2018-13RESOLUTION NO. 2018-13
COUNCIL MEMBER STEWART INTRODUCED THE FOLLOWING RESOLUTION:
RESOLUTION OF THE MAYOR AND COUNCIL OF THE CITY OF BLAIR,
NEBRASKA, DIRECTING THAT THE TRANSFORMATION HILL
REDEVELOPMENT AREA IN THE BLIGHT AND SUBSTANDARD STUDY
FOR BLAIR, NEBRASKA, PREPARED BY JEO CONSULTING GROUP,
2018, AND AS DESCRIBED IN THIS RESOLUTION, BE DECLARED AS
BLIGHTED AND SUBSTANDARD AND IN NEED OF REDEVELOPMENT
PURSUANT TO THE NEBRASKA COMMUNITY DEVELOPMENT LAW.
WHEREAS, it is desirable and in the public interest that the City of Blair, Nebraska (the
"City"), a municipal corporation and city of first class, undertake and carry out urban redevelopment
projects in areas of the City which are determined to be blighted and substandard and in need of
redevelopment; and
WHEREAS, Chapter 18, Article 21, Nebraska Reissue Revised Statutes, as amended,
known as the Community Development Law (the "Act"), prescribes the requirements and
procedures for the planning and implementation of urban redevelopment projects; and
WHEREAS, the City, in accordance with the laws of the State of Nebraska applicable to
cities of the first class, has duly prepared and approved a general plan for the development of the
City known as its Comprehensive Plan, all as required by section 18-2110 of the Act; and
WHEREAS, section 18-2109 of the Act requires that, prior to the City preparing a
redevelopment plan for a redevelopment project, the Council as governing body of the City, should,
by resolution, find and determine that the area is a blighted and substandard area and in need of
redevelopment as defined in the Act; and
WHEREAS, the City received a blight and substandard study from JEO Consulting Group
recommending that a portion of the City qualifies for declaration by the City as a blighted and
substandard area in need of redevelopment as defined in the Act (the "Initial Blight Study"); and
WHEREAS, on March 6, 2018, the Mayor and Council submitted the question of
whether the area included in the Initial Blight Study was blighted and substandard and in need of
redevelopment to the Planning Commission of the City for its review and recommendation, and
the Planning Commission held a duly noticed public hearing on the question and recommended
to the Mayor and Council that the area be designated blighted and substandard and in need of
redevelopment; and
WHEREAS, on Tuesday, March 13, 2018, at 7:00 P.M., the Mayor and Council of the
City held a public hearing to determine whether the area included in the Initial Blight Study
should be declared blighted and substandard and in need of redevelopment as required by the
Act; and
WHEREAS, the Council approved via motion the adoption of the Initial Blight Study at
the Public Hearing but did not pass a resolution declaring the area as blighted, substandard and in
need of redevelopment; and
WHEREAS, subsequent to the March 13, 2018, public hearing, the area within the Initial
Blight Study was replatted; and
WHEREAS, as a result of the replat, JEO Consulting Group updated the Initial Blight
Study to reflect the replat (the 'Blight Study") and recommended that a portion of the City described
in the Blight Study and in this Resolution (the area in the Initial Blight Study plus additional real
property included as part of such previously -existing tax parcels as a result of the replat, referred to
herein as the "Transformation Hill Redevelopment Area") qualifies for declaration by the City as a
blighted and substandard area in need of redevelopment as defined in the Act, which Blight Study is
attached hereto as Exhibit 1; and
WHEREAS, the Transformation Hill Redevelopment Area is more particularly described
on Exhibit 2, attached hereto and incorporated herein; and
WHEREAS, on June 5, 2018, the Mayor and Council submitted the question of whether
the Transformation Hill Redevelopment Area was blighted and substandard and in need of
redevelopment to the Planning Commission of the City for its review and recommendation, and
the Planning Commission held a duly noticed public hearing on the question and recommended
to the Mayor and Council that the Transformation Hill Redevelopment Area be designated
blighted and substandard and in need of redevelopment; and
WHEREAS, on Tuesday, June 12, at 7:00 P.M., the Mayor and Council of the City held
a public hearing (the "Public Hearing") in the Blair City Council Chambers, 218 South 16th
Street, Blair, Nebraska 68008, to determine whether the Transformation Hill Redevelopment
Area should be declared blighted and substandard and in need of redevelopment as required by
the Act; and
WHEREAS, notice of the Public Hearing was published in the Enterprise, a legal
newspaper of general circulation in the City, on May 25, 2018, and June 1, 2018, which notice
described the time, date, place and purpose of the Public Hearing and the legal description of the
Transformation Hill Redevelopment Area; the last publication of such notice being at least ten
days prior to the time of the Public Hearing; and
WHEREAS, on or before June 2, 2018, such date being at least 10 days prior to the time
of the Public Hearing, the City mailed notice of the Public Hearing by United States Mail,
sufficient postage affixed, to all registered neighborhood associations whose area of
representation is located in whole or in part within a one -mile radius of the Transformation Hill
Redevelopment Area, and to the president or chairperson of the governing body of each county,
school district, community college, educational service unit, and natural resources district with
real property in the Transformation Hill Redevelopment Area, which notice included the time,
date, place and purpose of the Public Hearing, and included a map of sufficient size to show the
Transformation Hill Redevelopment Area (or reference thereto); and
2
WHEREAS, the City conducted the Public Hearing pursuant to the Nebraska Open
Meetings Act and afforded all interested parties a reasonable opportunity to express their views
respecting the declaration of the Transformation Hill Redevelopment Area as blighted and
substandard and in need of redevelopment, and the Mayor and Council reviewed and discussed
the Blight Study.
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE
CITY OF BLAIR, NEBRASKA:
Section 1. The Mayor and Council find, based on substantial evidence in the Blight
Study and in the record of this proceeding and the June 12, 2018, Public Hearing that the
Transformation Hill Redevelopment Area qualifies as blighted, substandard and in need of
redevelopment due to, among other things, its overall structural condition, street layout, faulty lot
layout, unsanitary or unsafe conditions, deterioration, detrimental effect on public health and
safety, age of structures, and inadequate ventilation and sanitation.
Section 2. Based on the foregoing, the Blight Study and substantial evidence in the
record of this proceeding, the Mayor and Council hereby declare the Transformation Hill
Redevelopment Area as blighted and substandard and in need of redevelopment pursuant to the Act,
in that conditions now exist in the Transformation Hill Redevelopment Area meeting the criteria in
section 18-2103(10) of the Act.
Section 3. The Transformation Hill Redevelopment Area is hereby further declared
to be blighted and in need of redevelopment pursuant to the Act, in that conditions now exist in
the Transformation Hill Redevelopment Area meeting the criteria set forth in the Act, including,
without limitation, (a) one or more of the factors set forth in section 18-2103(11)(a) of the Act
and (b) at least one of the factors set forth in section 18-2103(11)(b) of the Act, as described and
set forth in the Blight Study.
Section 4. The blighted and substandard conditions existing in the Transformation
Hill Redevelopment Area are beyond remedy and control solely through the regulatory process
and the exercise of police power and cannot be dealt with effectively by the ordinary operations
of private enterprise without the aids provided by the Act, and the elimination of the blighted and
substandard conditions by redevelopment under the authority of the Act is hereby found to be a
public purpose and declared to be in the public interest.
Section 5. The Transformation Hill Redevelopment Area is in need of redevelopment
and is or will be an eligible site for a redevelopment project under the provisions of the Act at the
time of the adoption of any redevelopment plan with respect thereto.
