offer distinct opportunities for children in Blair. The
library, especially, provides important services for all generations of Blair citizens. The
level of volunteerism was exemplified in the community, especially relating to the entirely
volunteer-ran youth sports program.
The city trail system also provides a great amenity to the quality of life in Blair. Trails
are an important asset in promoting community health, recreation, and alternative forms
of transit. In either existing, or planned trails, the system connects the majority of the
community as well as important destinations like parks and schools. The Blair Marina
provides river access for boats and recreation space via Optimist Park. River access is
limited in the region, and the Marina provides a great attraction to the community on a
regional basis.
Blair has many economic assets that were identified as strengths by the Council. The bio-
campus, anchored by the Cargill Ethanol Plant, provides a large employer for the region.
This area has developed exponentially since Cargill’s opening in 1995. Telecommunications
are becoming a necessity for a competitive economy. Blair leaders are proud to tout that a
fiber-optic connection is available for local businesses. High speed internet connection is a
competitive advantage for the community for business retention and attraction.
Blair’s geographic location provides a significant strength to the city. Located within the
Omaha Metropolitan Statistical Area (MSA), Blair is well connected to major transportation
routes like Interstates 29 and 80, Union Pacific Railroad, and is also connected via the Blair
Municipal Airport. The Missouri River also proves an environmental and recreational asset
to the community.
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Weaknesses
It’s important for a community to identify and address its weaknesses and barriers to
growth. The Council spent some time discussing these weaknesses to bring them to light
for potential improvement strategies through the Comprehensive Plan.
While quickly identified as a
strength for the community, the
city’s geographic location also
proves to be a weakness. The
proximity to Omaha yields retail
and workforce leakage to the larger
city. The region’s geographic
limitations – topography and
hydrology – prove to be significant
barriers for growth in the
community. The close location
to Omaha yields retail leakage,
or loss of local discretionary
spending. Economic development
and corresponding housing
development is also restricted by
the unique geographic situation of
the community. Seemingly, bounded
by significant topography to the
west and floodplain prevalence to
the east, the supply of developable
land immediately adjacent to the
community is both limited and
costly.
A lot of time was spent discussing housing shortfalls within the community. The
perception lies in a limited supply of housing, exemplified by the idea that the available
inventory doesn’t match where the greatest housing needs lie. There are specialty housing
demands that Blair currently does not provide. Among these demands are in independent
senior living. Townhomes and condominiums are an attractive option to seniors who
are looking to downsize or remove some of the burden of home ownership and property
maintenance. These housing options can also be an attractive option to first-time home
buyers and new residents in the community.
Youth recreation was also a topic of discussion as a potential weakness. The youth athletic
program had received a lot of praise in terms of participation and quality. The level of
success has driven the sports complex to capacity. Additional ball and soccer fields will
be required to support the expansion of the sports programs and population growth.
Community leaders would also like to see non-athletic recreation options for children in
Blair. Cultural activities like theater and music are strong desires from local parents and
children.
Omaha
Blair
Corporate limits of Omaha and Blair
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The lack of transportation options was viewed as a weakness in the community. Having
a mass-transit or paid-transit service would provide options for those without access to
automobiles. As Blair works to provide housing options for elderly and residents with
specialty needs, transportation options for these individuals will also improve quality of life
in the city.
The ability of the city to service a growing population had City Council concerned. There
lies a need to connect to citizens digitally. City leaders would like to implement increased
technology to better serve residents of Blair. Council constituents often voice concerns
and complaints regarding the ability to connect to the internet with high-speed broadband.
High-speed internet connection is vital to both quality of life and economic development in
communities.
As the community grows, additional city staff will be required to administer services,
and maintain utilities and infrastructure. The condition and capacity of City Hall, at
218 S. 16th Street, is a concern. City Hall currently shares the building with the Fire
Department and does not fully utilize the second story of the building. An analysis of the
space utilization of the building may be necessary to provide recommendation for the most
efficient utilization of the building.
It was felt that economic development is not fully optimized by the lack of rail access in
the industrial areas of the community. City leaders, and Gateway Economic Development
will have to work with Union Pacific Railroad to optimize rail connections in industrial
development areas to maximize the development potential in the area.
The city of Blair has committed to providing high quality services and amenities to
support the desired quality of life amongst its residents. In order to maintain and continue
improving these services the city must ensure that civic revenues can support this delivery.
The level of revenues for the city is a concern for city council. Further compounding the
difficulty in funding community betterment projects is the lack of accessibility to grant
funds. Blair’s location in the Omaha MSA, as well as its overall economic prosperity,
reduces the accessibility to needs-based grant funds.
Opportunities
It is important for a community to occasionally evaluate the opportunities that materialize
through time. Regional economic, demographic, technology, and policy shifts can manifest
opportunities that can assist a community in achieving its vision.
One of the most unique opportunities Blair claims is the Dana College Campus. Bounded
by Highway 91, College Drive, North 27th Street, and Neihardt Park; Dana Campus is
approximately 150 acres in size on the west edge of Blair. Founded by Danish Lutherans,
the college was active from 1884 to 2010. After its closure, the campus was purchased by
Midland University with the intent of reopening as a functioning college. While those
plans have not yet been realized, city leaders are actively pursuing utilization of the area as
a college or other means.
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Functioning as either a college, or for other purposes, the area has a tremendous value
for the community. The physical campus has a lot of economic development potential
regardless of its use. A functioning college brings high paying education jobs and a student
demographic that is active in the community. The unique tract of land also has potential
for economic development as a corporate campus.
The formation of the Cargill Corporation’s Blair Campus has leveraged millions of dollars
in investment and thousands of jobs to the area. The potential for additional expansion of
the campus is always a tremendous opportunity for the community. Recent investments in
the Blair Municipal Airport also gives the area an economic development draw. Though
outside of the city’s jurisdiction, the airport provides a unique competitive advantage that
can be exploited for job creation in the area. Gateway Development Corporation is actively
pursuing opportunities to take advantage of these amenities.
Current plans call for the expansion of Nebraska Highway 133, connecting Blair to
Interstate 680 and the Omaha area. This expansion will reduce commuting congestion and
times to the area. A reduce drive time will make Blair an even more attractive community
for commuters. Figure 18 indicates that an estimated 12.2% of Blair’s working population
commutes 30-34 minutes. Many of these commuters are likely traveling to the Omaha
area for work. Faster commute times will bring additional population to the community
and likely spur additional residential and commercial development along the Highway 133
corridor. Highway 75 to the southeast provides yet another connection to the Omaha area
and can be utilized for a development corridor as well.
The amenities detailed above, provide Blair with unique development opportunities. As a
community with utilities and infrastructure with available capacity, Blair can be marketed
for “shovel-ready” growth.
Dana College: 2010 (Lincoln Journal Star)
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Threats
Threats are external forces that have a likelihood to impact the ability of a community to
achieve its vision. Identifying and understanding potential threats are an important step
to removing these barriers to growth. The Council was asked to consider what external
threats have an impact on the community.
Quality of life was quickly identified as one of the strengths of Blair. A community’s
perceived safety has a tremendous impact on quality of life. One concern and threat to
Blair’s quality of life is crime. Council feels that Blair may become a target of crime that
may derive from the larger Omaha metro. City leaders should continually analyze crime
reports and enforcement to identify potential rises in crime rates and react accordingly with
investments in the police force and other preventative measures.
Blair, like many communities sees itself in a demographic shift in terms of its workforce.
According to the Census, nearly one-third (32.7%) of the 2010 Blair population was over
the age of 50. As the relative age of Blair’s population increases over time, the community
will see a greater share of its population leaving the workforce. City and business leaders
will need to work to ensure that a skilled population is present to fulfill vacated jobs and
local business. This an important planning step to ensure a thriving local economy as
well as ensure a local, independent business presence so that everyday goods and services
continue to be offered locally.
A national trend the Council wishes to watch for is a perceived increase in federal/state
regulations affecting the delivery of municipal services and the community’s ability to
grow. Specifically, the Council will observe regulations affecting infrastructure and utilities,
floodplains, natural disasters, and other environmental regulations that will impact the
city’s potential for growth. Blair finds itself fairly bounded by sensitive environmental
conditions such as floodplain and terrain with unique flora/fauna that will affect the
community’s ability to expand in these areas.
Blair has recently been impacted by natural disasters that have greatly impacted the
community, its residents, and businesses. Flooding and a hail storm have left lasting
impacts on the community. As of the adoption of this plan, the community is still repairing
and recovering from a hail storm in June of 2014. A potential long-term impact could be
the health and longevity of the community’s tree-stock. As a historic community, Blair is
ripe with mature trees that prove to be an amenity for the community’s aesthetic appeal.
This storm may have been significant enough to threaten the integrity and health of trees
in the area; leaving the community more susceptible to physical damage.
One asset to the community, especially in terms of economic development, is access to the
Union Pacific rail line throughout the Blair area. However, rail lines can also prove to be a
threat to quality of life for residents in their vicinity. Noise and crossing barriers can have a
negative impact on residential and commercial development. Any expansion of the rail line
may have a detrimental effect on the quality of life and commercial viability of several areas
of the community.
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The abundance of rail and highway corridors prove to be a great amenity for regional
access in the Blair area. However, the prevalence of these high-speed, heavy-use
transportation networks are a challenge for localized traffic circulation. One complaint is
that local traffic congestion restricts access within the community.
Blair is a community that historically has seen steady growth for the last century.
Population projections depicted in Figure 8 indicate sustained population growth for at least
the next twenty years. Other projects and forces, like the completion of the Highway 133
expansion, will potentially increase those projections. While Blair has committed itself
to fostering growth, immense development pressures can be detrimental to a community’s
effective delivery of services to all residents. Blair’s City Council recognized the threat of
rapid growth and development and should respect all decisions that affect the community’s
ability to grow in a sustainable manner.
Comprehensive Plan Goals
The final challenge to council members was to identify specific goals they wished to achieve
during the planning process. This exercise provides context to the plan and aims to
identify prioritized action statements; key to plan implementation.
A number of specific desired outcomes of the planning process were identified. These
outcomes will be addressed with specific recommendation action steps in later sections of
this plan. These outcomes include:
• Traffic circulation improvements
• Recreation and quality of life improvements
• Infrastructure needs forecasting
• City government and services strategic plan
• Housing needs with identified locations for development
• Identified locations for economic development
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[section 3.3]
COMMUNITY INVOLVEMENT
Focus Group Meetings
During the day of February 26, 2015 a series of focus group meetings were conducted
to discuss select topics of interest to the community. These meetings involved select
stakeholders involved professionally or personally in the fields of; housing, economic/
business development, city services, and faith leaders. The general public was also invited
to participate in these conversations.
Each group of stakeholders was asked questions regarding their views on the community
in general, with respect to their respective fields, and about goals and projects they see as
beneficial to the community. The “magic wand” question allows participants to envision the
future and direction of the community. Essentially the question asks, “If cost were not a
factor what project(s) would you like to see implemented in Blair?”
HOUSING FAITH LEADERS CITY STAFF & SERVICES CHAMBER OF COMMERCE & ECONOMIC DEVELOPMENT
$
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Housing Focus Group
Housing is a major component of the Blair Comprehensive Plan.
The community has seen steady growth for the past several decades,
and projections indicate additional growth in the community.
This growth, along with the continued work in local economic
development, has corresponding pressure on the local housing
market. The perception is that the demand for housing greatly
exceeds local supply. City leaders wish to promote local housing
development to capture and retain the regional workforce and
ensure community growth.
Assets
• High quality of life
• Short commute to Omaha
• Local employment opportunities
• School system
• Trail system
• Youth sports complex
Weaknesses
Transportation
• Truck traffic
• Trains (noise, intersection conflicts)
Housing
The availability of housing in Blair was discussed as a significant weakness of the
community. The developable land is a major contributor to the challenges of developing
new housing, however there is lot availability within the community.
• Lack of housing
• Housing diversity (duplex/triplex viewed favorably)
• Changing housing needs (special needs, elderly housing, etc.)
• Competition with other communities (“50% of starter home market finds homes
elsewhere”)
• “Housing is expensive in Blair” (young families can’t afford Blair)
• Housing condition
• Certain plats not desirable for development (covenants)
• Rentals
• Lack of options and diversity
• Expensive – “more expensive than owning”
• Affordability and quality
• Lack of available developers
Business
• Lack of Restaurants
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Faith Leaders Focus Group
A community’s ministerial staff provides a unique and intuitive
perspective due to their direct interaction with their parishioners.
Faith leaders are also often highly involved in community
volunteer programs and social services, therefore understanding
the true character and needs of residents.
Assets
The consensus throughout the ministerial community is that Blair has an extremely high
quality of life. Quality of life is a broad term that involves both physical amenities of the
community as well as a high level of community services and overall positive perception.
