2020-24RESOLUTION NO. 2020-24
COUNCIL MEMBER ANDERSEN INTRODUCED THE FOLLOWING RESOLUTION:
RESOLUTION OF THE MAYOR AND COUNCIL OF THE CITY OF BLAIR,
NEBRASKA, RESCINDING A PORTION OF THE AREAS IN THE CITY
PREVIOUSLY DESIGNATED AS BLIGHTED AND SUBSTANDARD, AND
DIRECTING THAT THE BLAIR CORE AREA AND SOUTH HIGHWAY 30
AREA IN THE BLIGHT AND SUBSTANDARD STUDY FOR BLAIR,
NEBRASKA, PREPARED BY JEO CONSULTING GROUP, 2020, 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, there currently exists areas of the City that the Council previously designated
as blighted and substandard; and
WHEREAS, in the interest of the changing needs and growth of the City, it is desirable to
redefine the boundaries of such blighted and substandard areas via rescinding a portion of such
blighted and substandard areas and designating newly defined areas as blighted and substandard; and
WHEREAS, in an effort to achieve the foregoing, the City received a blight and substandard
study from JEO Consulting Group recommending that two portions of the City qualify for declaration
by the City as a blighted and substandard area in need of redevelopment as defined in the Act (the
"Blight Study"), which Blight Study is attached hereto as Exhibit 1 and incorporated herein; and
WHEREAS, such portions of the City that are recommended by the Blight Study for a blight
and substandard designation are referred to in the Blight Study and herein as the "Blair Core Area"
and the "South Highway 30 Area" (collectively, the "Study Areas"), respectively; and
WHEREAS, the legal descriptions for the Blair Core Area and South Highway 30 Area are
attached hereto as Exhibit 2 and incorporated herein; and
WHEREAS, the Mayor and Council submitted the question of whether the Study Areas
are blighted and substandard and in need of redevelopment to the Planning Commission of the
City for its review and recommendation, and on July 7, 2020, 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, subsequent to the Planning Commission's July 7, 2020 hearing, it was
discovered that a portion of the South Highway 30 Area that was intended to be included within
the blight and substandard designation was omitted from the Blight Study; and
WHEREAS, subsequent to the Planning Commission's July 7, 2020 hearing but prior to
the Council's July 14, 2020 hearing, the Blight Study was amended to include such omitted area
of the South Highway 30 Area, and the Council will consider such amended Blight Study, which
is attached hereto as Exhibit 1, while giving consideration to the fact that the Blight Study changed
subsequent to the Planning Commission's recommendation thereof; and
WHEREAS, on Tuesday, July 14, 2020, at 7:00 P.M., the Mayor and Council of the City
held a public hearing to determine whether the Study Areas 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, and mailed to all required recipients, in compliance
with the Act; and
WHEREAS, the Council conducted the July 14, 2020 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 Blair Core Area and South Highway 30 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 July 14, 2020 Public Hearing that the Blair Core Area
and South Highway 30 Area qualify as blighted, substandard and in need of redevelopment due
to, among other things, their overall structural condition, faulty lot layout, unsanitary or unsafe
conditions, deterioration, diversity of site ownership, obsolete platting, existence of conditions
endangering life and property, detrimental effect on public health and safety, exterior condition of
2
structures, age of structures, inadequate ventilation and sanitation, and other substandard
conditions.
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 Blair Core Area and South Highway
30 Area as blighted and substandard and in need of redevelopment pursuant to the Act, in that
conditions now exist in the Blair Core Area and South Highway 30 Area meeting the criteria in
section 18-2103(31) of the Act.
Section 3. The Blair Core Area and South Highway 30 Area are hereby further
declared to be blighted and in need of redevelopment pursuant to the Act, in that conditions now
exist in the Blair Core Area and South Highway 30 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(3)(a) of
the Act and (b) at least one of the factors set forth in section 18-2103(3)(b) of the Act, as described
and set forth in the Blight Study.