Section 6. This Resolution shall be published and shall take effect as provided by
law.
COUNCIL MEMBER STEWART MOVED THAT THE RESOLUTION BE ADOPTED AS
READ, WHICH SAID MOTION WAS SECONDED BY COUNCIL MEMBER ANDERSEN.
3
UPON ROLL CALL, COUNCIL MEMBERS SHEPARD, STEWART, WILLIS, HANSEN,
JENSEN, HALL, ANDERSEN AND WOLFF VOTING "AYE", AND COUNCIL MEMBERS
NONE VOTING "NAY", THE MAYOR DECLARED THE FOREGOING RESOLUTION
PASSED AND APPROVED THIS 12TH DAY OF JUNE, 2018.
CITY OF BLAIR, NEBRASKA
BY
JA SEALPH, MAYOR
ATTEST:
BRENDAWHEELER, CITY CLERK
(SEAL)
STATE OF NEBRASKA )
) :ss:
WASHINGTON COUNTY )
BRENDA WHEELER, hereby certifies that she is the duly appointed, qualified and acting City
Clerk of the City of Blair, Nebraska, and that the above and foregoing Resolution was passed and
adopted at a regular meeting of the Mayor and City Council of said City held on the 12th day of
June, 2018.
66o./' W"-,
BRENDA WHEELER, CITY CLERK
4
EXHIBIT 1
Blight Study
[Blight Study attached]
EXHIBIT 2
Legal Description of Transformation Hill Redevelopment Area
A PARCEL OF LAND LOCATED IN THE EAST HALF OF THE NORTHEAST
QUARTER OF SECTION 10, THE WEST HALF OF THE NORTHWEST QUARTER
OF SECTION 11, AND THE NORTHWEST QUARTER OF THE SOUTHWEST--'
QUARTER OF SECTION 11, ALL IN TOWNSHIP 18 NORTH, RANGE 11 EAST OF
THE SIXTH P.M., WASHINGTON COUNTY, NEBRASKA, BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF THE NORTHEAST QUARTER
OF THE NORTHEAST QUARTER OF SAID SECTION 10, SAID POINT ALSO
BEING ON THE NORTH LINE OF LOT 1 OF TRANSFORMATION HILL
ADDITION TO THE CITY OF BLAIR, WASHINGTON COUNTY, NEBRASKA;
THENCE WESTERLY ON THE NORTH LINE OF SAID LOT 1 TO THE
NORTHWEST CORNER OF SAID LOT 1; THENCE SOUTHERLY ON THE WEST
LINE OF SAID LOT 1 TO THE SOUTHWEST CORNER OF SAID TAX LOT 1, SAID
SOUTHWEST CORNER BEING ON THE NORTHERLY RIGHT OF WAY LINE OF
COLLEGE DRIVE; THENCE SOUTHERLY ON A LINE BEING PERPENDICULAR
TO THE SOUTHERLY RIGHT OF WAY LINE OF SAID COLLEGE DRIVE TO A
POINT ON THE NORTH LINE OF LOT 6 OF SAID TRANSFORMATION HILL
ADDITION, CITY OF BLAIR, SAID NORTH LINE ALSO BEING THE
SOUTHERLY RIGHT OF WAY LINE OF SAID COLLEGE DRIVE; THENCE
WESTERLY ON THE NORTH LINE OF LOTS 2 AND 6 OF SAID
TRANSFORMATION HILL ADDITION, TO THE NORTHWEST CORNER OF SAID
LOT 2; THENCE WESTERLY TO THE NORTHEAST CORNER OF LOT 1 OF
ANDERSON'S ADDITION TO THE CITY OF BLAIR, WASHINGTON COUNTY,
NEBRASKA, SAID NORTHEAST CORNER BEING ON THE WESTERLY RIGHT
OF WAY LINE OF NORTH 30TH STREET; THENCE SOUTHERLY ON SAID
WESTERLY RIGHT OF WAY LINE TO THE SOUTHEAST CORNER OF TRACT B
OF ADMINISTRATIVE LOT LINE ADJUSTMENT OF LOTS 2 AND 3 OF SAID
ANDERSONS ADDITION; THENCE SOUTHERLY TO THE NORTHWEST
CORNER OF LOT 4 OF SAID TRANSFORMATION HILL ADDITION, THENCE
SOUTHERLY ON THE WEST LINE OF SAID LOT 4 TO THE SOUTHWEST
CORNER OF SAID LOT 4; THENCE EASTERLY ON THE SOUTH LINE OF SAID
LOT 4 TO THE SOUTHEAST CORNER OF SAID LOT 4; THENCE EASTERLY ON
THE SOUTHERLY RIGHT OF WAY LINE OF ANGELS SHARE DRIVE TO A
POINT ON THE EAST LINE OF THE SOUTHEAST QUARTER OF THE
NORTHEAST QUARTER OF SAID SECTION 10; THENCE SOUTHERLY ON SAID
EAST LINE TO A POINT ON THE NORTH LINE OF LOT 32 OF SAID
TRANSFORMATION HILL ADDITION; THENCE SOUTHWESTERLY ON THE
NORTH LINE OF LOTS 28 THROUGH 32 OF SAID TRANSFORMATION HILL
ADDITION TO THE NORTHWEST CORNER OF SAID LOT 28; THENCE
SOUTHEASTERLY ON THE WEST LINE OF SAID LOT 28 TO THE SOUTHWEST
CORNER OF SAID LOT 28, SAID SOUTHWEST CORNER BEING ON THE
NORTHERLY RIGHT OF WAY LINE OF KREJCI BOULEVARD; THENCE
SOUTHWESTERLY ON SAID NORTHERLY RIGHT OF WAY LINE TO THE
WESTERLY RIGHT OF WAY LINE OF KREJCI BOULEVARD; THENCE
SOUTHEASTERLY ON SAID WESTERLY RIGHT OF WAY LINE TO THE
NORTHWEST CORNER OF LOT 27 OF SAID TRANSFORMATION HILL
ADDITION; THENCE SOUTHERLY ON THE WEST LINE OF SAID LOT 27 TO
THE SOUTHWEST CORNER OF SAID LOT 27; THENCE NORTHEASTERLY ON
THE SOUTHERLY LINE OF LOT 27, AND LOTS 43 THROUGH 57 OF SAID
TRANSFORMATION HILL ADDITION TO THE SOUTHEAST CORNER OF SAID
LOT 57, SAID POINT ALSO BEING ON THE WESTERLY RIGHT OF WAY LINE
OF HANSEN DRIVE; THENCE CONTINUING NORTHEASTERLY ON THE
NORTHEASTERLY EXTENSION OF SAID SOUTHERLY LINE OF LOT 27, AND
LOTS 43 THROUGH 57 TO THE SOUTHEAST CORNER OF TAX LOT 643 IN SAID
SECTION 11, SAID SOUTHEAST CORNER BEING ON THE NORTHERLY RIGHT
OF WAY LINE OF SAID HANSEN DRIVE; THENCE CONTINUING
NORTHEASTERLY ON SAID EASTERLY LINE TO THE NORTHEAST CORNER
OF SAID TAX LOT 643, ALSO BEING THE SOUTHEAST CORNER OF TAX LOT
425 IN SAID SECTION 11; THENCE NORTHERLY ON THE EAST LINE OF SAID
TAX LOT 425 TO THE NORTHEAST CORNER OF SAID TAX LOT 425; THENCE
WESTERLY ON THE NORTH LINE OF SAID TAX LOT 425 TO THE NORTHWEST
CORNER OF SAID TAX LOT 425, SAID NORTHWEST CORNER BEING ON THE
EASTERLY RIGHT OF WAY LINE OF 27TH STREET; THENCE NORTHERLY ON
SAID EASTERLY RIGHT OF WAY LINE TO THE NORTHWEST CORNER OF
TAX LOT 295 IN SAID SECTION 11, SAID NORTHWEST CORNER BEING ON
SAID SOUTHERLY RIGHT OF WAY LINE OF COLLEGE DRIVE; THENCE
WESTERLY TO THE NORTHEAST CORNER OF LOT 16 OF SAID
TRANSFORMATION HILL ADDITION, SAID NORTHEAST CORNER BEING ON
SAID SOUTHERLY RIGHT OF WAY LINE OF COLLEGE DRIVE; THENCE
WESTERLY ON THE NORTH LINE OF LOTS 12 THROUGH 16 OF SAID
TRANSFORMATION HILL ADDITION TO THE NORTHEAST CORNER OF LOT 7
OF SAID TRANSFORMATION HILL ADDITION; THENCE NORTHERLY TO THE
SOUTHWEST CORNER OF TAX LOT 646 IN SAID SECTION 11, SAID
SOUTHWEST CORNER BEING ON THE NORTHERLY RIGHT OF WAY LINE OF
SAID COLLEGE DRIVE AND EASTERLY RIGHT OF WAY LINE OF NORTH
28TH AVENUE; THENCE NORTHWESTERLY ON SAID EASTERLY RIGHT OF
WAY LINE TO THE NORTHWEST CORNER OF TAX LOT 308 IN SAID SECTION
11, SAID NORTHWEST CORNER BEING ON THE NORTH LINE OF SAID WEST
HALF OF THE NORTHWEST QUARTER OF SECTION 11; THENCE WESTERLY
ON SAID NORTH LINE TO THE POINT OF BEGINNING, CONTAINING 73.2
ACRES, MORE OR LESS.