The perceived issues and services described by the faith leaders focus group that contribute
to the community’s quality of life include:
• Safety
• Community involvement and volunteerism
• Sense of community and cooperation
• Community friendliness
Magic Wand
Economic Development
• A vibrant downtown full of businesses
• Divert truck traffic
• Employment opportunities for the elderly
Quality of Life
• Public transportation targeting the elderly
• Non-athletic youth programming
• Water park / splash pad
Housing
• Lower cost of housing
• Housing quality improvements
• Additional housing variety
• Prioritize housing targeted for elderly
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City Staff and Services Focus Group
A focus group consisting of city staff targets input regarding
community utilities and infrastructure. This group is an important
source of information as the community looks to define its goals for
growth and services. In order to ensure successful growth while
maintaining a high level of service to its residents, a community
must evaluate its utility capacity. This evaluation should include the
condition of current infrastructure, level of service, and potential
investment requirements in the future.
Assets
• Community location in proximity to Omaha Metro
• Transportation access via rail and highway corridors
• Regional job market (availability locally and in Omaha)
• Parks and recreation
• Quality of life
• Blair Community Schools
• City’s commitment to quality (development and services)
Economic Development Assets
• Regional labor pool
• Community infrastructure
Weaknesses and Local Challenges
• Lack of developable land
• Local resistance to change
• Lack of budget availability for additional/improved services
• Outside perception of the community (too far away from Omaha)
• Lack of housing developers
City Hall
The current city hall is at full capacity for administrative staff. As city staffing increases with
population growth, office space will have to be expanded at city hall or other locations. The second
story of city hall is currently under-utilized. This area could be used as storage, for an expanded
temperature-controlled server room, or for additional office space. The city hall building is also
used by the Blair Volunteer Fire Department. The City should work with the Blair Volunteer Fire
Department to develop a master plan for the city hall building. As residential subdivision creation
and housing starts increase, a renovation project of existing city hall should be planned and
implemented. The vacancy of the existing library building may provide an opportunity to expand
office space in the vicinity of city hall.
City Investment Considerations
During the focus group meeting and specific key interviews, city staff were asked
to consider the required investments and improvements that would be required to
support a community growing in population. As population totals increase, additional
city staff, equipment, and space are required to maintain and improve services.
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Parks
Three full-time employees in the Cemetery/Parks Department currently work out of the facility at
550 Jackson Street, next to the Blair Cemetery. Sufficient office space exists for only one additional
full-time employee in this facility. The equipment storage bays at this facility are at capacity, and
limit the size of equipment which can be stored at this location. Additional storage space and
expanded office space should be planned and implemented as necessary.
Park improvements were specifically analyzed and recommended in the 2015 Blair Parks Master
Plan & Trails Update. To serve a population of approximately 10,000, 46 net acres of new active
park space should be added to the City of Blair parks. These new parks should also include
approximately 12-15 acres dedicated for sports and athletic facilities. The City of Blair should
work closely with the Blair Community Schools and local athletic associations to locate and develop
athletic facilities.
Police Station
The existing Police Station was purchased and renovated in 2003. Since then, two additional
sworn officers have been added to the department. The existing on-site evidence room, impound
capacity and storage area is nearing capacity. The existing unused office space is limited. As Blair’s
population approaches 9,000, additional office and storage space should be planned.
Public Works
A study of the hydraulic water system is required to properly analyze the water system’s ability to
serve new subdivision growth and the corresponding pressures on the current infrastructure.
As flow rates are adjusted by the Corps of Engineers throughout the Missouri River, the city will
need to plan to adjust its water source intake system as well. An investment to extend the intake
system via shallower depths of the river will likely be warranted.
As Blair looks to invest in economic development and bring more jobs to the community,
appropriate infrastructure investment must either precede or follow suit. Most notably, city leaders
must look at the availability and capacity of the water infrastructure to support expansions to the
industrial park to the east of the community.
Corresponding residential growth on the periphery of the community will require the expansion
of utility infrastructure to serve new developments. While both the capacity and hook-ups are
readily available, Blair’s topography may require the investment in new trunk sanitary sewer mains
or lift stations to serve sanitary sewer across ridge lines or to higher elevations, as well as expanded
municipal water storage.
Corresponding residential growth on the periphery of the community will require the expansion of
utility infrastructure to serve new developments. While both the capacity and hook-ups are readily
available, Blair’s topography may require the investment in lift stations to serve sanitary sewer and
water infrastructure across ridge lines or to higher elevations.
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Chamber of Commerce and Economic Development
Focus Group
The Chamber of Commerce and Economic Development
Focus Group were aimed at garnering input from the local
business community as well as the staff and board of directors
of both the Blair Area Chamber of Commerce and Gateway
Development Corp. The goal for this focus group was to get a
sense of the opportunities and barriers for business growth and
success in Blair.
$
Economic Development Assets
• Cargill Campus
• Quality industrial development
• Cheap and reliable utilities
• Transportation infrastructure
• Skilled and available labor force
• Access to regional “Greater Blair” labor pool
Barriers to Growth
• Non-developable land
• Vacant college campus
• No rail access for industrial development
• Expensive land prices
• Five highway entrances
• Traffic
• Maintenance
• Lack of parking downtown
• Lack of walkability throughout the community
• Limited local business hours
Marketing the Community
• Truck Mountain
• Travel guides
• Website
Needed Businesses
• Niche retail in downtown
• Hotel
• Wildlife viewing
• Sporting goods retail
Magic Wand
• Active and operating college on Dana campus
• Complete bypass of community
• Sit-down restaurant
• Housing development
• Additional primary employers
• Rail access for industrial development
• Zoning for commercial development
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Town Hall Meetings
On February 26, 2015, a series of two town hall meetings were held
to solicit input regarding the community from the public at-large.
This input was aimed to guide the direction and recommendations
of the Comprehensive Plan update.
Community Assets
• Proximity to Omaha metro and amenities
• Dana campus and downtown are
opportunities
• Airport
• Community involvement and commitment
• Friendly community
• Housing stability
• Blair community schools
• Cargill Campus
• Availability of workforce
• Transportation connectivity
• Youth sports complex
• Sense of safety and security
• Public private partnerships
• Chamber of commerce
• Hospital
• YMCA
• Fire department
• Parks and trail system
Community Weaknesses
• Topography
• Truck traffic on main street
• Lack of affordable housing
• Train traffic (noise)
• Lack of youth activities
• Entry-level employees
• Dana campus vacancy
• Lack of public transit
• Lack of family restaurants
• Lack of lighting on trail system
• Lack of parking downtown
• Slow residential internet speeds
Twenty-Year Vision
• Vibrant Main Street (Old Market feeling)
• Vibrant retail district (downtown and
highway)
• Completed bypass (entire community)
• College utilization of Dana campus
• Expanded industrial campus
• Mixed-use districts
• Public event spaces
Potential Barriers to Vision
• Land acquisition costs
• Financing
• Lack of local developers
• Lack of housing diversity
Desired Development
• Retail (clothing, sporting goods, office
supplies, additional grocery options,
home improvement-lumber yard)
• Local hotel
• Family entertainment (bowling alley,
movie theater)
• Youth sports tournaments
• Unique draw (brewery)
• Senior housing
Service Improvements
• Water system – long term plan for growth
• Infrastructure maintenance
• Public event space (farmers/flea market)
• Lighted trail system
• More internet/broadband options
• More street connectivity towards
housing developments
Magic Wand
• College @ Dana campus
• Complete bypass
• Additional major employer
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BuildBlair.Mindmixer.com
The MindMixer site, www.buildblair.mindmixer.com, served as an online public forum
to supplement the traditional planning process by turning over community participation
typically performed in conventional public meetings to the access of Internet users. The
web platform operates as a convenient, and easy-to-use manner in which citizens can
participate in community discussions at their convenience, whether at home or on mobile
devices. The site served as a virtual town hall, whereby users could generate ideas, support
others’ ideas, and ultimately prioritize the best ideas in the community. The results of the
website proved to be a success with over 2,500 unique visitors to the site totaling over 5,400
page views. These visitors provided nearly 50 unique ideas to improve their community and
300 interactions regarding the ideas.
The overwhelming majority of comments regarded support for a revitalized downtown,
with lively business and cultural amenities. Nearly all comments were contingent on
the ability to bypass most heavy truck traffic off of Washington Street. Other feedback
included additional, or improved, family recreation amenities including lake recreation,
additional riverfront amenities, and an improved swimming pool with splash pad.
Some of the top trending ideas are detailed on the following page. Ideas are reinforced with
the number of stars, or rated ideas from Build Blair participants as well as the number of
follow-up comments ideas received.
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4.1 INTRODUCTION
4.2 FUTURE LAND USE
4.3 TRANSPORTATION PLAN
4.4 URBAN DESIGN
4[ACHIEVE BLAIR]
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4[ACHIEVE BLAIR]
[section 4.1]
INTRODUCTION
The Achieve Section is a guide for the future direction of the community. This includes
the analysis of the Profile Section and the dreams of the Envision Section. In order
to maintain the high quality of life that Blair citizens value and continue to grow the
population base, the main emphasis of the comprehensive plan update is to provide an
environment for new housing options, desirable job growth, and business investment.
Blair’s location on the periphery of the Omaha Metropolitan Area provides an exciting
environment to achieving such success.
The unique situation of community growth Blair will experience stems from the physical
limitations for expansion of the city’s corporate limits and new subdivision development.
The natural constraints of topography and floodplain leave Blair somewhat landlocked
to expand physically. Careful consideration of optimal land use is crucial for responsible
growth in Blair.
An updated series of broad-based goals were established after careful consideration and
refinement of the existing goals for the community. These updates were based on the
community’s progress and achievements towards these initiatives as well as the new
community vision moving forward. These goals will be further refined into actionable
policies and strategies in the Implementation Section.
http://www.enterprisepub.comHighway 133 between Omaha and Blair.
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General Community Goals
The first step in developing goals, policies and action strategies for this Plan was the
creation of general community goals. These general community goals were developed via
input from the Blair Planning Steering Committee and the results of the community-wide
opinion survey in an effort to “highlight” eight important elements of this Comprehensive
Planning process. These eight elements include Population, Community Image, Land Use,
Housing, Infrastructure and Public Facilities, Transportation and Circulation, Commercial/
Industrial and Plan Maintenance and Implementation. The following represents the
General Community Goals:
1. Foster the values of the community and encourage the development of local
action to preserve and strengthen the City of Blair.
2. Implement appropriate community and economic developments to support an
annual population growth of 1.5% and achieve a population of 10,000 by the year
2035.
3. Ensure access for all residents to a variety of safe, decent, sanitary housing
types by developing a diverse housing stock; prioritizing entry-level housing to
support workforce development and population growth.
4. Broaden the economic base to create and expand employment opportunities for all
age categories.
5. Preserve and improve the physical appearance and character of the community,
prioritizing the downtown district and the community points of entry along the
Highway 30 and 75 corridors.
6. Develop a land use plan which embodies the identified goals and policies and
adopt a zoning ordinance and subdivision regulations to implement the land use
plan and policies.
[section 4.2]
FUTURE LAND USE
The Future Land Use component focuses on the development of Blair as it expands and
redevelops within the corporate limits as well as its extraterritorial jurisdiction. The
existing land use conditions and analysis were covered in the previous Profile chapter of
the Comprehensive Plan.
Coinciding with potential development outside of the corporate limits, Blair must focus on
maximizing opportunities within its boundaries with infill developments. The objective
to supply alternative housing options is consistent with the nationwide changes found in
household and population demographics. Additional housing options will assist the city in
facilitating a growing and diverse population and ease residential demand and backlog.
Comprehensive Plans generally project into a twenty year time period with Future Land
Use as an important component of the document. Future Land Use resembles the desires,
wishes, and collective ideas of participating citizens. The Future Land Use Map (Figure
36) resembles those intentions with a long-range view and will be used as a guide for best
land use choices. Variables and unforeseen changes may change this map.
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The Future Land Use Plan assists the community in determining the type, direction, and
timing of future growth. The criteria established in the Plan reflect the following:
• The current use of land within and around the community
• The desired types of growth, including location of growth
• Physical characteristics, as well as strengths and constraints of future growth
• Current population and economic trends affecting the community
The Future Land Use designations are based upon Blair’s current land uses within the
desired intentions of the community. Future Land Use applies a best-use strategy that
includes natural and man-made limitations. A simple example is identifying the floodplain
boundaries and using this land with low impact uses, like agricultural, open space, or park
designations.
There are nine general land use categories used to define different use types, characteristics,
and densities. These categories have been chosen to reflect the basic use and intensity to
which land in the city and its jurisdiction is proposed to be developed. While the categories
define land uses, they are intended to do so in a very general way; these land use categories
are the basis for the zoning districts, but they are not the same as zoning districts. Any
number of zoning districts may be appropriate in a single land use category.
