Blair Housing Study 2016-01Blair Housing Study
Blair, NebraskaJanuary 2016
II Blair Housing Needs Study • Blair, Nebraska
Acknowledgements
City of Blair Mayor
Mayor James Realph
Council Members
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
City Staff
Rodney Storm, City Administrator
Phil Green, Assistant City Administrator
Brenda Wheeler, City Clerk
Planning Consultant
Jeffrey B. Ray, AICP
Kevin Andersen
IIIBlair Housing Needs Study • Blair, Nebraska
Table of Contents
Executive Summary
Community Profile
Existing Housing Analysis
Community Engagement
Projections
Implementation
1
2
6
14
18
21
IV Blair Housing Needs Study • Blair, Nebraska
1Blair Housing Needs Study • Blair, Nebraska
Executive Summary
The city of Blair is located on the eastern border of
Nebraska, along the Missouri River. The community is
centrally located in Washington County, within the Omaha/
Council Bluffs Metropolitan Statistical Area. This study exists
to examine the housing market of Blair and document area
housing data and conditions. The goal of the document is
to provide support for community decisions and strategies
regarding housing improvement and development in the
community. It is understood that housing is an integral
component of economic development, quality of life, and
overall community success. A portion of this study and the
Comprehensive Plan update were funded by Nebraska
Investment Finance Authority’s (NIFA) Housing Study Grant
Program. The Housing Study Grant Program is designed to
stimulate ideas for regional, community and neighborhood
plans encompassing housing, community, economic, and
place-based development opportunities in Nebraska.
Executive Summary
The Blair Housing Study was developed in conjunction with a major update to the city’s Comprehensive
Plan. Within the context of the planning process, public participation involved a series of focus group
meetings, on-line engagement, and engaging select stakeholders in housing, community and economic
development to discuss housing needs and opportunities in Blair. The process was overseen by a
selected steering committee consisting of various stakeholders and community leaders.
The first step in the study is to develop a profile of Blair. This profile is an understanding and analysis
of Blair, its residents, and its housing stock. The purpose of the profile is to identify who the residents
of Blair are, and what their future needs may be. This analysis also carries over to identify a potential
market for future residents of the community and examining the appropriate housing options to attract
population growth.
The engagement step is a critical component of the planning process. Citizen participation is of the
utmost importance in identifying the strengths, weaknesses, opportunities, and threats (SWOT) for
housing development in the community. The residents, workforce, and business leaders of Blair have
the most intimate understanding of the issues facing the community and housing stock.
The third step in the planning process includes projection future housing needs and demands. Utilizing
socioeconomic data and establishing trends of the existing population, a forecasted population base
and housing demand are developed. These projections are designed to assist community leaders and
private concerns in policy and investment decisions.
Stakeholder input, in conjunction with highlighted community data, is utilized in the final step of
the planning process. An implementation plan that complements the recommendations of the
Comprehensive Plan was developed based on input gained throughout the planning process and
targeted opportunities. This community action plan is created with strategies for addressing issues that
may currently prohibit housing development in the community.
Study Process
2 Blair Housing Needs Study • Blair, Nebraska
Community Profile
Blair’s historical growth is best summarized by consistent and, at times, rapid growth. The rapid growth of
the “baby boomer” era has given way to steady growth trends over the past few decades. This growth can
largely be attributed to the community’s quality of life amenities and history of strong agricultural economy
and more recently, economic development and increasing connectivity to the city of Omaha. These growth
trends weigh heavily on projections of future population growth in the community. The goal of this housing
needs study is to identify strategies to develop housing that will accommodate and facilitate these growth
trends.
Population
Figure 1. Blair Historic Population
Community Profile
3Blair Housing Needs Study • Blair, Nebraska
Comparing Blair’s growth with similar cities gives context to its growth and current population.
Comparable cities are selected on factors such as proximity, current population, and geographic
situation. Over the span of the past 40 years, Blair’s growth rate has exceeded that of the identified
peer communities.
Housing choice is imperative to growth on a regional perspective. With all of peer communities located
within the Omaha/Council Bluffs Metropolitan Statistical Area, their growth respective to one another
is largely determined by connectivity to job centers, quality of life amenities, and appropriate housing
choice.