2
UPON ROLL CALL, COUNCIL MEMBERS SHEPARD, STEWART, WILLIS, HANSEN,
JENSEN, HALL, ANDERSEN AND WOLFF VOTING "AYE", AND COUNCIL MEMBERS
NONE VOTING "NAY", THE MAYOR DECLARED THE FOREGOING RESOLUTION
PASSED AND APPROVED THIS 12TH DAY OF JUNE, 2018.
CITY OF BLAIR, NEBRASKA
BY
JA S REALPH, MA OR
ATTEST:
BRENDAWHEELER, CITY CLERK
(SEAL)
STATE OF NEBRASKA )
) :ss:
WASHINGTON COUNTY )
BRENDA WHEELER, hereby certifies that she is the duly appointed, qualified and acting City
Clerk of the City of Blair, Nebraska, and that the above and foregoing Resolution was passed and
adopted at a regular meeting of the Mayor and City Council of said City held on the 12th day of
June, 2018.
BRENDA WHEELER, CITY CLERK
rd
Blight and Substandard Study
City of Blair, Nebraska
2018
JEO Consulting Group, Inc.
JEO Consulting Group, Inc.
Project No. 131365.00
Project No. 131365.00
Adopted __________ , 2014
Adopted __________ , 2014
Resolution No. __________
Resolution No. __________
Introduction
Introduction
Purpose of the Study
This Blair Blight and Substandard Study of the Designated Study Area is intended to give the Community
Development Agency and City Council the basis for determining the existence of blight and substandard
conditions within the delineated Study Area. Through this process, the CDA may employ and exercise the
power authorized in Nebraska Community Development Law to eliminate economic and/or social concerns
which are detrimental to the future public health, safety, morals, and general welfare of the entire community
as well as the surrounding region.
The findings of this Study will guide the general redevelopment for the designated Area. The General
Redevelopment Plan the companion document to the Blight and Substandard Study - will contain local
objectives regarding appropriate land uses, improved traffic circulation, economic development activities,
public transportation, public utilities, and other public improvements, in accordance with the provisions of the
Nebraska Community Development Law. The proposed requirements in the redevelopment area shall include
without being limited to:
The boundaries of the redevelopment project area, with a map showing the existing uses and
condition of the real property therein,
A land-use plan showing proposed uses of the area,
Information showing the standards of population densities, land coverage, and building intensities in
the area after redevelopment,
A statement of the proposed changes, if any, in zoning ordinances or maps, street layouts, street levels
or grades, or building codes and ordinances,
A site plan of the area, and
A statement as to the kind and number of additional public facilities or utilities which will be required
to support the new land uses in the area after redevelopment.
Background
In 1975, the Nebraska Unicameral enacted legislation in response to the existence of area in cities and villages
that had become deteriorated and substandard for a variety of reasons. These areas were considered harmful to
the social and economic well-being of the entire community in which they existed. Conditions in such area
were considered beyond the remedy and control of the normal regulatory process or impossible to reverse
through the ordinary operations of private enterprise. The Community Development Law, as it is known,
enables cities and villages to take steps to eliminate blight through the acquisition, clearance, and disposition
of property for redevelopment or the conservation and rehabilitation of the property.
Prior to the enactment of the legislation, Nebraska communities were unable to carry out redevelopment
programs involving assembly of land for conveyance to private developers without the creation of an urban
renewal authority approved by the voters of the municipality. The Nebraska Community Development Law
(Neb. Rev. Stat. § 18-2101 to 18-2144) permits cities of all classes and villages to establish Community
Development Agencies (CDAs) by ordinance. Such authority empowers CDAs to undertake broad urban
renewal and municipal growth opportunities through a variety of mechanisms. This law, with subsequent
amendments, has been the cornerstone of redevelopment and community development activities in Nebraska.
This Blair Blight and Substandard Study examines existing conditions of land-use, buildings, and structures
within the Designated Study Area in the City of Blair to determine its eligibility for redevelopment activities.
The area for this analysis is the Designated Study Area which is an area generally described as the former
Dana College Campus except the football field and adjacent facilities. A number of potential opportunities for
redevelopment exist throughout the Proposed Study Area, which would allow the City of Blair to overcome
blighted and substandard conditions. When evaluating blight and substandard conditions, the City of Blair
must adhere to Nebraska Community Development Law, as provided for in the Nebraska Revised Statutes.
1
Introduction
Nebraska Revised State Statutes
Stat §§18-2101 to 18-2154) provides guidelines under
which municipalities may address concerns and develop strategies for the rehabilitation and redevelopment of
deteriorating area, as well as the prevention and elimination of substandard and blighted area. The Legislature
has declared, in pertinent part:
It is hereby found and declared that there exist in cities of all classes and villages of this state area
which have deteriorated and become substandard and blighted because of the unsafe, insanitary,
inadequate, or overcrowded condition of the dwellings therein, or because of inadequate planning of
the area, or excessive land coverage by the buildings thereon, or the lack of proper light and air and
open space, or because of the defective design and arrangement of the buildings thereon, or faulty
street or lot layout, or congested traffic conditions, or economically or socially undesirable land
conditions are beyond remedy and control solely by regulatory process in the exercise of
the police power and cannot be dealt with effectively by the ordinary operations of private enterprise
of blight is a matter of state policy, public interest, and statewide concern and within the powers and
authority inhering in and reserved to the state, in order that the state and its municipalities shall not
continue to be endangered by area which are focal centers of disease, promote juvenile delinquency,
and consume an excessive proportion of their revenue. §18-2102
Consistent with these findings, municipalities have been granted the power to address deterioration,
substandard conditions, and blight through any of a number of means
workable program, the approval of community redevelopment plans consistent with the general plan for the
development of the city, the exercise of its zoning powers, the enforcement of other laws, codes, and
regulations, relating to the use of land and the use and occupancy of buildings and improvements, the
§18-2104.