The Future Land Use Categories Include:
• Agricultural
• Commercial
• Industrial
• Parks and Recreation
• Public/Quasi-Public
• Railroad
• Residential – Mobile Home
• Residential – Multi-Family
• Residential – Single Family
Agricultural
The Agricultural land use is intended to accommodate continued agricultural uses while
allowing for residential acreages with lower intensity land uses. This designation is applied
to determine that the land is best suited as productive farmland and less than ideal locations
for city infrastructure and improvements. As current conditions provide, these less
demanding land uses are best served by individual septic and water sources. Characteristics
of the Agricultural category include:
• Location of Agricultural land is found surrounding the outer limits of contiguous
urban land use and typically less accessible to the transportation network.
These areas may be near the transportation network but have additional financial
difficulties being supplied with city services
• Accessory buildings are at a larger scale than low density residential.
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• Uses within this area include agricultural uses (with the exception of livestock
feeding operations), wineries, single-family residential, parks and recreation, open
space, and associated accessory uses.
• Typical zoning includes:
• AGG – Agricultural District
• RRE – Rural Residential Estate District
Commercial
Commercial uses may vary widely in their intensity of use and impact, varying from low
intensity offices, to more intensive uses such as gas stations, restaurants, grocery stores,
or automobile sales/repair. Parking lots are usually shared by adjacent uses. Areas
designated as general commercial in the land use plan may not be appropriate for every
commercial zoning district. The appropriateness of a commercial district for a particular
piece of property will depend on a review of all the elements of the Comprehensive Plan.
Characteristics of the Commercial category include:
• Located throughout town, the intensity of particular uses suited to the character
of the surrounding area
• Larger, more intense commercial developments located nearer to major streets
• Neighborhoods should be served by small-scale commercial developments,
providing uses that serve the convenience and daily needs of nearby citizens
• Commercial businesses of all types and sizes should design at the pedestrian scale.
Commercial areas shall be connected to residential neighborhoods by sidewalks
and/or community trails
• The design and exterior surface treatments should reinforce existing development
patterns. In newly developing areas design themes should strengthen the overall
image of the development consistent with the character of Blair
• Landscaping, berms, fences, and setbacks should be used to visually screen and
buffer commercial uses from residential uses, however should provide opportunity
for connectivity with adjacent residential areas
• Typical zoning includes:
• A/CH – Agricultural Business and Commercial District
• CCB – Central Business and Commercial District
• CL – Limited Commercial
• OPD – Office Park District
Industrial
The Industrial land use area focuses on the light to heavy industrial designation. Location
is important, as proximity to major streets and highways can help ensure heavy traffic
avoids residential areas and prominent pedestrian activity centers. Careful consideration
shall be given before designation of any industrial uses so as not to encroach upon, or
conflict with, less intensive uses, or detract from important new corridors. The Industrial
land use area is intended to accommodate smaller, less intensive to heavily intensive
industrial uses. Characteristics of the Industrial designation include:
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• Locations that cater to the specific needs of the user, providing a level of water,
sewer, and electrical capacity, proximity to major transportation routes, and lot
sizes necessary to accommodate initial development and potential future
expansions
• Significant landscaping and buffering should be used to screen industrial uses
from view of adjacent, non-industrial land uses as well as transportation and view
corridors
• The design and exterior surface treatments should reinforce existing development
patterns of neighboring improved areas. In newly developing areas, design
themes should strengthen the overall image of the development consistent with
the character of Blair
• Strict control over signage, landscaping, and design is necessary for site design to
provide adequate buffer from adjacent land uses and transportation corridors
• Uses within this areas include warehousing, distribution, manufacturing, assembly,
production companies, employment centers, self-storage facilities, etc.
• Typical zoning includes:
• A/ML – Agricultural Light Industrial & Manufacturing District
• A/MH – Agricultural Heavy Industrial & Manufacturing District
Parks and Recreation
The Parks and Recreation land use area accommodates those undeveloped properties
that are intended to benefit the public by remaining undeveloped as open space or parks.
However, many of the areas identified tend to be already developed within uses specific to
this category. The reason for this is that speculation with respect to future public and quasi-
public uses can artificially inflate the underlying land value to the detriment of the city
finances and community residents.
In addition, not all existing or proposed parks, recreation, and open space land uses are
identified by way of Parks and Recreation Land Use designation since these uses are
typically allowed outright or by conditional use in varying residential and commercial
zoning districts. Characteristics of the Parks and Recreation category include:
• Locations that are dispersed throughout the community for easy access, or are
important and appropriate to the function served
• Uses within this area include parks, passive and active recreation areas, athletic
fields, trails and natural areas, as well as drainage and flood control structures
such as detention or retention facilities, drainage swales, and floodplain areas.
• All zoning districts may apply
Public/Quasi-Public
The Public/Quasi-Public land use areas are intended to provide easy, convenient access for
common activities of residents. However, the areas identified on the map tend to be already
developed within uses specific to this category. The reason for this is that speculation with
respect to future public and quasi-public uses can artificially inflate the underlying land
value to the detriment of the city finances and community residents. In addition, not all
existing or proposed public and/or quasi-public land uses are identified by way of Public/
Quasi-Public Land Use designation since these uses are typically allowed outright or by
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conditional use in varying residential and commercial zoning districts. Characteristics of
this category include:
• Locations dispersed throughout the community, near activity centers and major
streets
• Locations that provide an opportunity to share facilities between uses, such as
library, park community center, or post office
• Uses within this are include public facilities, municipal properties, hospitals, and
schools
• Structures should model appropriate architectural design elements, high quality
construction techniques, and appropriate materials and finishes
• All zoning districts may apply
Residential - Mobile Home
The Residential – Mobile Home land use area is intended to accommodate factory-built,
single-family structures exceeding the density of four units per acre. The location of
this area is intended to be buffered from, but well-served by transportation corridors.
Characteristics of the Residential – Mobile Home category include:
• Location where uses can serve as a transition between residential areas and more
intensive uses
• Location in areas adequately served by transportation facilities and near
transportation corridors
• Opportunities for on-site outdoor recreation and open space will be an important
design element
• Dwellings and other improvements will be temporary, mobile structures
• The area will include densities exceeding four dwelling units per acre
• Accessory units are not permissible
• Typical zoning includes AGG – Agricultural District
Residential - Multi-Family
The Residential – Multi-Family land use area is intended to accommodate denser residential
development. This area supports apartment complex-type development, or a mixture of
townhomes and apartments. The location of this area is intended to act as a buffer between
more intensive commercial uses and lower density residential uses. Characteristics of the
Residential – Multi-family category include:
• Location where uses can serve as a transition between lower density residential
areas and commercial sues
• Location in areas adequately served by transportation facilities and near abundant
employment and recreation opportunities
• Opportunities for on-site outdoor recreation and open space will be an important
design element
• Pedestrian connectivity within and between developments shall be required
through use of the public sidewalk and trail systems. Such pedestrian
opportunities will compensate for the density of development
• The area will include densities exceeding four dwelling units per acre
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• Residential alternatives should be allowed, including units with varying numbers
of bedrooms, and live/work units.
• Uses within the area include single-, two-, and multi-family dwellings, with a focus
on group homes, multiple-family, and multiple-story structures
• Typical zoning includes Residential Multi Family High Density
Residential - Single Family
The Residential – Single Family land use area is intended for typical suburban scale
residential development densities. This category represents one of the most common
residential land use types, and is located throughout the community and in the extra-
territorial jurisdiction. Characteristics of Residential – Single Family category include:
• Locations adjacent of contiguous development to provide convenient access to
transportation routes, commercial areas, jobs, schools, parks and recreation areas,
and public services
• Accessory structures should be limited in size to reinforce the pedestrian scale of
neighborhoods
• Pedestrian connectivity is important; the public sidewalk and trail system should
provide adequate opportunities for residents to walk to destinations and for
recreation
• The area will include densities ranging from one to four dwelling units per acre
• Uses within this area include single-family residential dwellings, public and quasi-
public use, and parks
• Typical zoning includes:
• RL – Residential Low Density
• RM – Residential Medium Density
• RML – Residential Multi-Family Low Density
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Figure 36: Future Land Use Map
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[section 4.3]
TRANSPORTATION PLAN
Transportation Relationship to Land Uses
Commercial uses and activities are most sensitive to accessibility since their survival often
depends upon the ease with which potential customers can identify and access their location.
The availability of convenient parking is also a concern and demand of potential customers.
Therefore, commercial land uses are generally located along transportation corridors, key
intersections, and clustered within a business district. Clustering commercial uses is an
advantage, allowing for traffic control, shared parking, and pedestrian connectivity.
Residential uses are very sensitive to traffic patterns. Commercial and industrial traffic
should not travel through residential areas in order to access their destination. In
residential areas speeds are slower, and roads are typically narrower to encourage safer
driving habits. Pedestrian safety is a priority when planning transportation routes through
residential areas.
Industrial uses are highly dependent on transportation access. While visibility is not
as critical for an industrial business, such uses often need access to more specialized
transportation facilities such as railroad lines, highways, and reinforced roadways built for
heavy truck traffic.
Public uses, such as city offices and parks, also require efficient and clear access routes. The
public should be able to locate and utilize public services and facilities without difficulty.
Facilities such as schools, community centers, and regional parks may generate significant
traffic loads, especially during events, and need to be located near arterial streets. Trail
and pedestrian accessibility to these public uses is also very important and trails should be
designed to connect such uses to residential areas of the community.
The Future Transportation Plan is the collective result of the intentions and predictions of
where Blair will develop and logical areas for city investment. The Future Land Use is the
basis for developing the future transportation network in and around Blair.
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Proposed Transportation Plan
Created By: K. AndersenDate: June, 2015Revised: Software: ArcGIS 10.2File: 130557.00
Blair, NebraskaBlair, Nebraska
This map was prepared using information from recorddrawings supplied by JEO and/or other applicable city,county, federal, or public or private entities. JEO does notguarantee the accuracy of this map or the informationused to prepare this map. This is not a scaled plat.
´´
Legend
Blair City Limits
Street Centerlines
Classification
Reclassified Arterial
Proposed Arterial
Proposed Collector
Hwy Arterial
Other Arterial
Collector
Local
r r r Proposed Bypass
0 2,300 4,6001,150
Feet
Figure 37: Transportation Map
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Future Street Classifications
Streets are classified based upon the function they serve. All streets fall within one
of four classifications. Utilizing street classifications allows a community to examine
their transportation system and identify weaknesses. Using a hierarchical classification
system, street facilities and improvements can be planned to address existing and future
transportation needs as well as influence land use patterns. As an alternative transportation
option, trails are also identified within the Proposed Transportation Plan.
Highway Arterial Classification
Highway Arterial classified streets permit traffic flow through urban areas and between
major destinations. Generally planned and maintained by the Nebraska Department of
Roads, Highway Arterials are regulated outside of the city’s jurisdiction, which can limit
access and activity within the Right-of-Way. Highway Arterials are characterized by heavy
traffic volumes.
Blair’s Highway Arterials
Highway 30
Highway 30 provides Southwest and East access to/from Blair and connects Blair directly
to the state of Iowa via the Missouri River bridge. Highway 30 is a critical transportation
route, making the direct connection to the industrial uses on the eastern portion of the
community as well as housing a commercial corridor to the south. Highway 30 is an access
point for the first phase of a planned highway bypass route aimed at easing truck traffic
through the Central Business District along Washington Street. This portion of the bypass
connects Highway 30 with Highway 75 at the Hollow Road intersection.
Highway 133
Highway 133 is a major connection route to/from the northwestern portion of the city of
Omaha. Intersection with Highway 30 on the southern border of the Blair corporate limits,
Highway 133 is connected to Interstate 680 in the Omaha Metro. The Blair Municipal
Airport is also accessed via Highway 133. Currently undergoing an expansion project
which will transition the highway to a four-lane divided route, Highway 133 could prove to
be a key commuter route. Because of the traffic potential, Highway 133 is identified as a
potential growth corridor for commercial and residential development.
Highway 91
Highway 91 is connected into Blair via Washington and Fontenelle Streets in the western
boundary of Blair. Prior to the intersection with Highways 30 and 75, Highway 91 runs
through a primarily residential area to the west and connects the current Blair Public
Schools Administration Building at 2232 Washington Street.
Highway 75
Highway 75 is one of Blair’s key connection routes, connecting the community with North/
Downtown Omaha to the south and agricultural markets to the north. These agricultural
markets provide much of the supply to the value-added agriculture and commodity
processing industries, including Cargill and Novozymes in the Blair Industrial Park. For
this reason, Highway 75 serves the majority of truck traffic through a route that transects
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the Central Business District, along Washington Street. This route creates conflicts with
the pedestrian-intensive district, and serves as the impetus for re-routing that traffic via a
planned multiple-phase bypass project.
Proposed Highway Arterial
The proposed highway bypass routes are classified as highway arterial roads.
Other Arterial Classification
This functional class serves trips of moderate length and offers a lower level of mobility
than a Highway Arterial. This class of street interconnects with and augment Highway
Arterials, distributes traffic to smaller areas, and contains streets that place emphasis on
land access. These street/s roads are characterized by moderate to heavy traffic volumes.