Section 4. The blighted and substandard conditions existing in the Blair Core Area and
South Highway 30 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 Blair Core Area and South Highway 30 Area are 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. To facilitate the designation of the Blair Core Area and South Highway 30
Area as blighted and substandard, and in conformance with the requirement that a city of the first
class may designate no more than 35% of its total land area as blighted and substandard under the
Act, all prior blight and substandard designations in the City, excluding the blight and substandard
designation for the "Transformation Hill Redevelopment Area", designated by the Council
pursuant to Resolution 2018-13, are hereby terminated, rescinded and superseded by the
designation of the Blair Core Area and South Highway 30 Area, as provided in this Resolution and
the Blight Study.
Section 7. This Resolution shall be published and shall take effect as provided by law.
COUNCIL MEMBER ANDERSEN MOVED THAT THE RESOLUTION BE ADOPTED AS
READ, WHICH SAID MOTION WAS SECONDED BY COUNCIL MEMBER SHEPARD.
UPON ROLL CALL, COUNCIL MEMBERS JENSEN, HALL, ANDERSEN, WOLFF, RUMP,
SHEPARD AND STEWART VOTING "AYE" AND COUNCIL MEMBERS NONE VOTING
`NAY", THE MAYOR DECLARED THE FOREGOING RESOLUTION PASSED AND
APPROVED THIS 14TH DAY OF JULY 2020.
CITY OF BLAIR, NEBRASKA
BY: V
RICHARD FIANSEN, MAYOR
ATTEST:
) :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 14th day of
July 2020,
YAC w L, "/)-
BRENDA WHEELER, CITY CLERK
APPROVED AS TO FORM:
SPECIAL CITY ATTORNEY
4
EXHIBIT 1
Blight Study
[Blight Study attached]
Blight and Substandard Study
City of Blair, Nebraska
2020
Blair Core Area and
South Highway 30 Area
JEO Consulting Group, Inc.
Project No. 131365.00
Adopted July 14, 2020
Adopted __________ , 2014
Resolution No. __________
Resolution 2020 - 24
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.
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 1
Introduction
Nebraska Revised State Statutes
Nebraska’s Community Development Law (Neb Rev 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
uses…These 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
without the aids herein provided…It is further found and declared that the prevention and elimination
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, 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
of land and the use and occupancy of buildings and improvements, the disposition of any property acquired,
and the providing of necessary public improvements.” Neb. Rev. Stat. §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
workable programs may include “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 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
thereof.” Neb. Rev. Stat. §18-2105.
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,
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 2
Introduction
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;
(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;
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 3
Introduction
(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
(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.
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 4
Eligibility Analysis
Substandard and Blight Eligibility Analysis
Blair Designated Study Area
The City of Blair selected the Designated Study Area to be a portion of the community previously designated
as Blighted and Substandard except for the Transformation Hill Addition, aka former Dana College Campus,
and portions previously unstudied for evaluation pursuant to Neb Rev Stat §18-2101 to 18-2154. The area is
within the corporate limits. 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 Development 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 provisions under this state statute, 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
(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
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 5
Eligibility Analysis
(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.
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.
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 6
Eligibility Analysis
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
obsolescence which relates to the property’s ability to compete in the market place.
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.
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,
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 7
Eligibility Analysis
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.
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 8
Designated Study Area & Proposed Blight Areas
Designated Study Area
The initial study area as identified in the contract between the City of Blair and JEO Consulting can be found
Error! Reference source not found.
in . For this study, the initial study area will be known as the “Designated
Study Area” which was reviewed for Substandard and Blight characteristics.
Study Focus Areas
The area which can be declared Blighted and Substandard is limited to thirty-five percent of the city’s corporate
limits for cities of the first class in Nebraska. Thus, the following two areas are the focus of this study based
upon the characteristics identified in the preliminary field analysis. Figure 2 depicts these areas as: Blair Core
Area and the South Highway 30 Area. Based upon the review of the Designated Study Area, and its context
with the community, JEO Consulting recommends the two Focus Areas be the Proposed Blight and Substandard
Areas, as shown in Figure 2.
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 9
Designated Study Area & Proposed Blight Areas
Figure 1 Study Area
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 10
Designated Study Area & Proposed Blight Areas
Figure 2 Focus Areas
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 11
Designated Study Area & Proposed Blight Areas
Proposed Blight Area: Blair Core Area
The Proposed Blair Core Blight and Substandard Area consist of approximately 735.6 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 (Former Dana College Campus Area of 72.3
acres) to acres 807.9 of the total 3,548 acres within its Corporate Limits. Approval of the study by amending
and restating the area declared Blighted and Substandard will bring the total percentage of the corporate limits
designated to 22.8%.