Nebraska Revised Statutes §18-2104 enables a municipality to declare that blight and substandard conditions
exist. The statute reads,
The governing body of a city, to the greatest extent it deems to be feasible in carrying out the
provisions of sections 18-2101 to 18-2144, shall afford maximum opportunity, consistent with sound
needs of the city as a whole, to the rehabilitation or redevelopment of the community redevelopment
area by private enterprises. The governing body of a city shall give consideration to this objective in
exercising its powers under sections 18-2101 to 18-2144, including the formulation of a workable
program, the approval of community redevelopment plans consistent with the general plan for the
development of the city, the exercise of its zoning powers, the enforcement of other laws, codes, and
regulations relating to the use and occupancy of buildings and improvements, the disposition of any
property acquired, and providing of necessary public improvements. §18-2101
The process of improving an area begins with the creation of a municipality-wide workable program for
utilizing appropriate private and public resources to address the specific conditions to be improved. Such
area of the
municipality which are free from blight through diligent enforcement of housing, zoning, and occupancy
controls and standards; the rehabilitation or conservation of substandard and blighted area or portions thereof
by re-planning, removing congestion, providing parks, playgrounds, and other public improvements by
encouraging voluntary rehabilitation and by compelling the repair and rehabilitation of deteriorated or
deteriorating structures; and the clearance and redevelopment of substandard and blighted area or portions
-2105.
2
Introduction
The statutes provide a means for the governing body of a municipality to address and develop strategies for
rehabilitation and redevelopment of the community. Nebraska Revised Statutes §18-2105 also grants
authority to the governing body to formulate a redevelopment program. The statute reads,
The governing body of a city or an authority at its direction for the purposes of sections 18-2101 to
18-2144 may formulate for the entire municipality a workable program for utilizing appropriate
private and public resources to eliminate or prevent the development or spread of urban blight, to
encourage needed urban rehabilitation, to provide for the redevelopment of substandard and blighted
area, or to undertake such of the aforesaid activities or other feasible municipal activities as may be
suitably employed to achieve the objectives of such workable program. Such workable program may
include, without limitation, provision for the prevention of the spread of blight into area of the
municipality which are free from blight through diligent enforcement of housing, zoning and
occupancy controls and standards; the rehabilitation or conservation of substandard or blighted area
or portions thereof by replanning, removing congestion, providing parks, playgrounds, and other
public improvements by encouraging voluntary rehabilitation and by compelling the repair and
rehabilitation of deteriorated or deteriorating structures; and the clearance and redevelopment of
substandard and blighted area or portions thereof. §18-2105
The main substance of a workable program is an adopted general redevelopment plan for a defined area, as
well as the subsequent individual redevelopment projects that identify specific projects within a
redevelopment area. Prior to the adoption of a general redevelopment plan, a municipality must have adopted
comprehensive plan (§18-2110), and shall have declared the redevelopment area to be a substandard and
blighted area in need of redevelopment (§18-2109).
The important community development terms are defined in Nebraska Revised Statutes §18-2103, several of
which are shown below (organization and emphasis added):
Substandard area means an area in which there is a predominance of buildings or improvements,
whether nonresidential or residential in character, which, by reason of dilapidation, deterioration,
age or obsolescence, inadequate provision for ventilation, light, air, sanitation, or open spaces, high
density of population and overcrowding, or the existence of conditions which endanger life or
property by fire and other causes, or any combination of such factors, is conducive to ill health,
transmission of disease, infant mortality, juvenile delinquency, and crime, (which cannot be remedied
through construction of prisons), and is detrimental to the public health, safety, morals, or welfare;
Blighted area means an area, which
(a) by reason of the presence of a substantial number of deteriorated or deteriorating
structures, existence of defective or inadequate street layout, faulty lot layout in relation to
size, adequacy, accessibility, or usefulness, insanitary or unsafe conditions, deterioration of
site or other improvements, diversity of ownership, tax or special assessment delinquency
exceeding the fair value of the land, defective or unusual conditions of title, improper
subdivision or obsolete platting, or the existence of conditions which endanger life or
property by fire and other causes, or any combination of such factors, substantially impairs
or arrests the sound growth of the community, retards the provision of housing
accommodations, or constitutes an economic or social liability and is detrimental to the
public health, safety, morals, or welfare in its present condition and use; and,
(b) in which there is at least one of the following conditions:
(i) Unemployment in the designated area is at least one hundred twenty percent of
the state or national average;
(ii) the average age of the residential or commercial units in the area is at least forty
years;
3
Introduction
(iii) more than half of the plotted and subdivided property in an area is unimproved
land that has been within the city for forty years and has remained unimproved
during that time;
(iv) the per capita income of the area is lower than the average per capita income of
the city or village in which the area is designated; or
(v) the area has had either stable or decreasing population based on the last two
decennial censuses.
In no event shall a city of the metropolitan, primary, or first class designate more than thirty-
five percent of the city as blighted, a city of the second class shall not designate an area
larger than fifty percent of the city as blighted, and a village shall not designate an area
larger than one hundred percent of the village as blighted;
Redevelopment project means any work or undertaking in one or more community redevelopment
area:
(a) To acquire substandard and blighted area or portions thereof, including lands, structures,
or improvements the acquisition of which is necessary or incidental to the proper clearance,
development, or redevelopment of such substandard and blighted area;
(b) to clear any such area by demolition or removal of existing buildings, structures, streets,
utilities, or other improvements thereon and to install, construct, or reconstruct streets,
utilities, parks, playgrounds, public spaces, public parking facilities, sidewalks or moving
sidewalks, convention and civic centers, bus stop shelters, lighting, benches or other similar
furniture, trash receptacles, shelters, skywalks and pedestrian and vehicular overpasses and
underpasses, and any other necessary public improvements essential to the preparation of
sites for uses in accordance with a redevelopment plan;
(c) to sell, lease, or otherwise make available land in such area for residential, recreational,
commercial, industrial, or other uses, including parking or other facilities functionally
related or subordinate to such uses, or for public use or to retain such land for public use, in
accordance with a redevelopment plan; and may also include the preparation of the
redevelopment plan, the planning, survey, and other work incident to a redevelopment project
and the preparation of all plans and arrangements for carrying out a redevelopment project;
(d) to dispose of all real and personal property or any interest in such property, or assets,
cash, or other funds held or used in connection with residential, recreational, commercial,
industrial, or other uses, including parking or other facilities functionally related or
subordinate to such uses, or any public use specified in a redevelopment plan or project,
except that such disposition shall be at its fair value for uses in accordance with the
redevelopment plan;
(e) to acquire real property in a community redevelopment area which, under the
redevelopment plan, is to be repaired or rehabilitated for dwelling use or related facilities,
repair or rehabilitate the structures, and resell the property; and
(f) to carry out plans for a program of voluntary or compulsory repair and rehabilitation of
buildings or other improvements in accordance with the redevelopment plan;
Redevelopment plan means a plan, as it exists from time to time for one or more community
redevelopment area, or for a redevelopment project, which
(a) conforms to the general plan for the municipality as a whole and
4
Introduction
(b) is sufficiently complete to indicate such land acquisition, demolition and removal of
structures, redevelopment, improvements, and rehabilitation as may be proposed to be
carried out in the community redevelopment area, zoning and planning changes, if any, land
uses, maximum densities, and building requirements.