Blair’s Other (Local) Arterial Streets
• Jackson Street
• Grant Street
• Nebraska Street
• Wright Street
• College View Drive
• Adams Street
• South Street
• 23rd Street
• 16th Street
• 10th Street
• N. 18th Ave
Collector Street Classification
These streets serve as a link between local streets and the arterial system. Collectors
provide both access and traffic circulation within residential, commercial, and industrial
areas. Collector streets also provide more direct routes through neighborhoods for use
by transit, pedestrians, and cyclists. Moderate to low traffic volumes are characteristic of
these streets.
Blair’s Collector Streets
• N. 28th Avenue
• S. 25th Street
• S. 16th Street (South of South Street)
• S. 10th Street (South of Grant Street)
• Deerfield Boulevard
• College Drive
• Lincoln Street (West of 23rd Street)
• Clark Street
• Lincoln Street (between Highways 30 and 75)
• South 1st Street (between Highway 30 and Grant Street)
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Local Street Classification
Local streets are composed of all lower order facilities that essentially serve as a conduit
between abutting properties and higher order streets. Local streets provide the lowest level
of mobility in terms of vehicular speeds, and generally exhibit the lowest traffic volumes.
Transportation via Trail System
Trails Master Plan
In early 2015, the Blair City Council adopted the Blair Parks Master Plan & Trails Update.
This plan introduces specific improvements to each trail section as well as recommendations
for linking local trails to a regional network. The document also introduces the concept
of ‘Complete Streets’. “The complete streets philosophy is based upon providing balanced
transportation options to a community’s citizens, which was the basis for community design
prior to the advent of the automobile.”
Trail System Improvements
Trails were identified throughout the Envision process as a viable, yet under-utilized
transportation option. Blair finds itself well connected with existing and planned trails.
All Blair Public Schools, and most employment centers are connected with trails. Based
on public input, the city should embrace the trails system as a transportation alternative to
alleviate traffic congestion and promote public health. To do so, the city should continue
to integrate new developments into the trail system and invest in safety features such as at-
grade street crossing features, on-street striping and signage, and off-street Right of Way
acquisition for improved trails along existing vehicular streets.
http://www.oregonlive.com/washingtoncounty/index.ssf/2014/10/protected_bike_lanes_between_p.html
Washington County, Oregon Department of Land Use and Transportation
Bike lane and road sharing examples shown in plan view and section.
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Proposed Trails Plan
Created By: K. AndersenDate: June, 2015Revised: Software: ArcGIS 10.2File: 130557.00
Blair, NebraskaBlair, Nebraska
This map was prepared using information from recorddrawings supplied by JEO and/or other applicable city,county, federal, or public or private entities. JEO does notguarantee the accuracy of this map or the informationused to prepare this map. This is not a scaled plat.
´´
Legend
Existing Trails
Planned Trails
Proposed Trails
Blair City Limits
0 2,300 4,6001,150
Feet
Figure 38: Trails Map
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Local Right-of-Way Considerations
As Blair develops and grows, it will be important to plan for the necessary street
improvements to support the development. To facilitate these street improvements, the
appropriate right-of-way will need to be acquired. Right-of-way will be obtained through
purchase, either outright or through condemnation. However, when land subdivision
projects are proposed along routes identified for future improvement, the city can require
the dedication of the right-of-way necessary to support the improvement.
The required right-of-way width will vary according to the classification of the street being
developed or improved, the nature of any public utilities that will share the right-of-way
with the street, and any sidewalk and trail requirements along the corridor. Additional
right-of-way may be needed for boulevards where landscaping is required or encouraged.
Future right-of-way on proposed road classifications should be protected through corridor
protection overlays and increased setbacks should be implemented to reduce potential
conflicts.
Blair’s One- and Six-year Plans (2015-2020)
At the beginning of each year, the Nebraska Department of Roads (NDOR), municipalities,
and counties must submit a one-and six-year transportation plan to the Board of Public
Roads Classifications and Standards. This identifies the transportation projects to be
completed within the following six years. The one-year transportation plan is created and
budgeted for specific projects and procedures to be completed within that fiscal year. The
long term projects also have specific intentions and procedures addressed but are subject
to priority or budgeting changes. The long range plans help coordinate municipalities,
counties, and NDOR, as stated in Nebraska Revised Statutes §39-2155 “based on priority of
needs and calculated to contribute to the orderly development of an integrated statewide
system of highways, roads, and streets.”
2015
• Reconstruction of Fairview Drive (FEMA Funding)
• Emergency Repair Work on Marina Drive and Blaine Streets to include new box culvert
at Fish Creek (FHWA Funding)
• Jackson Street from 3rd Street to Fish Creek including new walking trail (FHWA
Funding)
• Trail Connectors project for Dana and Lincoln Trails (FHWA Funding)
• Lafayette Street from 16th to 17th Streets Mill and Overlay Asphalt (Local Funding)
• Butler Street from Courtvue to US Highway 30 Mill and Overlay Asphalt (Local Funding)
• 13th Street from Jackson to Wright Streets Mill and Overlay Asphalt (Local Funding)
• Jackson Street from 13th to 15th Streets Mill and Overlay Asphalt (Local Funding)
• 20th Street from Front to Lincoln Streets Mill and Overlay Asphalt (Local Funding)
• 22nd Street from Front to Washington Streets Mill and Overlay Asphalt (Local Funding)
• South Street from 20th to 215t Streets Mill and Overlay Asphalt (Local Funding)
• South Street from 21St to 23rd Street (South Half) Mill and Overlay Asphalt (Local
Funding)
• Davis Street from 19th to 215t Streets Mill and Overlay Asphalt (Local Funding)
• South Street from 24th to 25th Streets Mill and Overlay Asphalt (Local Funding)
• 25th Street from Elm to South Streets Mill and Overlay Asphalt (Local Funding)
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• Colfax Street from 17th to 19th Streets Mill and Overlay Asphalt (Local Funding)
• Colfax Street from 13th to 15th Streets Mill and Overlay Asphalt (Local Funding)
• South Street from 12th to 13th Streets Mill and Overlay Asphalt (Local Funding)
• Grant Street from 12th to 13th Streets Mill and Overlay Asphalt (Local Funding)
• 9th Street from Grant Street to US Highway 30 Mill and Overlay Asphalt (Local
Funding)
• Grant Street from 9th Street to UPRR Crossing Mill and Overlay Asphalt (Local
Funding)
• 16th Street from Lafayette to Wilbur Streets Mill and Overlay Asphalt (Local Funding)
• Road Improvements for Railroad Quiet Zone Project (Local Funding)
• Preliminary and NEPA Work for Blair South Bypass Project (Federal Funding)
2016-2019
• Overpass of UPRR from Highway 91 to Highway 91 West of UPRR Tracks (Local
Funding)
• Arthur Street GAP Paving from 2nd Street to Blaine Street (Local Funding)
• Highway 91 at 23rd Street Intersection (FHWA Funding)
• Nebraska Street from Hansen Drive to Highway 91 an Extension on a New Alignment
(Local Funding)
• 16th Street from Nebraska to Adams Street Widening Existing Street to Three Lanes
(Local Funding)
• Nebraska Street from 10th Street to Highway 75 Widening Existing Street to Three
Lanes (Local Funding)
• 1st Street from Highway 30 New Overpass over UPRR Tracks ending at 2nd and Jackson
Streets (Local Funding)
• Garfield Road GAP Paving from Arthur Street to River Drive (Local Funding)
• 25th Street from Hollow Road to County Road 31 Grade and Improve Drainage (Local
Funding)
• Hollow Road from South Creek to 25th Street Grade and Improve Drainage (Local Road)
• Blair Bypass from US Highway 75 north to North Highway 75 (Unidentified Funding)
114 | BLAIR COMPREHENSIVE PLAN UPDATE
[section 4.4]
URBAN DESIGN IMPROVEMENT PROJECTS
As part of the update to the City of Blair Comprehensive Plan, a Design Team was
assigned the task of developing concepts for four (4) improvement projects selected by a
Committee of City staff and business and community leaders. These projects represent
important community features or underperforming areas that have the potential to be
redeveloped into major assets for the city. Each provides the opportunity to become a key
focal point for the community. The four (4) projects selected were as follows.
• 16th Street Civic Corridor
• Highway Entrances
• Washington Street Road Diet
• Downtown Pocket Park
The Design Team led a two-day Design Charrette held on March 18 & 19, 2015. During
the Charrette, the Design Team visited each of the respective project sites, took inventory
of existing conditions, and then studied various design concepts. At the end of each day,
the concepts were presented to the Committee for comment and feedback. A public meeting
was held on the last night of the Charrette and provided residents the opportunity to
view the proposed concepts. The following section summarizes the framework, intent, and
conclusions reached for each of the four projects.
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Existing Corridor
The areas to the north and south of downtown
Blair have become separated by the Highway
30/75 section of Washington Street, the
city’s central spine, and the Union Pacific rail
line. Access between the two areas, which are
primarily made up of single-family residential
neighborhoods, is limited to a small number of
north-south streets. These select streets wind
up carrying higher volumes of traffic and are
important conduits for community users. 16th
Street is perhaps the most prominent of these
corridors, as it runs through the center of Blair
and bisects Washington Street downtown.
16th Street Civic Corridor
Existing 16th Street Corridor
Civic Nodes & Washington Street
Civic Nodes
North of downtown, 16th Street runs by Lions
Club Park, a central public open space. South of
downtown, the street runs past the Washington
County Courthouse, an iconic civic building.
With these two important public sites serving as
bookend nodes, the Design Team proposed a series
of streetscape improvements that could transform
16th Street into an important civic corridor. The
goal would be to create both a visually significant
corridor that connects important public sites while
calling attention to the area’s rich context and a
highly functional street for vehicles, bicyclists, and
pedestrians to all use safely.
Washington Street serves as an important
midpoint for the corridor, moving vehicles and
pedestrian alike toward 16th Street from the east
and west. The historic downtown buildings and
improved streetscape proposed as part of the
Washington Street road diet (to be covered later
in this section) will provide the urban fabric upon
which the corridor can be built.
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Washington Street
Lincoln Street
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Streetscape & Landscape Enhancements
The streetscape improvements would include
enhancements to the County Couthouse grounds,
specifically a renovation of the north and west
lawns. New street trees and parkway plantings
or planters could be installed along the streets
surrounding the Courthouse grounds. These
landscape improvements could continue north
along both sides of 16th Street through downtown
and terminating at Lions Club Park, where they
can be carried around the green space on the four
adjacent streets. Along with new plantings, new
street light poles and fixtures, accent paving,
and benches could be placed along 16th Street to
further define the route as a special corridor and
to accommodate greater pedestrian use. These
amenities should share a historical aesthetic
representative of the Courthouse itself as well as
the older buildings in downtown.
Side Path
The position of 16th Street within the existing
right-of-way, shifted off-center to the east, could
allow for an off-street side path on the west side
of the corridor. A side path is a widened sidewalk,
typically 8-to-12-feet-wide, that accommodates
shared use by bicyclists and pedestrians. The
placement on the west side of the street would
prove advantageous for easy connection (avoiding
crossing 16th Street) for users to the elementary
school, public pool, skate park, and Ralph Steyer
Park south of the Courthouse and to the Lions-
Deerfield Bike Path terminus adjacent to Lions
Club Park.
County Courthouse
Lions Club Park
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Washington Street
Lincoln Street
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Washington Street
Lincoln Street
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Streetscape & Landscape Enhancements
Side Path
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County Courthouse
Lions Club Park
16th Street Programmable Space
Front Street
Washington Street
Lincoln Street
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Programmable Space
As the new streetscape would approach the
downtown district, the Design Team felt there could
be an opportunity to further enhance the character
and capacity of the corridor. The two-block section
between Lincoln and Front Streets (one block north
and south of Washington Street) could be designed
as a programmable public space. This would entail
the two-block section be designed as flexible space
that could accommodate events of different size and
orientation. The landscape improvements, lighting
and site amenities, and side path would continue
through, but the street section itself could be
reconstructed entirely out of specialty paving, pavers,
decorative concrete, or a combination of the two, to
visually define the programmable area. On-street
parking should be provided, but the curbs along the
outside of the stalls and at the intersection nodes
would be removed to create the affect of an at-grade,
zero-curb plaza space. Bollards similar in aesthetic to
the historical light poles and other amenities could
be placed where the traditional curb lines would have
run to define the edge of the plaza, while providing a
safety buffer for the pedestrian zones on either side.
These pedestrian zones could have large planter beds
and lines of columnar street trees that would soften
the downtown context while visually distinguishing
the space from the rest of the urban fabric. Benches
could also be located in these pedestrian zones
in small alcoves between planters to provide
opportunities for smaller, more private use. Specialty
lighting could be implemented within the two-block
district. Festival light strings or single, hanging
fixtures could span between street light poles and
illuminate the plaza space from above.