Figure 2. Regional Population Trends
Community Profile
4 Blair Housing Needs Study • Blair, Nebraska
Age structure analysis provides
a snapshot of the current
population of a community by
its respective age cohorts and
gender. It also serves as a
baseline for future population
projections by allowing the
viewer to track age groups
through time compared with
area birth, mortality and
migration rate trends. With peak
population points in the younger
age groups, Blair is positioned
to see natural 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 by 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 the 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,
clinics, skilled care facilities,
and accommodating housing
options. Regular analyses
Figure 3. Blair Age Cohort - 2010
Community Profile
should be given to these areas to gauge their capacity for growth.
An aging population forecasts shifts in housing and employment needs in a community. Without
adequate housing for an aging population, Blair may lose this demographic due to its high connectivity
with other communities in the region. Diverse housing options such as smaller housing, ADA
accessible housing, or housing facilities ranging from independent living to skilled care will help retain
an older demographic.
5Blair Housing Needs Study • Blair, Nebraska
In looking at recent trends of specific age cohorts, the most notable growth has occurred in young
families. These families are characterized by children under the age of 19 and adults between the
ages of 25 and 44. However, the community’s median age has increased, largely due to the growth in
the oldest segments of the population. Every cohort above the age of 45 experienced growth over the
most recent Census decade. This trend will weigh heavily on the community’s need to produce housing
opportunities and quality of life amenities to retirees and seniors.
Figure 4. Blair Age Cohort Trends
Community Profile
6 Blair Housing Needs Study • Blair, Nebraska
Existing Housing Analysis
Mirroring its historic population growth, the development of Blair’s housing stock has remained
relatively consistent since 1950. The community offers a diverse housing stock in terms of age. Almost
40% of the households in Blair were constructed after 1980, making the households less than 35 years
old. A diverse housing stock is an essential element for community growth. Housing choice provides
quality ownership and renter opportunities for families and individuals of all socio-economic standing.
Figure 5. Blair Housing Stock Ages
Existing Housing Analysis
* Four years of data only
*
7Blair Housing Needs Study • Blair, Nebraska
Blair has closely followed the
national trend of an increasing
population while family and
household size decline.
This increased 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
units has decreased slightly. In
1990 69.1% of occupied units
were owner-occupied. In 2010
that number as 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.
It should be noted that the
closure of Dana College in
2010 had a significant impact
on housing trends that were
not accounted for in the 2010
Census. 2012 estimates
make adjustments to housing
data for the community. The
overall vacancy rate increased
to an estimated 12.4%, with a
corresponding increase in the
renter-occupied vacancy rate
to an estimated 15.2%. The
loss of Dana students had a
significant impact on the rental
market.
Figure 6. Blair Housing Trends
Existing Housing Analysis
Figure 7. Blair Housing Trends
8 Blair Housing Needs Study • Blair, Nebraska
Income is a major, if not the definitive, factor in terms of housing choice for a resident. The household
income levels as reported by Census are documented in Figure 8. Blair’s median household income
of $56,946 is well supported by the distribution of population at 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 that fixed income sources of Social Security or personal
retirement savings.
Figure 8. Blair Household Income - 2012
Existing Housing Analysis
9Blair Housing Needs Study • Blair, Nebraska
The relationship between income and housing is further
explored in Figures 9 and 10. The U.S. Census defines
monthly housing costs as the total cost of owning or
renting a home, or the total of mortgage (rent), taxes,
insurance, and utility costs. A total monthly housing
cost 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
an estimated $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
spending 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 9. Blair Homeowner Costs - 2012
Existing Housing Analysis
10 Blair Housing Needs Study • Blair, Nebraska
The monthly housing costs 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 of home ownership including accumulation
of wealth via an appreciable asset. High homeownership rates also provide stability and personal
investment 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 and estimated $675 in 2012.
Figure 10. Blair Renter Costs - 2012
Existing Housing Analysis
11Blair Housing Needs Study • Blair, Nebraska
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.
Figure 11. Blair Owner-Occupied Unit Value - 2012
Existing Housing Analysis
12 Blair Housing Needs Study • Blair, Nebraska
By analyzing the reported commuting patterns of a community, a logical conclusion can be made
regarding the location(s) of employment for Blair residents. Figure 12 is a depiction of the estimated
community trends by U.S. Census. The majority of commuting times lie under 15 minutes. This data
trend suggests that many residents are working fairly locally; if not in Blair, than within a short drive of
Blair.
Over 12% of residents report a commute of 30 to 34 minutes. A commute of this time align with the
travel time to much of the Omaha/Council Bluffs Metropolitan Area. As connectivity between Blair and
Omaha is increased, it is acknowledged that Blair may become an attractive home for a commuting
population.