5
Eligibility Analysis
Substandard and BlightEligibility Analysis
Blair Designated Study Area
The City of Blair selected the Designated Study Area to be a portion of a property previously designated as
Blighted and Substandard on March 13, 2018, and portions previously unstudied, but now incorporated into
the Transformation Hill Addition for evaluation pursuant to Neb Rev Stat §18-2101 to 18-2154. The area is
generally within the corporate limits. The area is comprised primarily of the former Dana College academic
buildings, residential halls, administration, support services and athletic fields. The Designated Study Area
was selected for a number of reasons, including:
1. The potential for private development and redevelopment activities within the Study Area.
2. The need for improvements in infrastructure due to specific existing conditions.
3. The economical and functional obsolescence of certain uses within the Study Area.
4. The presence of Blighted and Substandard characteristics within the Study Area.
5. The need for public intervention to stimulate the development and redevelopment of vital
infrastructure systems to support these private redevelopment efforts.
Once declared substandard and blighted, the City of Blair can stimulate and manage future development in
this Area by creation and use of the redevelopment plan and its statutory authority to provide financial
incentives for private development.
Through the redevelopment process, the City of Blair can guide future development in the community and
provide financial incentives for development. The use of the Nebraska Community Redevelopment Law by
the City is intended to improve the community and enhance the quality of life for all residents by eliminating
conditions that contribute to the spread of blight and retard private reinvestment in the area due to these
factors. Using the Nebraska Community Development Law, Blair can eliminate negative factors and
implement programs and/or projects identified to improve conditions, thereby removing blight and
substandard conditions.
Substandard and Blight Conditions
As set forth in Section 18-2103 (10) Neb. Rev. Stat. (reissue 1997, as amended), substandard area shall mean
an area in which there is a predominance of buildings or improvements, whether nonresidential or residential
in character, which by reason of the following:
1. Dilapidation/deterioration*
Exterior inspection of buildings to note deficiencies (sound, minor, major, dilapidated)
Examples include structural (walls, foundation, roof), building systems (gutters, roof
surface, chimney), and architectural systems (fire escapes, weatherization, steps, exterior
paint, site conditions).
2. Age or obsolescence
Estimate age of structures (40+ years criteria)
3. Inadequate provision for ventilation, light, air, sanitation, or open spaces
Overall sight conditions
Examples include junked cars or debris, cluttered alleyways, antiquated infrastructure
systems (overhead power lines), outdoor storage/sanitation facilities, unpaved
parking/outdoor storage.
4. Other Substandard Conditions
(a) High density of population and overcrowding (census); or
6
Eligibility Analysis
(b) The existence of conditions which endanger life or property by fire and other causes
as unsanitary and unsafe conditions which endanger life or property by fire and other
natural causes floodplain; or
(c) Any combination of such factors is conducive to ill health, transmission of disease,
infant mortality, juvenile delinquency, and crime; is detrimental to the public health,
safety, morals or welfare (includes sanitation concerns, inadequate infrastructure
systems (sewer, water service mains, storm sewers), poor lighting, crime statistics,
floodplain area, outdoor storage, site clutter).
blighted area
As set forth in the Nebraska legislation, a shall mean an area, which by reason of the presence
of:
1. A substantial number of deteriorated or deteriorating structures*
Exterior inspection of buildings to note deficiencies (sound, minor, major, dilapidated)
Examples include structural (walls, foundation, roof), building systems (gutters, roof
surface, chimney), and architectural systems (fire escapes, weatherization, steps, exterior
paint, site conditions).
2. Existence of defective or inadequate street layout
Condition of streets/inadequate access
Examples include street conditions, dead ends, railroad crossings, linear downtown,
narrow alleyways, and blind crossings.
3. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness
Conditions associated with accessibility/usefulness of the lots
Examples include land locked parcels, odd shaped lots, undersized lots, lots with
accessibility concerns.
4. Unsanitary or unsafe conditions
Conditions which pose a threat to public health and safety
Examples include age and physical condition of structures, floodplain, lack of public
infrastructure systems, unsanitary conditions, ventilation concerns.
5. Deterioration of site or other improvements
Field observation of age and condition of public utilities, debris and inadequate public
improvements
Examples include lack of off-street parking, storm drainage, junk cars, dilapidated
structures, debris, on-site storage, congested overhead power lines.
6. Diversity of ownership
The total number of unduplicated owners
Examples include the necessity of to acquire numerous lots is a hindrance to
redevelopment. However, land assemblage of larger proportions necessary for major
developments, is more economically feasible and will attract financial support, as well as
public patronage required to repay such financial support. Such assemblage is difficult
without public intervention.
7. Tax or special assessment delinquency exceeding the fair value of the land
Examination of public records to determine the status of taxation of properties
Examples include delinquent taxes, real estate taxes, tax exempt.
7
Eligibility Analysis
8. Defective or unusual conditions of title
Examine public records to determine any defective or unusual title defects
Examples include improper filings, liens, defective titles, etc.
9. Improper subdivision or obsolete platting
Examine public records to determine improper subdivision and obsolete platting
Examples include undersized lots, improper zoning, lot configuration, easement
concerns, never recorded vacated streets, accessibility concerns.
10. The existence of conditions which endanger life or property by fire or other causes
Examine conditions which endanger life or property
Examples include inadequate, undersized or inoperative public infrastructure systems,
floodplain, building materials, site access, on-site storage (cars), secluded area for pests
and vermin to thrive, inadequate surface drainage, street/sidewalk conditions, etc.
11. Any combination of such factors, substantially impairs or arrests the sound growth of the
community, retards the provision of housing accommodations or constitutes an economic or
social liability
Economic and/or socially undesirable land uses
Examples include incompatible land uses, economic obsolescence, functional
12. Is detrimental to the public health, safety, morals, or welfare in its present condition and use;
and in which there is at least one of the following conditions:
(a) Unemployment in the designated blighted area is at least one hundred twenty percent
of the state or national average (Census statistics);
(b) The average age of the residential or commercial units in the area is at least 40 years
(Field observation);
(c) More than half of the plotted and subdivided property in the area is unimproved land
that has been within the city for 40 years and has remained unimproved during that
time (Public records);
(d) The per capita income of the designated blighted area is lower than the average per
capita income of the city or village in which the area is designated (Census); or
(e) The area has had either stable or decreasing population based on the last two
decennial censuses (Census).
*Where structural conditions are evaluated, individual structures are rated in accordance with the following
rating schedule as defined by the U.S. Department of Housing and Urban Development: no problem, adequate
condition, deteriorating condition, or dilapidated condition. The following descriptions define the rating
schedule used to assess and evaluate building and structure conditions:
No Problem
No structural or aesthetic problems are visible.
Adequate Condition
Slight damage to porches, steps, roofs, etc. is present on the structure,
Slight wearing away of mortar between bricks, stones, or concrete blocks,
Small Cracks in walls or chimneys,
Cracked windows,
Lack of paint, and
Slight wear on steps, doors, and door and window frames.