Programmable Space
Programmable Space - Concept Plan
Programmable Space - Concept Section
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16th Street - Blair
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County
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Front Street
Washington Street
Lincoln Street
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Highway Entrances
An important piece of any community’s long-term planning is the image, brand, and
aesthetic that it chooses to present to its residents and visitors. Ideally, all of these elements
would be similar and tie to important characteristics of the community, like its history, the
heritage of its people, important civic features, or its natural environment. The primary
transportation routes into and out of a city provide key points where the presentation of
this collective identity could be shown via entry signage and gateway features.
Currently, the City of Blair does not have a distinguishable city identity portrayed through
its entrances. Because the city is located at the intersection of two cross-state routes,
U.S. Highways 30 and 75, the capacity exists to create entrances that will serve as grand
gateways to the Blair community. The following three locations were identified during the
Design Charrette as sites where new entry signage and features should be installed for
maximum visibility and effect.
East Entrance - Highway 30 at South 1st Street
West Entrance - Roundabout Interchange at Highways 30 and 133
South Entance - Highway 75 at Future Bypass
The Design Team identified the natural topography and native landscape as the main
characteristics which could be emphasized in the design and layout of the entrance features.
Each of the three locations would feature signage constructed “into the landscape,” meaning
the siting of the signs would incorporate topographical elements into their compositions.
Each location has some type of slope adjacent to the roadway that is characteristic of the
rolling landscape of the southern portions of the city. The signs would be elevated on
the slopes via terraced retaining walls that could provide important relief detail which
could make the signs themselves more prominent. The walls could be comprised of native
ledgestone stacked into the slopes. The identification (text) portion of the sign could be
metal script lettering, in the font found on the City’s website, with no backing and mounted
on top of the retaining walls. Native grasses and shrubs would be planted to accent the
walls and sign features. A stand of evergreen trees could be located directly behind the
“Blair” lettering to provide a consistent backdrop for easy viewing while small native
deciduous trees could be placed intermittently to provide the occasional splash of color and
texture at the gateways.
Concept for East Entrance, Looking West toward Blair
120 | BLAIR COMPREHENSIVE PLAN UPDATE
East Entrance - Highway 30 at South 1st Street
As motorists currently travel west on Highway 30 toward downtown Blair, just after
crossing into Nebraska over the Missouri River bridge, they are greeted with a small,
understated entry sign at the intersection with Marina/Longview Drive. This location
is too close to the bridge and not monumental enough to draw the proper attention from
motorists. A more appropriate location is located further west on Highway 30 at the
intersection with South 1st Street. A small knob on the north side of the highway could
provide an ideal high point for an entry sign and terraced stone retaining walls to be built
into the natural terrain. Beds of wildflowers or native perennials could be incorporated
around the base of the walls and provide a swath of color to help the sign location stand
out in the landscape. A wooded creek runs along the highway to the north, behind the
knob, and later crosses the highway below a bridge just east of 4th Street. The treestand
could provide a continuous backdrop for the bands of native grasses that would stretch out
for a considerable distance both east and west from the sign walls. These curving bands
would also jump the highway and cover the large depressed area on the south side of the
roadway. On the far side of the depression, curvilinear retaining walls of the same natural
ledgestone could be shaped to more drastically define the slopes. Native shrubs could then
be placed along the tops of these walls to better enclose the native landscape corridor.
Conceptual Plan of East Entrance
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West Entrance - Roundabout Interchange at Highways 30 & 133
The roundabout interchange located on the southwest side of Blair provides the
opportunity to announce the arrival into the city to travelers coming from the west on
Highway 30 and the south on Highway 133. It is a large interchange that is situated in a
low area surrounded by rising topography. Entry signage should be placed on the hillside
east of Highway 133 just southeast of the roundabout and oriented to be easily seen by
motorists on both highway approaches. The “Blair” lettering could sit on top of a set of
curvilinear retaining walls built into the existing terrain. The wall lines could be carried
across the travel lanes as low, “ha-ha” walls that would turn back south along the east side
of the Highway 30 approach and expand into a set of smaller terraced retaining features.
Bands of native grasses could flow from these walls following natural, curving paths. In
order to maintain sight lines within the roundabout and its approaches, shorter varieties
of grasses would be used, with taller species placed further out and higher on the hillsides.
The medians of the approaches immediately adjacent to the roundabout, along with
the circular island itself, could provide opportunities to incorporate native wildflowers,
perennials, or small shrubs that could introduce new textures and seasonal color to
the landscape. Along the small drainage way that runs adjacent to the west side of the
interchange, small native shrubs could be planted on and above the embankment to provide
a low visual backdrop for the entry landscape while preserving views toward the businesses
to the west.
Conceptual Plan of West Entrance
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South Entrance - Highway 75 at Future Bypass
The gateway location with the most dramatic topography lies at the future intersection of
Highway 75 and the planned south bypass southeast of Blair. As Highway 75 approaches
the area from the south, it runs along a steep, forested hillside on its west side and above
low agricultural land to the east. The high ground just south of the proposed bypass
intersection would provide the terrain and treestand ideal for fitting the entrance feature
into the natural vegetative and landform pattern of the area. Native grasses could be
utilized along the highway and around the future interchange to visually notify motorists
of the approaching interchange, as well as announcing the entrance into Blair. Low native
grasses and colorful bands of wildflowers or perennials could be laid out on the north and
east sides of the interchange to preserve views out toward the surrounding lower areas of
the landscape. This would help further preserve the continuity of the existing topography
and context.
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Washington Street Road Diet
With the construction of the planned south bypass of Highways 30 and 75, the portion of
Washington Street that runs through downtown Blair will experience a large decrease in
heavy truck traffic. With these large vehicles directed south of downtown, traffic volumes
will decrease, opening up Washington Street to a potential road diet that could provide the
opportunity for the City to develop a grander and more vibrant downtown streetscape. This
process will also be aided by the jurisdictional transfer of the Washington Street corridor
from state to local control. The City of Blair will then be able to control the dimensions and
character of the street and streetscape elements.
The section of Washington Street focused on
during the Design Charrette is located between
the “T” intersection of Highway 75 (heading
south) and Highway 30 (heading east) on the
east end and the full intersection of Highway 75
(heading north) and Highway 30 (heading south/
west) on the west end. The existing cross section
of the street consists of four travel lanes (two
eastbound, two westbound), a center turn lane, and
parallel on-street parking on both sides. The lane
configuration is too large for a typical downtown
“Main Street” district. Vehicle traffic has been
emphasized and allowed to shape the corridor. The
wide cross section reduces any sense of enclosure
for pedestrians, while the number and width of
the travel lanes encourage faster vehicle travel
speeds, thereby creating an unpleasant pedestrian
environment and negatively impacting the
economic potential of the corridor.
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Washington Street Road Diet - Context
North and south sides of Washington Street feel disconnected due to lane widths and configuration
Heavy truck traffic and lane configuration of Washington Street eliminates the “Main Street” potential of the corridor.
A Road Diet is generally described as “removing
travel lanes from a roadway and utilizing the space
for other uses and travel modes.”
- Federal Highway Administration
124 | BLAIR COMPREHENSIVE PLAN UPDATE
The Design Team examined six alternative cross sections for the Washington Street. Each
assumed a road diet to two travel lanes (one eastbound, one southbound) and a center turn
lane with on-street parking provided on both sides of the street. The alternatives varied in
terms of the type of parking provided (parallel or angled stalls), width of pedestrian zone
and subsequent planter elements, and the provision for bicycle facilities (bike lanes).
Based on feedback from the attendees, the preferred alternative consisted of the following.
• Two (2) 12-foot-wide travel lanes
• One (1) 12-foot-wide center turn lane
• Parallel parking stalls (9-foot-wide) on both sides of the street
• 2-foot-wide specialty paving bands along the curb lines
• 6-foot-wide planters with trees and native plantings on the south side of the street
• A 16-foot-wide programmable green space with intermittent extended paved zones
on the north side of the street
• 10-foot-wide sidewalks adjacent to the existing structures on both sides of the
street
• Traditional site amenities and fixtures appropriate of the historic aesthetic of the
surrounding buildings spaced at regular intervals down the corridor
The ultimate goal for this design solution was to create an appropriately-scaled streetscape
flexible enough to allow for a variety of uses and events. The three-lane traffic section
would be able to handle the expected traffic volume after the jurisdictional transfer and
completion of the bypass. The streetscape will better highlight the corridor’s unique,
historic aesthetic and make pedestrian and bicycle travel easier and more comfortable.
The improvements should increase foot traffic and use of the businesses located along
the corridor, and the programmable green space could be used for farmer’s markets, art
vendors, and other activities scheduled throughout the year.
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Downtown Pocket Park
With a reclaimed downtown “Main Street”
district along Washington Street a very real
possibility, it will be important for the City
of Blair to provide adequate public space
along the corridor. The streetscape on either
side of Washington Street will accommodate
the majority of pedestrian travel and use, in
particular the programmable green space on
the north side of the corridor. However, the
downtown district currently lacks a larger
activity space that could accommodate midsize
public events and small gatherings. The small
green space on the west edge of the corridor,
lying adjacent to the Vincent Corner building
and recessed below the street grade, is too
small, does not attract activity, and does not
follow many of the urban design principles that
typically ensure a successful public space.
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View toward vacant lot from Washington Street
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To preserve as much of the urban fabric as possible (i.e. renovating existing vacant
buildings rather than demolishing them to make way for the new open space), should be the
City’s main objective. A vacant lot currently exists near the center of the corridor on the
south side of the street between Washington County Bank on the east and a small, two-
story building on the west. The lot is currently comprised of a flat, manicured lawn space,
small shrubs surrounding the base of a flag pole, three trees adjacent to the bank building,
and a security light pole toward the south (rear) end of the site. The lot has the enclosure
and orientation that could accommodate the installation of a pocket park for a limited
financial and infrastructure cost.
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Any design for the park should include the
following elements.
• An open northern edge along Washington
Street to accommodate easy access and
views into and out of the space
• A central open lawn gathering space
• Low-to-medium native plantings, shrubs,
grasses, or perennials, around the perimeter
of the lawn
• A “green screen” of small trees or tall
shrubs along the south edge of the space to
screen the alley
• A small paved “porch” space near the
south end of the park with seating (table-
and-chair sets or benches) provided
• A canopy structure with a perforated
cover over the porch seating that would
allow dappled light to penetrate the paved
area
• A water walk, which is a water feature
comprised of a thin veneer of water
along the ground plane, that would create
opportunities for interactive play
• Adequate lighting for both security and
accent requirements
Washington Street
Washington
County Bank
Blair Pocket Park Plan
Canopy Structure
Seating
Open lawn
Native Planting
Water Walk
Paved “Porch”
Green Screen to Alley
Ornamental Planting
Existing Flagpole
Existing Trees
Conceptual Plan of Pocket Park
Examples of Water Walks
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Blair Pocket Park Perspective - Looking Southeast
Conceptual Perspective looking into pocket park from Washington Street
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5.1 VISION IMPLEMENTATION PLAN
5.2 IMPLEMENTATION TOOLS
5.3 ANNEXATION
5.4 PLAN MAINTENANCE
5.5 RECOMMENDATIONS
5[IMPLEMENT BLAIR]
130
148
150
150
154
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5[IMPLEMENT BLAIR]
[section 5.1]
VISION IMPLEMENTATION PLAN
Implementation refers to the objectives, policies, and actions that have been identified to
carry out the vision of this comprehensive plan update. It includes actions designed to
improve the long-range planning process, strengthen links between the plan and capital
improvement budgeting, establish a process reporting system to monitor the progress and
schedule for updating and amending the plan in the future.
The success of this comprehensive plan update is contingent on the implementation of the
goals and objectives identified in this section. While the role of the Planning Commission
is to ensure the orderly growth of the community by adherence to the Comprehensive Plan,
it is up to the community stakeholders in Blair to champion the projects envisioned to the
implementation of it. What happens with the plan, how it is used in day-to-day decision
making, and the extent to which it is followed over time will all influence the success of the
plan. This plan is a living guidance document meant to reflect the current and future vision
of the community as it evolves. It is not the end of the planning process, but the beginning
of a coordinated effort to direct growth and development in ways that are important to the
citizens of Blair.
1. Population and Housing
Boasting an independent economy, high quality of life, good schools, and a short commute
to the Omaha area; Blair is an attractive community for population growth. The location
along key transit corridors is expected to be a major draw to a commuting population
and the community could see rapid growth in the same way the Gretna community has
experienced growth in the early 2000’s.
The challenge for the Blair community will be to balance any anticipated growth with its
ability to maintain the high quality of life and services to its residents. Any growth will
also be dependent on the ability to provide adequate housing options.
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Goal 1.1:
Maintain and support an annual population growth of over 1% and to achieve a
population of 10,000 by the year 2035.