Legal Descriptions
A TRACT OF LAND LOCATED IN THE NORTHWEST QUARTER, SOUTH HALF OF THE NORTHEAST QUARTER, AND THE
NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 11, THE SOUTH HALF OF THE NORTH HALF, THE
SOUTHEAST QUARTER, THE NORTH HALF OF THE SOUTHWEST QUARTER, AND THE SOUTHEAST QUARTER OF THE
SOUTHWEST QUARTER OF SECTION 12, THE NORTH HALF OF THE NORTH EAST QUARTER, THE EAST HALF OF THE
NORTHWEST QUARTER, THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER, AND THE NORTHWEST QUARTER
OF THE SOUTHEAST QUARTER OF SECTION 13, ALL LOCATED IN TOWNSHIP 18 NORTH, RANGE 11 EAST OF THE SIXTH
P.M. IN WASHINGTON COUNTY, NEBRASKA, AND THE SOUTH HALF OF THE NORTHWEST QUARTER, THE NORTHEAST
QUARTER, THE SOUTHWEST QUARTER AND THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 7,
THE NORTHWEST QUARTER OF SECTION 8, ALL LOCATED IN TOWNSHIP 18 NORTH, RANGE 12 EAST OF THE SIXTH P.M.
IN WASHINGTON COUNTY, NEBRASKA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE
SOUTHEAST CORNER OF TAX LOT 225 OF SAID SECTION 13; THENCE NORTHWESTERLY ON THE SOUTHERLY LINE OF
SAID TAX LOT 225, A DISTANCE OF 334 FEET, MORE OR LESS, TO THE SOUTHEAST CORNER OF TAX LOT 185 OF SAID
SECTION 13; THENCE NORTHWESTERLY ON THE SOUTHERLY LINE OF SAID TAX LOT 185, A DISTANCE OF 368 FEET,
MORE OR LESS, TO THE EAST LINE OF TAX LOT 230 OF SAID SECTION 13; THENCE SOUTHERLY ON SAID EAST LINE, A
DISTANCE OF 94 FEET, MORE OR LESS, TO THE NORTHEASTERLY RIGHT OF WAY LINE OF UNITED STATES HIGHWAY
75; THENCE NORTHWESTERLY ON SAID NORTHEASTERLY RIGHT OF WAY LINE, A DISTANCE OF 1725 FEET, MORE OR
LESS, TO THE INTERSECTION OF SAID NORTHEASTERLY RIGHT OF WAY LINE AND THE SOUTHERLY RIGHT OF WAY
LINE OF WILBUR STREET; THENCE NORTHERLY, A DISTANCE OF 70 FEET, MORE OR LESS, TO THE INTERSECTION OF
THE EASTERLY RIGHT OF WAY LINE OF US HIGHWAY 75 AND THE NORTHERLY RIGHT OF WAY LINE OF WILBER STREET;
THENCE NORTHERLY ON SAID EASTERLY RIGHT OF WAY LINE, A DISTANCE OF 1841 FEET, MORE OR LESS, TO THE
INTERSECTION OF SAID EASTERLY RIGHT OF WAY LINE AND THE SOUTHERLY RIGHT OF WAY LINE OF SOUTH STREET;
THENCE EASTERLY ON SAID SOUTHERLY RIGHT OF WAY LINE, A DISTANCE OF 1260 FEET, MORE OR LESS, TO THE
INTERSECTION OF SAID SOUTHERLY RIGHT OF WAY LINE AND THE WESTERLY RIGHT OF WAY LINE OF SOUTH 10TH
STREET; THENCE EASTERLY ON SAID SOUTHERLY RIGHT OF WAY LINE, A DISTANCE OF 1260 FEET, MORE OR LESS, TO
THE INTERSECTION OF SAID SOUTHERLY RIGHT OF WAY LINE AND THE WESTERLY RIGHT OF WAY LINE OF SOUTH
10TH STREET; THENCE EASTERLY, A DISTANCE OF 52 FEET, MORE OR LESS, TO THE EASTERLY RIGHT OF WAY LINE OF