8
Eligibility Analysis
Deteriorating Condition
Holes, open Cracks, rotted, loose, or missing materials in parts of the foundation, walls, (up to one-
quarter of the wall), or roof (up to one-quarter of roof),
Shaky, broken, or missing steps or railings,
Numerous missing and cracked window panes,
Some rotted or loose windows or doors (no longer wind- or water-proof),
Missing bricks or other masonry of chimney, and
Makeshift (un-insulated) chimney.
Dilapidated Condition
Holes, open Cracks, or rotted, loose or missing material (siding, shingles, brick, concrete, tiles,
plaster, floorboards) over large area of foundation, on walls or on roof,
Substantial sagging of roof, floors, or walls,
Extensive damage by fire, flood or storm, and
Inadequate original construction such as makeshift walls, roofs made of scrap materials, foundations
or floors lacking, or converted barns, sheds, and other structures not adequate for housing.
9
Designated Study Area & Proposed Blight Area
Designated Study Area
The initial study area as identified in the contract between the City of Blair and JEO Consulting can be found
in Figure 1. For this study, the initial study area will be know which was
reviewed for Substandard and Blight characteristics.
Figure 1: Designated Study Area
10
Designated Study Area & Proposed Blight Area
Proposed Blight Area
Based upon the review of the Designated Study Area, and its context with the community, JEO Consulting
recommends the entire Designated Study Area be the Proposed Blight and Substandard Area, as shown in
Figure 2. The Proposed Blight and Substandard Area consist of approximately 73.2 acres. The legal
description that follows was drawn up and reviewed by a JEO registered surveyor. Adding this area of land
increases the total declared blighted area for the City of Blair to 924.3 acres of the total 3,526.0 acres within
its Corporate Limits, assuming this portion of the former Dana College Campus known as the Blair Blight and
Substandard Dana Campus Study is approved. Approval of the study will bring the total percentage of the
corporate limits designated as blighted to 26.2%.
Legal Descriptions
A PARCEL OF LAND LOCATED IN THE EAST HALF OF THE NORTHEAST
QUARTER OF SECTION 10, THE WEST HALF OF THE NORTHWEST QUARTER
OF SECTION 11, AND THE NORTHWEST QUARTER OF THE SOUTHWEST
QUARTER OF SECTION 11, ALL IN TOWNSHIP 18 NORTH, RANGE 11 EAST OF
THE SIXTH P.M., WASHINGTON COUNTY, NEBRASKA, BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF THE NORTHEAST QUARTER
OF THE NORTHEAST QUARTER OF SAID SECTION 10, SAID POINT ALSO
BEING ON THE NORTH LINE OF LOT 1 OF TRANSFORMATION HILL ADDITION
TO THE CITY OF BLAIR, WASHINGTON COUNTY, NEBRASKA; THENCE
WESTERLY ON THE NORTH LINE OF SAID LOT 1 TO THE NORTHWEST
CORNER OF SAID LOT 1; THENCE SOUTHERLY
ON THE WEST LINE OF SAID LOT 1 TO THE SOUTHWEST CORNER OF SAID
TAX LOT 1, SAID SOUTHWEST CORNER BEING ON THE NORTHERLY RIGHT
OF WAY LINE OF COLLEGE DRIVE; THENCE SOUTHERLY ON A LINE BEING
PERPENDICULAR TO THE SOUTHERLY RIGHT OF WAY LINE OF SAID
COLLEGE DRIVE TO A POINT ON THE NORTH LINE OF LOT 6 OF SAID
TRANSFORMATION HILL ADDITION, CITY OF BLAIR, SAID NORTH LINE ALSO
BEING THE SOUTHERLY RIGHT OF WAY LINE OF SAID COLLEGE DRIVE;
THENCE WESTERLY ON THE NORTH LINE OF LOTS 2 AND 6 OF SAID
TRANSFORMATION HILL ADDITION, TO THE NORTHWEST CORNER OF SAID
LOT 2; THENCE WESTERLY TO THE NORTHEAST CORNER OF LOT 1 OF
NEBRASKA, SAID NORTHEAST CORNER BEING ON THE WESTERLY RIGHT
OF WAY LINE OF NORTH 30THSTREET; THENCE SOUTHERLY ON SAID
WESTERLY RIGHT OF WAY LINE TO THE SOUTHEAST CORNER OF TRACT B
OF ADMINISTRATIVE LOT LINE ADJUSTMENT OF LOTS 2 AND 3 OF SAID
ANDERSONS ADDITION; THENCE SOUTHERLY TO THE NORTHWEST
CORNER OF LOT 4 OF SAID TRANSFORMATION HILL ADDITION, THENCE
SOUTHERLY ON THE WEST LINE OF SAID LOT 4 TO THE SOUTHWEST
CORNER OF SAID LOT 4; THENCE EASTERLY ON THE SOUTH LINE OF SAID
LOT 4 TO THE SOUTHEAST CORNER OF SAID LOT 4; THENCE EASTERLY ON
THE SOUTHERLY RIGHT OF WAY LINE OF ANGELS SHARE DRIVE TO A POINT
ON THE EAST LINE OF THE SOUTHEAST QUARTER OF THE NORTHEAST
QUARTER OF SAID SECTION 10; THENCE SOUTHERLY ON SAID EAST LINE
TO A POINT ON THE NORTH LINE OF LOT 32 OF SAID TRANSFORMATION
HILL ADDITION; THENCE SOUTHWESTERLY ON THE NORTH LINE OF LOTS 28
11
Designated Study Area & Proposed Blight Area
THROUGH 32 OF SAID TRANSFORMATION HILL ADDITION TO THE
NORTHWEST CORNER OF SAID LOT 28; THENCE SOUTHEASTERLY ON THE
WEST LINE OF SAID LOT 28 TO THE SOUTHWEST CORNER OF SAID LOT 28,
SAID SOUTHWEST CORNER BEING ON THE NORTHERLY RIGHT OF WAY LINE
OF KREJCI BOULEVARD; THENCE SOUTHWESTERLY ON SAID NORTHERLY
RIGHT OF WAY LINE TO THE WESTERLY RIGHT OF WAY LINE OF KREJCI
BOULEVARD; THENCE SOUTHEASTERLY ON SAID WESTERLY RIGHT OF WAY
LINE TO THE NORTHWEST CORNER OF LOT 27 OF SAID TRANSFORMATION
HILL ADDITION; THENCE SOUTHERLY ON THE WEST LINE OF SAID LOT 27 TO
THE SOUTHWEST CORNER OF SAID LOT 27; THENCE NORTHEASTERLY ON
THE SOUTHERLY LINE OF LOT 27, AND LOTS 43 THROUGH 57 OF SAID
TRANSFORMATION HILL ADDITION TO THE SOUTHEAST CORNER OF SAID
LOT 57, SAID POINT ALSO BEING ON THE WESTERLY RIGHT OF WAY LINE OF
HANSEN DRIVE; THENCE CONTINUING NORTHEASTERLY ON THE
NORTHEASTERLY EXTENSION OF SAID SOUTHERLY LINE OF LOT 27, AND
LOTS 43 THROUGH 57 TO THE SOUTHEAST CORNER OF TAX LOT 643 IN SAID
SECTION 11, SAID SOUTHEAST CORNER BEING ON THE NORTHERLY RIGHT
OF WAY LINE OF SAID HANSEN DRIVE; THENCE CONTINUING
NORTHEASTERLY ON SAID EASTERLY LINE TO THE NORTHEAST CORNER
OF SAID TAX LOT 643, ALSO BEING THE SOUTHEAST CORNER OF TAX LOT
425 IN SAID SECTION 11; THENCE NORTHERLY ON THE EAST LINE OF SAID
TAX LOT 425 TO THE NORTHEAST CORNER OF SAID TAX LOT 425; THENCE
WESTERLY ON THE NORTH LINE OF SAID TAX LOT 425 TO THE NORTHWEST
CORNER OF SAID TAX LOT 425, SAID NORTHWEST CORNER BEING ON THE
TH
EASTERLY RIGHT OF WAY LINE OF 27 STREET; THENCE NORTHERLY ON
SAID EASTERLY RIGHT OF WAY LINE TO THE NORTHWEST CORNER OF TAX
LOT 295 IN SAID SECTION 11, SAID NORTHWEST CORNER BEING ON SAID
SOUTHERLY RIGHT OF WAY LINE OF COLLEGE DRIVE; THENCE WESTERLY
TO THE NORTHEAST CORNER OF LOT 16 OF SAID TRANSFORMATION HILL
ADDITION, SAID NORTHEAST CORNER BEING ON SAID SOUTHERLY RIGHT
OF WAY LINE OF COLLEGE DRIVE; THENCE WESTERLY ON THE NORTH LINE
OF LOTS 12 THROUGH 16 OF SAID TRANSFORMATION HILL ADDITION TO
THE NORTHEAST CORNER OF LOT 7 OF SAID TRANSFORMATION HILL
ADDITION; THENCE NORTHERLY TO THE SOUTHWEST CORNER OF TAX LOT
646 IN SAID SECTION 11, SAID SOUTHWEST CORNER BEING ON THE
NORTHERLY RIGHT OF WAY LINE OF SAID COLLEGE DRIVE AND EASTERLY
RIGHT OF WAY LINE OF NORTH 28TH AVENUE; THENCE NORTHWESTERLY
ON SAID EASTERLY RIGHT OF WAY LINE TO THE NORTHWEST CORNER OF
TAX LOT 308 IN SAID SECTION 11, SAID NORTHWEST CORNER BEING ON
THE NORTH LINE OF SAID WEST HALF OF THE NORTHWEST QUARTER OF