Figure 12. Blair Commute Times - 2012
Existing Housing Analysis
13Blair Housing Needs Study • Blair, Nebraska
A field survey of housing conditions was conducted through the Fall 2015. Housing units visible from
the Right of Way were analyzed on structural integrity utilizing federal Housing and Urban Development
guidelines:
Excellent – no improvements needed
Minor Improvements – Improvements that a typical homeowner could repair
Major Improvements – Improvements required that would likely be contracted
Deteriorated – Significant structural repairs needed
Vacant – No improvements on lot
The analysis generated several observations that affect the housing market in Blair. First, the
community has recovered well from a major hailstorm in June of 2014 that inflicted significant damage
to properties throughout the community. The recovery and repair efforts likely improved the visible
integrity of the overall housing stock via insurance claims repairing and replacing exterior elements
such as roofs, siding, and windows.
Housing Conditions
Existing Housing Analysis
Figure 13. Blair Housing Condition Rating
14 Blair Housing Needs Study • Blair, Nebraska
Community Engagement
The Blair Housing Study was conducted simultaneously to the city’s update to the Blair Comprehensive
Plan. As such, the public participation process for the formulation of each document was shared.
Successful plans involve the community to represent their needs and vision for the future. The over-
arching goal of the public participation 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.
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 discussion of the Housing Focus group is detailed below.
Housing Focus Group
It is well established in the community that housing opportunity and investment is paramount facilitating
Blair’s growth. The community has seen steady population 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
The housing focus group identified the local employment opportunities and the school system as the
community’s greatest strengths. Both of these factors are major draws to the area. Blair’s location
within the Omaha MSA provides a lot of flexibility for residential choice. Therefore, a family’s place of
residence isn’t necessarily exclusively determined by the location of employment. Blair is a relatively
short drive to many of the employment centers within the city of Omaha. Quality of life factors like
children’s education is a major decision factor for residential location decisions. The positive opinion of
Blair’s school system is a significant amenity for the community.
Weaknesses
Various forms of transportation has a negative impact on the quality of life in Blair. Heavy truck and
train traffic creates a disconnect for the community in a number of ways. From a circulation standpoint,
these heavy users impact the ease of which a driver, biker, or pedestrian can access points in the
community. The rail lines limit crossings at several points, especially limiting north-south traffic flow.
A prevalence of truck traffic through town also hinders safe and comfortable circulation across many
modes of transportation.
Community Engagement
15Blair Housing Needs Study • Blair, Nebraska
Town Hall Meeting
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 and Housing Study.
Community Engagement
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.
Most housing choice in Blair is limited to detached single-family households. The lack of diversity in
the housing stock prevents the local market from serving many types of demand and price-points.
Especially as a large segment of the population ages and approaches retirement, housing options such
as condominiums, attached single-family homes, and multi-family homes are a desired option. These
housing types also often cater to the needs and demands of young professionals and families looking
to locate in Blair.
Blair’s location in the Omaha/Council Bluffs Metropolitan Area yields competition in regards to
population growth and retention. A commuting population especially has multiple housing options
throughout many communities in the region. A home-buyer can price-match as well as find a wider
market for a desired housing type. For example, participating local Realtors in the focus group
estimated that 50% of the starter home market finds homes elsewhere.
Certain internal forces have proved to be a barrier to housing growth as well. Many of the newer
subdivisions that have vacancies contain covenants which have turned away potential investment
and construction. The condition of the existing housing stock also proves to turn away potential
homebuyers for other markets. While Figure 13 indicates a well-rated housing stock from a structural
integrity standpoint, it is not a reflection of the internal upkeep and modernization of the housing stock,
nor the housing supplies ability to keep up with modern demands.
The lack of rental opportunity in Blair has been a major deterrent for population growth. A well-supplied
rental market can be an essential component of community growth. Rentals provide an option outside
of home ownership investment or a transitional housing option as tenants seek to purchase a home
locally. The lack of diversity and overall opportunity for the rental market is a large weakness in the
community housing conversation. The lack of adequate supply has driven rents up higher than the
quality and type of households reflect.
Finally, the lack of available local developers has been a recent deterrent to housing investment in Blair.
Much like potential residents, housing developers and financers also have a wide variety of investment
options throughout the region. Blair is forced to compete with other communities in attracting the type
of investment required for new subdivision development. The cited lack of developable land – due
to cost and availability – is a deterrent for investors with several other communities in the region to
compare with.