SAID SOUTH 10TH STREET; THENCE NORTHERLY ON SAID EASTERLY RIGHT OF WAY LINE, A DISTANCE OF 461 FEET,
MORE OR LESS, TO THE INTERSECTION OF SAID EASTERLY RIGHT OF WAY LINE AND THE EASTERLY EXTENSION OF
THE NORTHERLY RIGHT OF WAY LINE OF COLFAX STREET; THENCE WESTERLY ON SAID EASTERLY EXTENSION AND
NORTHERLY RIGHT OF WAY LINE OF COLFAX STREET, A DISTANCE OF 450 FEET, MORE OR LESS, TO THE INTERSECTION
OF SAID NORTHERLY RIGHT OF WAY LINE AND THE EASTERLY RIGHT OF WAY LINE OF SOUTH 11TH STREET; THENCE
WESTERLY ON SAID NORTHERLY RIGHT OF WAY LINE, A DISTANCE OF 880 FEET, MORE OR LESS, TO THE INTERSECTION
OF SAID NORTHERLY RIGHT OF WAY LINE AND THE EASTERLY RIGHT OF WAY LINE OF US HIGHWAY 75; THENCE
NORTHERLY ON SAID EASTERLY RIGHT OF WAY LINE, A DISTANCE OF 270 FEET, MORE OR LESS, TO THE INTERSECTION
OF SAID EASTERLY RIGHT OF WAY LINE AND THE SOUTHERLY RIGHT OF WAY LINE OF LINCOLN STREET; THENCE
WESTERLY ON SAID SOUTHERLY RIGHT OF WAY LINE, A DISTANCE OF 2675 FEET, MORE OR LESS, TO THE
INTERSECTION OF SAID SOUTHERLY RIGHT OF WAY LINE AND THE EASTERLY RIGHT OF WAY LINE OF SOUTH 19TH
STREET; THENCE NORTHERLY ON SAID EASTERLY RIGHT OF WAY LINE, A DISTANCE OF 1035 FEET, MORE OR LESS, TO
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 12
Designated Study Area & Proposed Blight Areas
THE INTERSECTION OF SAID EASTERLY RIGHT OF WAY LINE AND THE SOUTHERLY RAILROAD RIGHT OF WAY LINE OF
UNION PACIFIC RAILROAD; THENCE WESTERLY ON SAID SOUTHERLY RAILROAD RIGHT OF WAY LINE, A DISTANCE OF
1851 FEET, MORE OR LESS, TO THE INTERSECTION OF SAID SOUTHERLY RAILROAD RIGHT OF WAY LINE AND THE
WESTERLY RIGHT OF WAY LINE OF NORTH 23RD STREET; THENCE SOUTHERLY ON SAID WESTERLY RIGHT OF WAY
LINE, A DISTANCE OF 331 FEET, MORE OR LESS, TO THE SOUTHEAST CORNER OF TAX LOT 589 OF SAID SECTION 11;
THENCE WESTERLY ON THE SOUTHERLY LINE OF SAID TAX LOT 589, A DISTANCE OF 474 FEET, MORE OR LESS, TO THE
EASTERLY LINE OF TAX LOT 247 OF SAID SECTION 11; THENCE SOUTHERLY ON SAID EASTERLY LINE, A DISTANCE OF
60 FEET, MORE OR LESS, TO THE SOUTH CORNER OF SAID TAX LOT 247; THENCE NORTHWESTERLY ON THE WESTERLY
LINE OF SAID TAX LOT 247, A DISTANCE OF 541 FEET, MORE OR LESS, TO THE NORTHWEST CORNER OF SAID TAX LOT
247; THENCE NORTHWESTERLY, A DISTANCE OF 108 FEET, MORE OR LESS, TO THE SOUTHWEST CORNER OF TAX LOT
481 OF SAID SECTION 11; THENCE NORTHWESTERLY ON THE WESTERLY LINE OF SAID TAX LOT 481, A DISTANCE OF
214 FEET, MORE OR LESS, TO THE NORTHWEST CORNER OF SAID TAX LOT 481; THENCE NORTHWESTERLY, A DISTANCE
OF 113 FEET, MORE OR LESS, TO THE SOUTHWEST CORNER OF TAX LOT 471 OF SAID SECTION 11; THENCE