SECTION 11; THENCE WESTERLY ON SAID NORTH LINE TO THE POINT OF
BEGINNING, CONTAINING 73.2 ACRES, MORE OR LESS.
12
Designated Study Area & Proposed Blight Area
Figure 2: Proposed Blight Area
13
Findings and Contributing Factors
Findings and Contributing Factors
The intent of this Study is to determine whether the Proposed Blight Area within the community has
experienced structural and site deterioration or if there are other negative factors which are decreasing the
potential of development. The initial field survey conducted on January 4, 2018, and subsequent field survey
conducted on May 19, 2018. indicated the study area has such deterioration including the previously
unstudied area. Thus, the study area warrants further examination with regard to blighted and substandard
conditions. The following factors were evaluated to determine if there is a reasonable presence of blight and
substandard conditions within the Designated Study Area.
This section reviews the building and structure conditions, infrastructure, and land use found within the
Proposed Blight and Substandard Area based upon the statutory definitions, observations of the planning team
during the field survey, and explains the identified contributing factors. Appendix A provides a visual
description and documents examples of the different conditions described that led to the determination for
each factor.
14
Findings and Contributing Factors
BLIGHTED CRITERIA CONDITIONS
blighted area
As set forth in the Nebraska legislation, a shall mean an area, which by reason of the presence
of:
Substantial Number of Deteriorated or Deteriorating Structures
As a rule, the primary structure for each parcel within the Proposed Blight Area was examined. These totals
include both residential and institutional buildings. There was a total of 21 primary structures evaluated.
Nineteen of the 21 primary structures, or over 90%, were evaluated as deteriorating or dilapidated. Nine of the
21 buildings in the study area have structural issues identified from an exterior visual observation.
Figure 3: Exterior Structural Conditions
Defective or Inadequate Street Layout
Street Conditions and Accessibility
Street conditions and accessibility within the Proposed Blight Area were evaluated in relation to the provision
of safe and efficient public circulation and access, and with regarded to ease of travel and appearance.
Overall, the study area has minimal miles of city roads within the Proposed Blighted and Substandard Area.
While this is an ideal feature for a pedestrian campus, the lack of public road layout and connectivity with the
adjacent residential neighborhood isolates the area and possess difficulty for efficient vehicular movements
and emergency access. A portion of N.28 th Avenue north of College Drive is located on private property. The
lack of connectivity is a contributing factor to the area.
15
Findings and Contributing Factors
Figure 4: Road Conditions
16
Findings and Contributing Factors
The majority of the paved roads in the study area were constructed as private drives and were recently
dedicated to the city with the Transformational Hill Addition. The previously private streets are considered in
poor condition due to potholes, deteriorated roadway and broken curbs throughout the campus. While the
there is a minimal length of public street in the area, these were graded as being in fair condition due to a few
spots with potholes or disruptions in the material. There is an existing trail that runs along the southeastern
portion of the area as part of the Blair public trail system that is in considered to be in good condition.
Faulty lot layout in relation to size, adequacy, accessibility, or usefulness
Conditions associated with accessibility/usefulness of lots
Overall, the lot sizes vary throughout the Proposed Blight and Substandard Area. Prior to the Transformation
Hill Addition, which replatted the former Dana Campus. the majority of the lots were obsolete with
mismatched dimensions, orientations, accessibility and multiple isolated or landlocked parcels with no street
frontage. The Transformation Hill Addition has minimized the faulty lot layout and this specific characteristic
is not considered as a contributing factor.
Unsanitary or unsafe conditions
Conditions which pose a threat to public health and safety
Age and physical condition of structures
The age of structures and poor physical condition in older building stock pose a potential safety hazard to the
general public. A majority of the buildings had broken, or missing windows and debris found within the
Proposed Blight and Substandard Area. Numerous buildings exhibited evidence of water intrusion and the
development of mold. In addition, most buildings appeared to have been abandoned leaving furniture, office
supplies, books, lab equipment and chemicals.
Topography and terrain
This study area has a variety of topography that drains to the low-lying water course in the southeastern
portion of the area. Areas of washouts and erosion were observed throughout the area and a collapsed
retaining wall outside the former dining facility was observed. In addition, railings or stair handrails were
missing.
Deterioration of site or other improvements
Onsite Storage and Debris
There were seven individual examples of onsite storage and debris noted during the evaluation. Examples
include concrete and wood piles, and on-site storage.
Topography and terrain
This study area has a variety of topography that drains to the low-lying water course in the southeastern
portion of the area. Areas of washouts and erosion were observed throughout the area and a collapsed
retaining wall outside the former dining facility was observed. In addition, railings or stair handrails were
missing.
17
Findings and Contributing Factors
Figure 5: Debris and Deterioration of Site
18
Findings and Contributing Factors
Diversity of ownership
The diversity of ownership is not evident in the study area.
Improper subdivision or obsolete platting
Obsolete platting
There are properties divided into different sizes, shapes, and lack road access. There are oversized lots as well
as limited road access for other parcels. This area lacks the grid patterns due to the former use and topography
constraints. Therefore, this area is subject to development which lacks consistency and connectivity. The area
consists of large irregular shaped lots. The majority of the lots are obsolete with mismatched dimensions,
orientations, and accessibility. There are multiple isolated or landlocked parcels with no street frontage as
well as parcels that create limited access. Therefore, this area is subject to development which lacks
consistency and connectivity.