16 Blair Housing Needs Study • Blair, Nebraska
Community Engagement
Community Assets
• Proximity to Omaha metro and amenities
• Dana campus and downtown are
opportunities Community Assets
• 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
17Blair Housing Needs Study • Blair, Nebraska
The MindMixer site, www.buildblair.mindmixer.com, served as an online public forum to supplement the
traditional public participation process for the Comprehensive Plan and Housing Study. The platform
operates as a convenient, and easy-to-use manner in which citizens can participate in community
discussions at their convenience. 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
view. These visitors provided nearly 50 unique ideas to improve their community and 300 interactions
regarding their ideas.
Some of the top trending ideas are detailed here. 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.
BuildBlair.mindmixer.com
18 Blair Housing Needs Study • Blair, Nebraska
Projections
By utilizing the existing age cohort data combined with regional birth, mortality, and migration rates; age
cohort analysis allows for the projection of future population. The assumptions lie in sustained trends in
these criteria for the next 20 years.
Blair is a community that has seen extremely steady and at times rapid growth. While future population
growth will certainly fluctuate based on trends outside of the community’s control, population projections
provide an important baseline to direct policy implementation. Population projections are important
to plan for future needs of community infrastructure, employment, and housing. Planned and phased
investments in these areas are a prerequisite for population growth.
The age cohort analysis projections indicate the population levels of Blair to continue to grow steadily,
if not rapidly. The age cohort analysis provides an indication of where growth pressures lie. However,
during the Comprehensive Plan update process, the community set a goal to reach a population of
10,000 by 2035, or just over a 1.0% annual growth rate. This will serve as the baseline for housing
projections in the remainder of this section.
Figure 14. Blair Population Projection - Age Cohort Analysis
Population Projections
Projections
19Blair Housing Needs Study • Blair, Nebraska
The demand for number of units, both owner-occupied and renter-occupied, is calculated based off the
current occupancy rate for each tenure. Census estimates that 70.4% of Blair residents lived in homes
they owned. 29.6% of residents rented their home.
This ratio was utilized to estimate the projected population of owners and renters based off the
projected population described earlier in this chapter. These population numbers were further divided
by the average household size of both owner occupied and renter occupied units. This number
equates to the total number of owner and renter housing units required to house the estimated future
population.
Housing Projections
Figure 15. Blair Housing Need Projections
The aggregate market for housing is comprised of many submarkets, each defined by tenure and price
ranges. To analyze conditions in each submarket, the demand for housing (measured by the number
of households), is compared with the supply of housing (measured by the number of owner-occupied
units). This model assumes that those renting would move into ownership for a unit of appropriate
value.
Blair also contains a relatively high number of dependent households, or households on a fixed income
such as retirement savings and/or social security. This sub-market is very unlikely to seek new market-
rate housing opportunities and have been factored out of this projection. Therefore the household
income numbers are largely based on households reporting income derived from earnings. The data in
Figure 16 was derived from 2014 Census Estimates. One challenge in utilizing Blair Census estimates
is that in large part, Census figures still account for a large student population – as the 2010 Census
was taken before the closing of Dana College. This, along with the dependency figures, also likely over-
estimates populations at the lowest income levels.
Projections
20 Blair Housing Needs Study • Blair, Nebraska
Projections
The households in a market can be categorized into groups according to the household’s income.
Similarly, homes can be divided into corresponding categories to each income group based on
recommended price points of affordability. Based on consensus from the mortgage lending community,
a household can afford to live in a home valued at approximately 250% of its annual income.
The number of households in each income category is compared to the number of homes in each
corresponding value category. Where there are more homes than household, a surplus exists; where
there are more households than homes, a deficit exists. Categories of relatively high deficits should be
prioritized for immediate development.
The data suggests that demand for homes at the highest price points exceeds the available supply.
These deficit begin at an annual household income of $50,000 to $74,999. Utilizing a multiplier of
2.5 a households income, the home value that matches this demographic begins at $125,000 and
up. Based on input from area housing professionals this equates to what is commonly referred to as a
“starter home”.
Starter home’s are an important market. Generally appealing to young professionals and families,
starter homes directly relate to population growth in a community. With a strong school system
and desirable amenities like parks and trails, Blair is an attractive community to this demographic.
Providing housing opportunities as these price points will enhance Blair’s ability to attract families to the
community.