NORTHWESTERLY ON THE SOUTHWESTERLY LINE OF SAID TAX LOT 471, A DISTANCE OF 117 FEET, MORE OR LESS, TO
THE WESTERLY CORNER OF SAID TAX LOT 471; THENCE NORTHEASTERLY ON THE WESTERLY LINE OF SAID TAX LOT
471, A DISTANCE OF 736 FEET, MORE OR LESS, TO THE SOUTHWEST CORNER OF FEERS ADDITION TO THE CITY OF
BLAIR; THENCE NORTHEASTERLY ON THE WESTERLY LINE OF SAID FEERS ADDITION, A DISTANCE OF 303 FEET, MORE
OR LESS, TO THE SOUTHWESTCORNER OF CAUBLE CREEK ADDITION TO THE CITY OF BLAIR; THENCE NORTHEASTERLY
ON THE WESTERLY LINE OF CAUBLE CREEK ADDITION, A DISTANCE OF 195 FEET, MORE OR LESS, TO THE SOUTHWEST
CORNER OF TAX LOT 430 OF SAID SECTION 11; THENCE NORTHEASTERLY ON THE WESTERLY LINE OF SAID TAX LOT
430, A DISTANCE OF 245 FEET, MORE OR LESS, TO SOUTHERLY RIGHT OF WAY OF COLLEGE DRIVE; THENCE
SOUTHEASTERLY ON SAID SOUTHERLY RIGHT OF WAY LINE, A DISTANCE OF 118 FEET, MORE OR LESS, TO THE
INTERSECTION OF SAID SOUTHERLY RIGHT OF WAY LINE AND THE EASTERLY RIGHT OF WAY LINE OF NORTH 24TH
STREET; THENCE SOUTHERLY ON SAID EASTERLY RIGHT OF WAY LINE, A DISTANCE OF 950 FEET, MORE OR LESS, TO
THE INTERSECTION OF SAID EASTERLY RIGHT OF WAY LINE AND THE SOUTHERLY RIGHT OF WAY LINE OF PARK
STREET; THENCE EASTERLY ON SAID SOUTHERLY RIGHT OF WAY LINE, A DISTANCE OF 2124 FEET, MORE OR LESS, TO
THE INTERSECTION OF SAID SOUTHERLY RIGHT OF WAY LINE AND THE WESTERLY RIGHT OF WAY LINE OF US HIGHWAY
75; THENCE SOUTHERLY ON SAID WESTERLY RIGHT OF WAY LINE, A DISTANCE OF 400 FEET, MORE OR LESS, TO THE
INTERSECTION OF SAID WESTERLY RIGHT OF WAY LINE AND THE SOUTHERLY RIGHT OF WAY LINE OF NEBRASKA
STREET; THENCE EASTERLY ON SAID SOUTHERLY RIGHT OF WAY LINE, A DISTANCE OF 880 FEET, MORE OR LESS, TO
THE INTERSECTION OF SAID SOUTHERLY RIGHT OF WAY LINE AND THE WESTERLY RIGHT OF WAY LINE OF NORTH
17TH STREET; THENCE NORTHERLY ON SAID WESTERLY RIGHT OF WAY LINE, A DISTANCE OF 400 FEET, MORE OR
LESS, TO THE INTERSECTION OF SAID WESTERLY RIGHT OF WAY LINE AND THE SOUTHERLY RIGHT OF WAY LINE OF
PARK STREET; THENCE EASTERLY ON SAID SOUTHERLY RIGHT OF WAY LINE, A DISTANCE OF 440 FEET, MORE OR LESS,
TO THE INTERSECTION OF SAID SOUTHERLY RIGHT OF WAY LINE AND THE WESTERLY RIGHT OF WAY LINE OF NORTH
16TH STREET; THENCE SOUTHEASTERLY, A DISTANCE OF 136 FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF
TAX LOT 251 OF SAID SECTION 12; THENCE SOUTHEASTERLY ON THE EASTERLY LINE OF SAID TAX LOT 251, A DISTANCE
OF 136 FEET, MORE OR LESS, TO THE NORTHERLY RIGHT OF WAY OF NEBRASKA STREET; THENCE EASTERLY ON SAID
NORTHERLY RIGHT OF WAY LINE, A DISTANCE OF 2394 FEET, MORE OR LESS, TO THE INTERSECTION OF SAID