The existence of conditions which endanger life or property
Onsite storage and debris
There were seven individual examples of onsite storage and debris noted during the evaluation. Examples
include construction materials, concrete and wood piles, and on-site storage.
Age and physical condition of structures
The age of structures and poor physical condition in older building stock pose a potential safety hazard to the
general public. A majority of the buildings had broken, or missing windows and debris found within the
Proposed Blight and Substandard Area. Numerous buildings exhibited evidence of water intrusion and the
development of mold. In addition, most buildings appeared to have been abandoned leaving furniture, office
supplies, books, lab equipment and chemicals.
Topography and terrain
This study area has a variety of topography that drains to the low-lying water course in the southeastern
portion of the area. Areas of washouts and erosion were observed throughout the area and a collapsed
retaining wall outside the former dining facility was observed. In addition, railings or stair handrails were
missing.
Onsite storage and debris are apparent within the Proposed Blight and Substandard Area and present potential
fire risks and harboring of vermin that can spread disease. These findings show can be a detriment to
development in Blair and should be evaluated for removal.
Any combination of such factors, substantially impairs or arrests the sound growth of the
community, retards the provision of housing accommodations or constitutes an economic or
social liability.
Economic and/or socially undesirable land uses
Economic and Functional Obsolescence is present with the abandoned instructional buildings, poor condition
of some buildings, observance of mold and water intrusion, and the deterioration site conditions. This makes
it difficult for these properties to compete in the market place. The visibility of deteriorating properties along
th
College Drive and N. 27 Street is undesirable to residential or business investors searching for properties in
the northwestern portion of Blair.
19
Findings and Contributing Factors
Figure 6: Age of Structure
20
Findings and Contributing Factors
Is detrimental to the public health, safety, morals, or welfare in its present condition and use; and
in which there is at least one of the following conditions:
The Average Age of the Residential or Commercial Units in the Area is at Least 40 Years
Structure Age
Information regarding the age of the permanent structures within the Designated Study Area was provided by
the Washington data
received, there are 21 buildings within the Proposed Blight and Substandard Area. Eighteen buildings, or
85.7%, were built before 1978. The average age of the structures built within the Proposed Blight and
Substandard Area is 59 years old. Because of these findings, the structure age of are considered to be a
contributing factor to the blight and substandard conditions in the Proposed Blight and Substandard Area.
21
Findings and Contributing Factors
SUBSTANDARD CRITERIA
substandard area
A shall mean an area in which there is a predominance of buildings or improvements,
whether nonresidential or residential in character, which by reason of the following:
Dilapidation/deterioration
As part of the Blight and Substandard Study, a Structural Conditions Survey was completed along with an
analysis of the land use patterns in the Proposed Blight Area. The condition of the structures was analyzed
and rated according to the schedule as defined by the U.S. Department of Housing and Urban Development
(described in the Eligibility Analysis Section). See Appendix A for a visual description of the structures within
the Study Area.
There was a total of 21 primary structures evaluated. Nineteen of the 21 primary structures, or over 90%, were
evaluated as deteriorating or dilapidated. Nine of the 21 buildings in the study area have structural issues.
Age or obsolescence
Information regarding the age of the permanent structures within the Designated Study Area was provided by
received, there are 21 buildings within the Proposed Blight and Substandard Area. Eighteen buildings, or
85.7%, were built before 1978. The average age of the structures built within the Proposed Blight and
Substandard Area is 59 years old. Because of these findings, the structure age of are considered to be a
contributing factor to the substandard conditions age or obsolescence in the Proposed Blight and Substandard
Area.
Inadequate provision for ventilation, light, air, sanitation, or open spaces
Onsite storage and debris
There were seven individual examples of onsite storage and debris noted during the evaluation. Examples
include construction materials, concrete and wood piles, and on-site storage.
Age and physical condition of structures
The age of structures and poor physical condition in older building stock pose a potential safety hazard to the
general public. A majority of the buildings had broken, or missing windows and debris found within the
Proposed Blight and Substandard Area. Numerous buildings exhibited evidence of water intrusion and the
development of mold. In addition, most buildings appeared to have been abandoned leaving furniture, office
supplies, books, lab equipment and chemicals.
Other Substandard Conditions
The existence of conditions which endanger life or property
The majority of conditions which endanger life and property are found within the abandoned and dilapidated
buildings. In addition, a collapsed retaining wall and lack of or poor quality of sidewalks contribute to this
factor. This can hinder the health and well-being of the owner and the public as well as endanger life and
property.
Onsite storage and debris
There were seven individual examples of onsite storage and debris noted during the evaluation. Examples
include construction materials, concrete and wood piles, and on-site storage.
22
Findings and Contributing Factors
Age and physical condition of structures
The age of structures and poor physical condition in older building stock pose a potential safety hazard to the
general public. A majority of the buildings had broken, or missing windows and debris found within the
Proposed Blight and Substandard Area. Numerous buildings exhibited evidence of water intrusion and the
development of mold. In addition, most buildings appeared to have been abandoned leaving furniture, office
supplies, books, lab equipment and chemicals.
Any combination of such factors is conducive to ill health, transmission of disease, infant mortality,
juvenile delinquency, and crime; is detrimental to the public health and safety
There are many factors that can be detrimental to the public health. The dilapidated buildings, debris and
onsite storage can create problems by establishing an environment for unwanted vagrancy, vermin and
animals that can contribute to the transmission of disease.
The lack of secure buildings and debris can lead to juvenile delinquency. Evidence of previous vagrancy was
observed during the field site visit in numerous structures on site.
Nineteen of the 21 primary structures, or over 90%, were evaluated as deteriorating or dilapidated. Nine of the
21 buildings in the study area have structural issues. The poor structural condition can lead to buildings
collapsing endangering the public safety.
A majority of the buildings had broken, or missing windows and debris found within the Proposed Blight and
Substandard Area. Numerous buildings exhibited evidence of water intrusion and the development of mold.
In addition, most buildings appeared to have been abandoned leaving furniture, office supplies, books, lab
equipment and chemicals.
23
Findings and Contributing Factors
Figure7: Parcels Showing Blight and Substandard Conditions
24
Findings and Contributing Factors
Blighted and Substandard Findings
The Proposed Blight Area has many items contributing to the Blight and Substandard Conditions. Based on
the information collected and analyzed pursuant to Nebraska Revised State Statutes, the area has various
items that were considered beyond the remedy and control of the normal regulatory process of the City of
Blair or impossible to reverse through the ordinary operations of private enterprise. These conditions include:
Table 1: Summary Matrix
Conclusion
A number of conditions within the Proposed Blight Area were evaluated during the field survey which
contributed to blighted and substandard conditions. The conditions showing evidence of blight are
interspersed throughout the Proposed Blight Area, and as such the boundaries of the Proposed Blight and
Substandard Area are recommended for further action.
It is the professional opinion of the consultant, based on the information collected and analyzed pursuant to
Nebraska Revised State Statutes, that the Proposed Blight and Substandard Area including the area previously
unstudied contains the required conditions that would warrant a designation as blighted and substandard by
the City of Blair and the Community Development Agency. The City of Blair should review this Blight and
Substandard Study, and if satisfied with the findings contained in this Study, may, by resolution, designate the
Proposed Blight Area
making this Area available for redevelopment activities. The General Redevelopment Plan, when prepared,
shall be developed in a manner consistent with the City of Blair Comprehensive Development Plan.
25