Objective 1.1.1
Encourage housing development and investment by identifying and promoting
opportunities in and around Blair to realtors, developers and home builders.
Action Steps
1.1.1a Maintain an up-to-date Housing Study that expands on the results
of the Comprehensive Plan data to further define potential market
needs and opportunities
1.1.1b In conjunction with the school district, prepare marketing materials
that highlight the strengths and opportunities of the community and
attractiveness to potential residents
1.1.1c Meet with various realty companies from the Omaha metro to market
and educate about the opportunities and high quality of life in Blair
1.1.1d Hold a Housing Developers/Builders Summit and Familiarization
Tour to discuss housing demand opportunities and local policies
1.1.1e Prepare an inventory database of available infill properties and the
desired housing types and sizes for each
Responsible Group/Agency
City Administration, City Council, Gateway Development Corp., Chamber of
Commerce, Metro Area Planning Association (MAPA)
Potential Resources
Nebraska Investment Finance Authority (NIFA), U.S. Dept. of Agriculture
– Rural Development (USDA-RD), Nebraska Dept. of Economic
Development (DED), LB840, General Funds
Objective 1.1.2
Facilitate population growth with infill development
Action Steps
1.1.2a Review existing zoning and building code and analyze based on the
potential for redevelopment and reuse of individual properties
1.1.2b Conduct a downtown housing study that analyzes existing
opportunities for upper-story housing and provides
recommendations for implementation
1.1.2c Review and package financing incentives for housing affordability,
i.e. down-payment assistance; prioritize older and blighted segments
of the community for implementation
Responsible Group/Agency
Planning Commission, Building Department, City Council, Housing
Authority, City Administration, MAPA
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Potential Resources
DED, USDA-RD, NIFA, General Funds, LB840
Objective 1.1.3
Improve neighborhoods and provide housing opportunities by expanding efforts
to acquire and demolish dilapidated housing and promote vacated property for
redevelopment
Action Steps
1.1.3a During an annual stakeholder meeting set a yearly goal for
demolitions. Goals should equate approximately 0.1% of the total
housing stock.
1.1.3b Explore funding opportunities to identify external resources to assist
in voluntary acquisition and redevelopment construction
1.1.3c Build condemnation guidelines into programming for third-party
nuisance abatement review to identify prioritized properties
Responsible Group/Agency
Housing Authority, City Administration, City Council, Building Department,
MAPA
Potential Resources
DED, USDA-RD, NIFA, Special Assessments, General Funds
Objective 1.1.4
Facilitate population growth with a higher quality housing stock by renovating and
repairing the existing housing stock
Action Steps
1.1.4a Utilizing numerous methods, including self-reporting, nuisance
complaints, surveys, and foreclosures, identify the number of units
needing rehabilitation
1.1.4b Package available funding including; state and federal resources,
lending funds, and property owners’ equity
1.1.4c Implement systematic improvements according to funding agencies’
guidelines
1.1.4d Establish a volunteer-labor pool to assist in voluntary home
improvements for low-income, elderly, or handicapped homeowners
1.1.4e Develop and implement nuisance abatement and property
maintenance programs that include a third-party review of
properties and assesses property owners for cleanup and
improvements
1.1.4f Continue to secure grants/financial assistance to develop both
owner and renter housing rehabilitations/repair programs for low
and moderate income households to upgrade their homes to minimum
housing quality standards
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1.1.4g Promote maximum energy efficient housing standards and provide/
promote incentives for implementation
1.1.4h Amend the zoning regulations to allow more housing flexibility/
options for housing immediately surrounding the Central Business
District. This may include adding a transitional/flex zone buffering
commercial and residential districts, allowing more by-right uses
Responsible Group/Agency
Building Department, MAPA, Housing Authority, Washington County
Habitat for Humanity, Churches and Faith Community, City Administration,
Planning Commission
Potential Resources
DED, USDA-RD, NIFA, Nebraska Energy Office, General Funds, LB840
Objective 1.1.5
Diversify the housing stock in Blair to provide housing options at multiple price
points to serve families of all economic backgrounds.
Action Steps
1.1.5a Review existing zoning and building code to ensure flexibility
to develop diverse housing options, including; townhome, accessory-
use dwelling, condominiums, ADA accessible, corporate housing, etc.
1.1.5b Market opportunities in Blair to developers specializing in special-
needs, and affordable housing, i.e. Habitat for Humanity, elderly,
disabled veterans, modular, etc.
1.1.5c Review and package financial incentives for housing rehabilitation,
i.e. owner-occupied rehabilitation, rental rehabilitation; prioritize
older and blighted housing stock for implementation
1.1.5d Consider utilizing tax increment financing (TIF) to incentivize and
stimulate housing development, prioritizing affordability and special
needs housing (senior, ADA accessible, etc.)
Responsible Group/Agency
Planning Commission, Building Department, Chamber of Commerce,
Habitat for Humanity, City Council, City Administration
Potential Resources
DED, USDA-RD, NIFA, TIF
Objective 1.1.6
Create a continual dialogue of housing challenges and opportunities in the
community
Action Steps
1.1.6a Facilitate an annual meeting of housing stakeholders and political
leaders to discuss housing issues, including policies, incentives, and
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constraints
1.1.6b On a regular basis, visit with peripheral landowners and discuss
the ability to obtain purchase options on their property that can be
shared with potential developers
1.1.6c During the City Council’s annual retreat, invite housing developers
to attend for a dialogue on the city’s subdivision and annexation
requirements. Align regulations and policies in a manner that
will facilitate new development while minimizing the city’s risk and
investment in public improvements and services
Responsible Group/Agency
City Council, Building Department, Residents
2. Community Image
Blair’s high quality of life is valued across the community – from businesses to residents.
By investing in soft (marketing) and hard (built environment) costs, an improved
community image can make other goals (population growth, economic development) more
achievable. A community image that reflects the high quality of life in Blair reinforces the
community’s perception; both internally and externally.
Goal 2.1:
Publicly promote Blair as a great place to live and work.
Objective 2.1.1
Develop a comprehensive marketing strategy targeting the existing area workforce,
Omaha Metro, and the business community showcasing the high quality of life and
economic opportunities of the Blair community.
Action Steps
2.1.1a Engage key stakeholders in the discussion of a shared branded
identity including a logo, message, and vision. Key stakeholders
should include the city, Chamber of Commerce, Gateway
Development Corp., existing businesses, community organizations
and the school
2.1.1b Survey key stakeholders to determine existing attitudes, perceptions,
opportunities, and challenges regarding the city’s image
2.1.1c Provide opportunities for public input through various meeting
forums, and/or surveys
2.1.1d Select a community branding message that best represents a unified
message that reflects the community’s identity and past experiences
that distinguishes it from other communities in the area
2.1.1e Use community branding in all printed advertising, web design,
media placement, public relations and civic events
Responsible Group/Agency
Chamber of Commerce, Blair Public Schools, Gateway Development Corp.
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Potential Resources
Business Sponsorships, Chamber of Commerce, Gateway Development Corp.
Goal 2.2:
Preserve and improve the physical appearance and character of the community,
prioritizing the downtown district, and the community points of entry along the
Highway 30 and 75 corridors.
Objective 2.2.1
Develop and promote businesses and activities that will complement downtown
revitalization efforts
Action Steps
2.2.1a Create a marketing plan for the downtown area
2.2.1b Recruit businesses that are consistent with the marketing plan
2.2.1c Identify and package incentive programs for entrepreneurship and
business startups consistent with the needs of downtown Blair
2.2.1d Encourage civic events and programming to locate in the downtown
district
Responsible Group/Agency
Chamber of Commerce, Downtown Businesses, Downtown Revitalization
Committee
Potential Resources
Chamber of Commerce, Business Improvement District, Community
Redevelopment Authority
Objective 2.2.2
Design and implement directional welcome signs along the Highway 75 and 30/133
entrances into the Blair
Action Steps
2.2.2a Identify the most appropriate location for community signs and
landscaping
2.2.2b Contact the Nebraska Department of Roads and Washington
County Highway Superintendent about necessary permits to
implement improvements
2.2.2c Acquire rights to utilize property (acquisition/easement)
2.2.2d Incorporate any community branding efforts and logo into the design
and site plan
2.2.2e Contract, or utilize local talent, for the site design
2.2.2f Develop cost opinions for sites
2.2.2g Obtain all necessary permits
2.2.2h Secure necessary resources (funds, materials, in-kind, etc.) to
implement designs
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2.2.2i Install signs and landscaping improvements
2.2.2j Dedicate sufficient resources for ongoing operation and maintenance
of grounds
Responsible Group/Agency
City Administration, Public Works, Property Owners, Chamber of Commerce
Potential Resources
General Funds, Private Donations, Business Sponsorship
Objective 2.2.3
Develop and implement a mixture of design guidelines and development incentives
to promote aesthetic development within overlay districts including highway entry
corridors and the downtown district.
Action Steps
2.2.3a Establish a committee of council members and planning
commissioners to explore and oversee the implementation of design
guidelines in the prioritized areas
2.2.3b Study the implementation of design guidelines in comparable
communities with a report on various standards, implementation
vehicles, and lessons learned
2.2.3c Present findings to a roundtable of businesses, developers, and
builders in the community to receive input on feasibility
and implementation. Amend recommendations based on input
received.
2.2.3d Procure a professional planning consultant for codification of design
guidelines as an overlay district in the downtown district and
highway entry corridors.
2.2.3e Facilitate public hearings on the addition of the design overlay
districts to the zoning code
2.2.3f Adopt design overlay districts
Objective 2.2.4
Improve the appearance and long-term viability of the Washington Street corridor.
Action Steps
2.2.4a Identify and appoint local stakeholders to serve on a downtown
revitalization committee. This committee will oversee and
coordinate revitalization efforts while providing recommendations to
city leadership for consultant contracting and implementation
2.2.4b Meet with business-owners to evaluate the future needs of the
downtown area, including parking, public infrastructure, patron and
delivery accessibility, landscaping, and street lighting
2.2.4c Explore and identify outside funding and grants to leverage local
investments
2.2.4d Procure the services of a professional engineering and architecture
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firm to inspect the physical condition and capacity of the area,
including, but not limited to building conditions, streets, sidewalks,
lighting, landscaping, grade changes, parking, surface drainage, and
underground utilities
2.2.4e Facilitate a public meeting, including key stakeholders, to foster
cooperation and communication. Gather information of the needs,
thoughts, and desires for downtown Blair.
2.2.4f Identify and package local programs and measure to incentivize
downtown property-owners to renovate storefront facades,
demolish dilapidated structures, and/or structural improvements to
properties
2.2.4g Develop general cost opinions for implementing long-term capital
improvements
2.2.4h Develop a Downtown Revitalization Master Plan that reflects public
and stakeholders’ vision and guides future investment for the area.
Responsible Group/Agency
Gateway Development Corp., Chamber of Commerce, Downtown
Businesses, City Engineer, City Administration, Downtown
Revitalization Committee
Potential Resources
DED, General Funds, Special Assessment, Business Improvement District,
Business Community, Chamber of Commerce
3. Land Use
The foundation of a successful and sustainable community is the efficient use of land.
When neighboring land uses complement, instead of conflict, from another, communities
will thrive. The sentiment from the Blair community centers on maximizing developable
land, while protecting natural resources and environmentally sensitive areas. The
geographic area Blair finds itself in is one that is unique from neighboring communities
with rolling hills on the western periphery of the community and hydrologic features to the
east. The community wishes to exploit those feature as an asset, instead of a liability.
Goal 3.1:
Develop a land use plan which embodies the identified goals and policies and adopt
a zoning ordinance and subdivision regulations to implement the land use plan and
policies.
Objective 3.1.1
Encourage land use patterns which preserve and protect the unique natural
features and resources around Blair from adverse development. New developments
shall not significantly affect the unique topography and sensitive environments
valued by Blair citizens.
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Action Steps
3.1.1a Analyze and amend zoning regulations to reflect additional density
requirements that facilitate population growth capacity with minimal
land utilization
3.1.1b Amend Subdivision Regulations to minimize grading where possible
to protect the unique and valued topography around Blair
3.1.1c Promote housing opportunities in and around the Central Business
District, by either replacing the old structures or converting second
floor of commercial buildings to residential use
3.1.1d Create an environmental preservation zoning district to protect
sensitive and prioritized lands within the Blair zoning
jurisdiction. Communicate with Washington County to explore
extending these districts into County jurisdiction.
Responsible Group/Agency
Planning Commission, City Administration, City Council, Building
Department
Objective 3.1.2
Protect and preserve existing areas of Blair by encouraging future
development which is compatible and complements existing developments
Action Steps
3.1.2a To enhance emergency service and transit circulation, update
Subdivision Regulations to require multiple ingress/egress streets
from a minimum residential collector classification, or equivalent
3.1.2b Update Subdivision Regulations to reflect standards that require
all stormwater draining offsite be diverted into existing improved
stormwater facilities. All other stormwater must be contained onsite.