Housing professionals also commented on the difficulties of developing housing at these price points.
At the market rate for developable land, combined with the cost of construction, starter homes are
generally not economically feasible to develop in a traditional suburban format. For these reasons,
developments at this price point should be prioritized for consideration of use of public assistance such
as Tax Increment Financing when a financing gap is documented. Alternatively, non-traditional forms
of development strategies will assist in developing at this price point. Attached family housing, and/or
other density bonuses for developers could incentivize development.
Housing income and housing supply data documents that the largest housing deficit lies at household
income levels beginning at $100,000. This suggests that values beginning at $250,000 are in the
highest demand in the Blair area. Input from housing stakeholders suggest that these price points are
more economical to develop in Blair. So while development incentives for these “market rate” units may
not always be necessary, they can be an important tool for development in prioritized or blighted areas
of the community. The city and its partners should prioritize marketing the community to developers
and home builders to encourage investment in the area.
Housing Demand by Income
21Blair Housing Needs Study • Blair, Nebraska
Implementation
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 successful utilization of this study is contingent on the implementation of the goals and objectives
identified in this section and the Blair 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 guidance document meant to address housing issues related to
the community’s goals for growth set forth in its Comprehensive Plan. 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.
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
Vision Implementation Plan
Implementation
22 Blair Housing Needs Study • Blair, Nebraska
Goal
Maintain and support an annual population growth of over 1% and to achieve a population of 10,000 by
the year 2035.
Objective 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 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
1.2 In conjunction with the school district, prepare marketing materials
that highlight the strengths and opportunities of the community and
attractiveness to potential residents
1.3 Meet with various realty companies from the Omaha metro to market
and educate about the opportunities and high quality of life in Blair
1.4 Hold a Housing Developers/Builders Summit and Familiarization
Tour to discuss housing demand opportunities and local policies
1.5 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 2
Facilitate population growth with infill development
Action Steps
2.1 Review existing zoning and building code and analyze based on the
potential for redevelopment and reuse of individual properties
2.2 Conduct a downtown housing study that analyzes existing
opportunities for upper-story housing and provides
recommendations for implementation
2.3 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
Potential Resources
DED, USDA-RD, NIFA, General Funds, LB840
Implmentation
23Blair Housing Needs Study • Blair, Nebraska
Implmentation
Objective 3
Improve neighborhoods and provide housing opportunities by expanding efforts
to acquire and demolish dilapidated housing and promote vacated property for
redevelopment
Action Steps
3.1 During an annual stakeholder meeting set a yearly goal for
demolitions. Goals should equate approximately 0.1% of the total
housing stock.
3.2 Explore funding opportunities to identify external resources to assist
in voluntary acquisition and redevelopment construction
3.3 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 4
Facilitate population growth with a higher quality housing stock by renovating and
repairing the existing housing stock
Action Steps
4.1 Utilizing numerous methods, including self-reporting, nuisance
complaints, surveys, and foreclosures, identify the number of units
needing rehabilitation
4.2 Package available funding including; state and federal resources,
lending funds, and property owners’ equity
4.3 Implement systematic improvements according to funding agencies’
guidelines
4.4 Establish a volunteer-labor pool to assist in voluntary home
improvements for low-income, elderly, or handicapped homeowners
4.5 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
4.6 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
4.7 Promote maximum energy efficient housing standards and provide/
promote incentives for implementation
4.8 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
24 Blair Housing Needs Study • Blair, Nebraska
Potential Resources
DED, USDA-RD, NIFA, Nebraska Energy Office, General Funds, LB840
Objective 5
Diversify the housing stock in Blair to provide housing options at multiple price
points to serve families of all economic backgrounds.
Action Steps
5.1 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.
5.2 Market opportunities in Blair to developers specializing in special-
needs, and affordable housing, i.e. Habitat for Humanity, elderly,
disabled veterans, modular, etc.
5.3 Review and package financial incentives for housing rehabilitation,
i.e. owner-occupied rehabilitation, rental rehabilitation; prioritize
older and blighted housing stock for implementation
5.4 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 6
Create a continual dialogue of housing challenges and opportunities in the
community
Action Steps
6.1 Facilitate an annual meeting of housing stakeholders, major employers and
political leaders to discuss housing issues, including policies, incentives, and
constraints
6.2 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
6.3 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, Gateway Development Corporation
Implementation
25Blair Housing Needs Study • Blair, Nebraska