Responsible Group/Agency
Planning Commission, City Administration, City Council, Building
Department
Goal 3.2:
Establish and maintain land use development patterns and densities in the community
that maximize the utilization of limited developable land on the periphery of the
community. Existing areas of Blair, however should be designated for higher density
development patterns to enable optimal use of existing infrastructure systems.
Objective 3.2.1
Protect and preserve existing residential areas and housing units, through continued
planned rehabilitation programs.
Action Steps
3.2.1a Remove and replace .1% of the housing stock annually
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3.2.1b Maintain a minimum community housing vacancy rate of 5% for
move-in ready housing stock
3.2.1c Amend and enforce housing codes and an occupancy permit program
for existing housing units. Programs should be amended to include
regular, third-party inspection and enforcement.
Responsible Group/Agency
City Administration, Housing Authority, City Council, Building Department,
MAPA
Responsible Group/Agency
DED, NIFA, USDA-RD, General Funds, LB840
4. Infrastructure and Public Facilities
Blair has thrived in providing a high quality of life partly because of the community’s
foresight in investing in its infrastructure. Constructing and maintaining quality utilities
in a manner that is manageable and scalable has served Blair’s current growth. In order
to continue to provide this excellent service, the community must continue to make these
investments to serve future growth.
Key interviews with Public Works staff have identified potential barriers and investments
for serving the growth goals of the communities.
Goal 4.1:
Provide adequate, efficient, and appropriate utilities and services throughout the
community of Blair to existing and future residential, recreational, commercial, and
industrial areas.
Objective 4.1.1
Analyze the current infrastructure system’s capacity to support population and job
growth; prioritizing the growth areas established in the Future Land Use Map
Action Steps
4.1.1a Enter into a professional service contract to conduct a study of the
water hydraulic system to identify condition and capacity concerns
4.1.1b Complete televising analysis of the sewer system to identify
condition and maintenance issues and improvements
4.1.1c Conduct a Facilities Plan to analyze and prioritize known intake
limitations at the Water Treatment Plant
4.1.1d Incorporate the recommendations of all infrastructure studies into
the Capital Improvements Plan
Responsible Group/Agency
Public Works, City Engineer
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Potential Resources
USDA-RD, DED, General Funds, Capital Improvement Funds, G.O. Bonds,
Utility rates
Goal 4.2:
Explore the demand and viability for a new aquatic center or renovations to the
existing pool.
Objective 4.2.1
Identify potential resources for the construction of a splash pad
Action Steps
4.2.1a Explore the long-term debt capacity of the community
4.2.1b Identify local, regional, state, federal, and in-kind resources for the
construction of the splash pad
4.2.1c Commence fund-raising efforts to solicit public and private
contributions for the construction of the aquatic option. Consider
sponsors for specific amenities
4.2.1d Achieve maximum project impact by leveraging local funds with
outside resources
4.2.1e Package all financial resources for the construction of the aquatic
option
Objective 4.2.2
Construction of the approved aquatic option
Action Steps
4.2.2a Conduct an environmental review process, if required by the project’s
public funding agencies
4.2.2b Enter into a professional services contract with a professional
engineering firm to develop plans and specifications for the project
4.2.2c Develop plans and specifications pursuant to the responses offered by
regulatory agencies and requirements of funding sources
4.2.2d Submit plans for review and approval
4.2.2e Secure necessary permits and approvals
4.2.2f Bid phase to include advertising, letting and contract award to lowest
responsible/responsive bidder
4.2.2g Construction related activities
Responsible Group/Agency
Identified Steering Committee, City Staff, Parks and Recreation Department,
Public Works Department, YMCA, City Council
Potential Resources
City Funds, Capital Improvement Budget, Local Option Sales Tax, Municipal
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Bonds, Fundraising, NE Dept. of Economic Development
Goal 4.3:
Reduce energy use per capita in Blair
Objective 4.3.1
Ensure efficient use of land resources
Action Steps
4.3.1a Encourage new development adjacent to existing development
4.3.1b Encourage infill development
4.3.1c Encourage mixed use development
Objective 4.3.2
Utilize programs and incentives offered by state agencies and OPPD
Objective 4.3.3
Increase the energy efficiency of buildings within Blair
Action Steps
4.3.3a Educate homeowners regarding practical energy efficiency measures
4.3.3b Partner with OPPD to enhance Blair’s understanding of energy use
patterns, rates, programs, and incentives
4.3.3c Encourage residential and commercial energy upgrades
4.3.3d Encourage energy conservation through the siting of development
and landscaping
Objective 4.3.4
Continue to encourage recycling in Blair
Action Steps
4.3.4a Design and incorporate an informational web page on the official city
city site that informs citizens of local recycling options; including
the services and acceptable material of the Washington County
Recycling Association
4.3.4b Examine the costs of partnerships to expand the city-wide fall and
spring cleanup days to include drop off points for electronic and
hazardous waste
Objective 4.3.5
Educate citizen regarding the energy element
Action Steps
4.3.5a Use the city webpage to inform citizens of its energy related efforts,
as well as provide energy saving tips
4.3.5b Develop a demonstration garden at a highly visible public facility
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4.3.5c Recognize local projects that support the goals and strategies of the
energy element
Objective 4.3.6
Reduce energy consumption within the city of Blair’s operations
Action Steps
4.3.6a Conduct building energy audits on priority city building to identify
energy retrofit and improvement opportunities
4.3.6b Educate city staff regarding energy consumption
4.3.6c Educate city staff on latest trends, energy codes, and systems
4.3.6d Undertake a cost-benefit analysis to determine the appropriateness of
converting the city fleet to eletric or compressed natural gas
(CNG) vehicles including an inventory of available grants and
funding sources.
4.3.6e As city vehicles are decommissioned, replace them with alternative
fuel or fuel efficient vehicles when financially feasible
4.3.6f Continue to research funding opportunities to finance energy
efficiency improvements
4.3.6g Meet with OPPD officials annually to review and evaluate
distribution systems and other energy infrastructure investments
Responsible Group/Agency
City Administration, Planning Commission, Public Works,
Goal 4.4:
Facilitate family and youth-oriented cultural and recreation opportunities throughout
the community.
Objective 4.4.1
Dedicate Lions Park as a arts and entertainment venue and implement the
recommendations of the 2015 Blair Parks Master Plan and Trails Update to
improve facilities as a potential venue for community cultural events
Action Steps
4.4.1a Package the necessary funding for engineering and construction of
the recommended improvements to Lions Park
4.4.1b Procure for the engineering specifications of the recommended
improvements to Lions Park
4.4.1c Procure for the construction implementation steps for park
improvements
4.4.1d Create an online reservation system and park calendar to appropriate
the use of park facilities for community organizations and festivals
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Responsible Group/Agency
City Administration, City Council, Parks Department, Public Works
Department, Blair Public Schools, Chamber of Commerce
Potential Resources
Capital Improvements Budget, Municipal Bonds, Nebraska Arts Council,
Community Development Assistance Act, Civic and Community Center
Financing Fund, Nebraska Game and Parks Commission
Objective 4.4.2
Facilitate the collaboration of community arts organizations with potential facilities
for practice and public events
Action Steps
4.4.2a Meet with appropriate community facility owners to discuss the
availability of theatre/music stages, performance areas, and meeting
spaces for rent or free-of-of charge
4.4.2b List all available facilities and appropriate reservation contact
individuals on the city’s web site linked from the Parks Department
and Resident Information pages
Responsible Group/Agency
City Administration, Parks Department, Blair Public Schools, Blair Public
Library, Local Churches
Potential Resources
Nebraska Arts Council
5. Transportation and Circulation
The effective circulation of various methods of transport is vital to a community’s
economic success and quality of life. Through citizen and stakeholder input, Blair wishes to
promote a variety of transportation options. Creating a well-connected, safe, and walkable
community is a high priority for Blair citizens and leaders.
Goal 5.1:
Provide a transportation system throughout Blair for the safe and efficient movement
of people, goods and services.
Objective 5.1.1
Maintain a coordinated plan for maintenance, improvement, and future locations
of all streets, roads, highways, trails, sidewalks, and bridges in the community;
including paving, curbs, gutters, street lighting, curb cuts, replacement, etc.
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Action Steps
5.1.1a Maintain design standards and policies for various classes of streets,
roads, highways, and bridges to enhance the function and safety of
the roadway and street system in Blair.
5.1.1b Continually monitor traffic throughout the community, and include
traffic counts and figures in any updates to the Comprehensive Plan
Responsible Group/Agency
Public Works
Objective 5.1.2
Utilize the trail network as an asset to the quality of life in Blair as a viable resource
for both transportation and recreation
Action Steps
5.1.2a Incorporate the recommendations of the Parks and Trails Master
Plan into the Capital Improvements Plan budget
5.1.2b Assemble land required to implement trails by necessary rights-of-
way, easements, or acquisition as funds allow
5.1.2c Incorporate trails as a requirement in subdivision regulations to
assure trails are programmed into developments as a
continuance of the existing trail system
Responsible Group/Agency
Public Works, City Council, City Administration
Goal 5.2:
Continually dedicate the appropriate resources and due diligence to fulfill the
complete implementation of the highway bypass project.
Objective 5.2.1
Maintain continual correspondence with state and federal highway agencies to
maintain the Blair highway bypass as a priority.
Action Steps
5.2.1a Establish an annual meeting or conference call with appropriate
authorities at the Nebraska Department of Roads and Federal
Highway Administration discussing the requirements and local
actions required to access appropriated funds
5.2.1b Implement required action steps into appropriate planning and
implementation measures such as the city budget, capital
improvements plan, and maintenance plans
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Objective 5.2.2
Develop political allies that can help advocate and allocate funding at the state and
federal congressional levels
Action Steps
5.2.2a Establish an annual meeting or conference call with the state
representative and federal congressional representatives to discuss
project importance, updates, and funding requirements
Responsible Group/Agency
City Administration, Public Works, State/Federal Legislators, NDOR, FHA
6. Commercial/Industrial Development
Blair’s recent successes in Industrial Development has transformed the entire community
from a physical and economic standpoint. Blair’s economy is one that is independent and
unique to that of its peers. In order to sustain its growth, the community makes economic
development a priority. Workforce development is a priority for the community. A thriving
Blair economy will be dependent on an educated and skilled local workforce. Quality of life
and housing investments are necessary to attract and retain a working citizenry.
Goal 6.1:
Broaden the economic base to create and expand employment opportunities for all
age categories.
Objective 6.1.1
Utilize the Blair Comprehensive Plan as a community and economic development
resource guide for future commercial developments.
Action Steps
6.1.1a Provide copies of the Comprehensive Plan to the board members
of Gateway Development Corporation and the Blair Area Chamber
of Commerce. The Comprehensive Plan should be available as a
resource at all meetings.
6.1.1b Representatives from the Gateway Development Corporation and
Blair Area Chamber of Commerce shall be included in all updates to
the Comprehensive Plan
Responsible Group/Agency
Gateway Development Corporation, Planning Commission
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Goal 6.2:
Expand the workforce population of Blair to increase the availability of skilled labor
in the local market as well as facilitate job and skills training to expand the abilities
of the local labor force.
Objective 6.2.1
Increase the population of young adults/families to expand the local labor force.
Action Steps
6.2.1a Create a marketing and outreach campaign to reach out to Blair
alumni informing them of major news/events, job openings
and housing opportunities to increase awareness and connection
Responsible Group/Agency
Chamber of Commerce, Gateway Development Corporation, Business
Community
Potential Resources
Chamber of Commerce, Gateway Development Corporation, LB840,
Business donations
Objective 6.2.2
Expand the career academy in the Blair Public School System
Action Steps
6.2.2a Create a working committee of local employers to identify needed
academic and technical skills
6.2.2b Discuss findings with Metropolitan Community College (MCC)
to identify potential curriculum and faculty offerings that can be
integrated into academy
6.2.2c Conduct meetings and work sessions with employers, MCC, and
Blair Public Schools of potential expenses, and current curriculum
adjustments required for the academy
6.2.2d Conduct a public meeting with students and parents to discuss
findings and potential vocational curriculum for academy
6.2.2e Identify and package funding resources for needed investments
and operating budget of academy. Seek business sponsorships and
scholarships
6.2.2f Encourage enrollment by promoting advantages of vocational
training and careers to students and parents
Responsible Group/Agency
Gateway Development Corp., Chamber of Commerce, Blair Public Schools,
Business Community, Chamber of Commerce, MCC
Potential Resources
DED, MCC, Business Sponsorships, Private Donations
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7. Plan Maintenance and Implementation
The Comprehensive Plan is most effective when it’s a living document that is continually
reflective of the community and its vision. The Planning Commission’s role is the
oversight and implementation of the Comprehensive Plan. The Commission should ensure
the document’s currency and relevancy through regular review.
Goal 7.1:
Maintain and utilize the Comprehensive Plan as the primary tool for making
community decisions regarding the physical and social development of the City of
Blair and its respective planning jurisdiction
Objective 7.1.1
Establish an annual review process of the Comprehensive Plan and associated
zoning and subdivision regulations.
Action Steps
7.1.1a Establish the Blair Comprehensive Plan Advisory Committee (CPAC)
utilized in the formulation of the Blair Comprehensive Plan as an
ongoing commission of the City Council
7.1.1b Schedule an annual meeting of the CPAC to review progress of the
implementation of the goals and objectives set forth in the
Comprehensive Plan and update the Planning Commission and City
Council on its findings. This meeting should occur prior to and
coincide with the City Council’s annual budget meeting. The CPAC
shall also recommend to the Planning Commission and City Council
on the need for updates to the Comprehensive Plan.
Responsible Group/Agency
CPAC, Planning Commission, City Council, City Administration
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[section 5.2]
IMPLEMENTATION TOOLS
A single tool or category of tools is not sufficient to achieve the goals in a comprehensive
plan. The steps toward each goal require the use of several tools and mechanisms in order
to be obtained, realized, and sustained. The city of Blair will need to continually develop
its own set of implementation tools and strategies, recognizing that each has unique
strengths and weaknesses. Implementation strategies can be separated into several distinct
tool categories and programs, each with its distinct characteristics that make it suitable for
specific goals and circumstances.
Support Programs
Three programs will play a vital role in the success of the comprehensive plan
implementation. These programs are:
Capital Improvements Financing
A capital improvements plan provides an annual predictable investment plan that uses a one
to six year horizon to schedule and fund projects integral to the plan’s implementation.
Zoning Regulations
Zoning regulations update zoning districts and corresponding textual descriptions.
Regulations may include design guidelines, and reflect the development goals of the
comprehensive plan update to allow the city to provide direction for future growth.
Subdivision Regulations
Subdivision regulations establish criteria for environmental impact regulations and the
division of land into building areas and public improvements. Implementing infrastructure
investments is a primary function of subdivision regulations.
Public Education
In addition to the identified programs, broad public support and involvement is crucial to
the successful development and implementation of any broad-based policy or program.
If adequate public support is to be developed, a program including and educating Blair
residents and stakeholders is paramount. Political leadership of Blair should strive to
implement an active public participation process by creating an educational process on
land use and development issues. The city should continue to use it website and make the
comprehensive plan and development regulations available online. Ongoing education
and promotion will be an important factor in sustaining interest and motivation from
community members.
Some of the objectives of the comprehensive plan cannot be achieved unless the actions of
public private partnerships can be leveraged. Frequently, constraints prevent organizations
from collaborating effectively (i.e. financial resources, legal authority, excess regulation,
etc.). Efforts should be made to identify and bridge these gaps with open communication,
cooperation, and realization that issues at hand could benefit the health, safety, and general
welfare of the residents and business community of Blair.
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Special Studies and Plans
Additional studies and plans can be helpful to further explore and define a vision of a
certain area, corridor, or development site. Conducting studies and corresponding decisions
as opportunities and challenges arise can ensure that investments are made in accordance
with the comprehensive plan. Some examples of additional planning efforts that can
further develop ideas expressed in the plan include:
• Housing Master Plan
• Facilities Management Plan
• Site Development Plans
• Blight and Substandard Determination Studies
Land Use Suitability
One over-arching goal of the comprehensive plan is to guide development and the
development community by:
• Describing the relationship between land uses
• Minimizing land use conflicts between neighboring parcels and neighborhoods
• Establishing criteria or design standards new development must meet
• Create consistent characteristics within each land use district
Land Use Transition
Development projects should provide, if needed, screening, buffers, or additional setback
requirements when located next to existing uses. Screening or buffers may be plant
material, earthen berms, fencing, or a combination of the listed. Boundaries between land
uses are done along streets, alleys, natural features (streams, railroads, etc.) and lot lines
whenever possible.
Community Entrances
First impressions of the community are made at the entrance corridors. These impressions
are critical to a community’s overall image. Redevelopment should have higher landscaping
standards when located at any of the boundaries or entrances to the city. Entryway design
was a major feature identified as a priority in the Envision chapter. These improvements
along with appropriate sign regulations along the highway corridors into the community
will promote design that reflects the high quality of life in Blair.
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[section 5.3]
ANNEXATION
Typically, communities grow their size, area, and population by annexing areas that are
urban in nature and adjacent and contiguous to the corporate limits of the city. Blair is
unique in that easily developed land is scarce on the periphery of current corporate limits.
[section 5.4]
PLAN MAINTENANCE
The Comprehensive Plan Update is the community’s collective vision, yet change
is inevitable. Major technologies and new community needs will arise during the
planning period, which were not foreseen during the plan’s development. Jobs, housing,
transportation, goods and services will evolve over time. The amendment process to the
Comprehensive Plan must accommodate and help manage the inevitable change in a way
that best promotes, and does not compromise, the community’s core values, health and
well-being. The plan amendment process must be an open and fair process, utilizing sound
planning, economic, social and ecological principals.
If new, significant development opportunities arise which impact several elements of
the plan, and are determined to be of importance, a plan amendment may be proposed
and considered separately from the annual review and other proposed plan amendments.
The City Council or Planning Commission shall compile a list of proposed amendments
received during a year in preparation for a report to provide pertinent information on each
proposal, and recommend action on the proposed amendments. The comprehensive plan
amendment process should adhere to the adoption process specified by the Nebraska State
Statutes and should provide for organized participation and involvement of interested
citizens and stakeholders.
Since this plan is a living, breathing document, it needs to be monitored for continued
relevancy. Although the plan uses a 20-year planning time period, intervening time points
should be utilized to measure progress toward long term goals, to make adjustments based
on changed conditions or preferences, and to provide short and mid-term guidance for land
use decisions. In doing so, the ultimate planning time period will move as well, constantly
evolving to keep the plan current and relevant.
Approximately every five years, the Comprehensive Plan should undergo a major update.
Five years is recommended as the appropriate time interval for major updates for several
reasons. More frequent updates creates a burden on city staff and resources. Less
frequent updates risks the relevancy of the plan. Finally, federal census data is available
every decade, making a five-year review period the midpoint between census updates.
The common elements of a five-year update include reviewing and extending growth
projections, reviewing community goals, and analyzing amendments.
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Annual Review of the Plan
A relevant, up to date plan is critical to its on-going planning success. To maintain the
confidence and buy-in of both the public and private sectors, and to incorporate updates,
the plan must stay current. An annual review should occur where the Comprehensive Plan
Citizen Advisory Committee, Planning Commission, City Council, residents, and city staff
are able to review the plan and recommend necessary changes.
After adoption of the comprehensive plan, opportunities should be provided to identify
any changes in conditions that would impact elements or policies of the plan. The annual
review process needs to involve regularly monitoring trends and changes in the local,
regional, state, and federal landscape. Such trends and changes may include changes in
development activity and use, trends in development regulation amendments, and changes
in planning and zoning law. At the beginning of each year at the annual review, a report
should be prepared by the Comprehensive Plan Citizen Advisory Committee and/or the
Planning Commission that provides information and recommendations on whether the plan
is current in respect to population and economic changes, and if the recommended policies
are still valid for the city and its long-term growth.
The Planning Commission should hold a public hearing on this report to:
• Provide citizens or developers with an opportunity to comment and/or present
possible changes to the plan
• Identify any changes in the status of projects or action items called for in the plan
• Bring forth any issues, or identify any changes in conditions which may impact the
validity of the plan
If the Commission finds major policy issues or major changes in basic assumptions
or conditions have arisen which could necessitate revisions to the plan, they should
recommend changes or further study of those changes.
Conditions of Plan Amendment
Comprehensive Plan amendment procedures are necessary to determine what constitutes
conformity or non-conformity with the plan. It is impossible to set hard and fast rules for
such decisions but consistent criteria should be used when making this determination. The
following criteria are recommended:
• A request for increases in residential density or non-residential floor area in excess
of the guidelines established in the plan, depending upon the degree of increase,
may require a plan amendment.
• Land use request involving minor differences from those shown in the plan should
be considered in conformity with the plan unless precedent would best for more
extensive and non-conforming changes in adjacent areas.
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• Requests for variations or changes in the alignment of designated roadways should
be considered in conformity if the continuity of the roadway is maintained, the
alignment does not result in traffic safety issues or reductions in needed capacity,
does not constrain the proper development of contiguous properties, and does not
conflict with or preempt other planned uses or facilities.
• Requests to deviate from plan-specific requirements such as open space and
traffic reduction measures generally should not be permitted in order to ensure
equitable treatment of all property owners and to avoid arbitrary decisions which
would undermine the legal foundation of the plan. If changes are to be made, they
should be done through a plan amendment process.
• The final criteria must always be whether the request, whatever its nature, will
set a precedent for cumulative changes which are not consistent with the plan.
Therefore, in those instances where the implications of the request are not easily
observed or detected a request for a plan amendment should be required.
Evaluating Land Developments
The interpretation of the plan should be comprised of a continuous and related series of
analyses, with references to the goals and objectives/policies, the overall land use plan, and
specific land use policies. Moreover, when considering specific proposed developments,
interpretation of the plan should include a thorough review of all sections of the plan.
If a development proposal is not consistently supported by the Comprehensive Plan, serious
consideration should be given to making modifications to the proposal, or the following
criteria should be used to determine if a comprehensive plan amendment would be justified:
• The character of the adjacent parcels or neighborhoods
• The zoning and uses on nearby properties
• The suitability of the property for the uses allowed under the current zoning
designation
• The type and extent of positive or negative impact that may affect adjacent
properties, or the city at large, if the request is approved
• The impact of the proposal on public utilities and facilities
• The length of time that the subject and adjacent properties have been utilized for
their current uses
• The benefits of the proposal to the public health, safety, and welfare compared to
the hardship imposed on the applicant if the request is not allowed.
• Comparison between the existing land use plan and the proposed change regarding
the relative conformance to the goals and objectives/policies
• Consideration of professional staff recommendations
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[section 5.5]
CRITICAL ISSUES
As part of the implementation process for Blair, various recommendations or actions are
suggested. These recommendations are based upon public input, staff input, observations,
and experience. These high level issues have been determined to be critical to the success
of the community with respect to achieving the goals identified in this comprehensive plan.
Further detail on obtaining these goals are found in the Vision Implementation Plan section
of this chapter.
Housing Starts
Based on statistics discussed in the Profile chapter and feedback cited in the Envision
chapter, the need for new housing starts in Blair are paramount to the community’s
growth. The economic success and sustained high quality of life will both be determined
by the community’s ability to add new housing opportunities. In order to mutually benefit
existing and new residents to Blair, housing starts should occur in both the existing city
limits and on the community’s periphery.
City Action
City government can effectively promote housing development with a number
of strategies. While investment economies in the private sector will likely
trend towards subdivision development on the periphery of the community,
the city should take measures to enhance the existing neighborhoods by
promoting infill development. Enhancing the city’s efforts for the
acquisition and demolition will protect neighborhoods against blight caused
by dilapidated properties while simultaneously freeing up property for
redevelopment.
Developable Land
The biggest challenge Blair phases in promoting housing development in the
community is the assembly of available land. Flat land capable of supporting
large subdivisions is both scarce and expensive on the periphery of Blair’s
city limits. The prevalence of environmental issues like topography and
floodplain reduces the capacity of surrounding parcels to support housing
subdivisions. Land that does contain the capacity for development is typically
utilized as productive agriculture and would be sold at a premium.
The city and Gateway Development Corporation should work to continually
monitor land within the growth areas identified in the Future Land Use
Map. Regular meetings and correspondence will be necessitated to broker property
for development.
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Economic Diversity
Economic diversity was also discussed by the Comprehensive Plan Advisory Committee
as a critical need in Blair. While Blair’s local economy has performed strongly in recent
decades, the committee feels it is inter-dependent on the external influences of the
agricultural commodity markets. The Cargill campus dominates the economic landscape in
terms of both real estate and jobs held within industries located their. Blair can broaden its
employment base and offer high-wage jobs with corresponding investments in technology-
based industries.
Existing telecommunications businesses and infrastructure, combined with the great
workforce of the nearby Omaha metro area, provide a great opportunity for technology and
communication-based industries.
Highway Bypass
Throughout the planning process, the desire to improve the downtown area was discussed.
The heavy traffic of vehicles and truck traffic along the Washington Street, Highway 75,
route disrupts any pedestrian connectivity and access throughout the downtown area.
The desire for a vibrant entertainment district will be nearly impossible to implement
while heavy truck traffic is directed downtown. City officials have actively planned a
comprehensive, three-phase, truck bypass of the majority of the current Blair city limits.
The first phase is nearing construction activity.
While the completion of all three phases of the potential bypass would likely exceed the
planning period of this update to the comprehensive plan, the advisory committee wanted
to stress the importance of continually working to achieve this vision.