NORTHERLY RIGHT OF WAY LINE AND THE EASTERLY RIGHT OF WAY LINE OF NORTH 10TH STREET; THENCE
SOUTHERLY ON SAID EASTERLY RIGHT OF WAY LINE, A DISTANCE OF 532 FEET, MORE OR LESS, TO THE INTERSECTION
OF SAID EASTERLY RIGHT OF WAY LINE AND THE NORTHERLY RIGHT OF WAY LINE OF IOWA STREET; THENCE
WESTERLY ON SAID NORTHERLY RIGHT OF WAY LINE, A DISTANCE OF 1248 FEET, MORE OR LESS, TO THE SOUTHEAST
CORNER OF TAX LOT 136 OF SAID SECTION 12; THENCE SOUTHERLY ON THE WESTERLY LINE OF TAX LOT 240, A
DISTANCE OF 50 FEET, MORE OR LESS, TO THE NORTHWEST CORNER OF TAX LOT 243 OF SAID SECTION 12; THENCE
EASTERLY ON THE NORTHERLY LINE OF SAID TAX LOT 243, A DISTANCE OF 194 FEET, MORE OR LESS, TO THE
NORTHEAST CORNER OF SAID TAX LOT 243; THENCE SOUTHERLY ON THE EASTERLY LINE OF SAID TAX LOT 243, A
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 13
Designated Study Area & Proposed Blight Areas
DISTANCE OF 83 FEET, MORE OR LESS, TO THE NORTHERLY LINE OF K-SPAN INDUSTRIAL PARK SUBDIVISION OF THE
CITY OF BLAIR; THENCE EASTERLY ON SAID NORTHERLY LINE, A DISTANCE OF 823 FEET, MORE OR LESS, TO THE
NORTHERLY RAILROAD RIGHT OF WAY LINE OF UNION PACIFIC RAILROAD; THENCE EASTERLY ON SAID NORTHERLY
RAILROAD RIGHT OF WAY LINE, A DISTANCE OF 339 FEET, MORE OR LESS, TO THE WEST LINE OF THE NORTHWEST
QUARTER OF SAID SECTION 7; THENCE EASTERLY ON SAID NORTHERLY RAILROAD RIGHT OF WAY LINE, A DISTANCE
OF 339 FEET, MORE OR LESS, TO THE WEST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 7; THENCE
NORTHERLY ON SAID WEST LINE, A DISTANCE OF 1117 FEET, MORE OR LESS, TO THE SOUTHERLY RIGHT OF WAY LINE
OF JACKSON STREET; THENCE EASTERLY ON SAID SOUTHERLY RIGHT OF WAY LINE, A DISTANCE OF 1583 FEET, MORE
OR LESS, TO THE WEST CORNER OF TAX LOT 155 OF SAID SECTION 7; THENCE EASTERLY, A DISTANCE OF 137 FEET,
MORE OR LESS, TO THE NORTH CORNER OF TAX LOT 120 OF SAID SECTION 7; THENCE EASTERLY, A DISTANCE OF 443
FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF TAX LOT 93 OF SAID SECTION 7; THENCE EASTERLY ON THE
NORTHERLY LINE OF TAX LOT 257 OF SAID SECTION 7, A DISTANCE OF 104 FEET, MORE OR LESS, TO THE EAST CORNER
OF SAID TAX LOT 257; THENCE EASTERLY, A DISTANCE OF 409 FEET, MORE OR LESS, TO THE NORTHERLY RIGHT OF
WAY LINE OF US HIGHWAY 30; THENCE NORTHEASTERLY ON SAID NORTHERLY RIGHT OF WAY LINE, A DISTANCE OF
2994 FEET, MORE OR LESS, TO THE WEST BANK OF THE MISSOURI RIVER; THENCE SOUTHERLY ON SAID WEST BANK,
A DISTANCE OF 2108 FEET, MORE OR LESS, TO THE CENTERLINE OF CAMERON DITCH; THENCE NORTHEASTERLY ON
SAID CENTERLINE, A DISTANCE OF 2029 FEET, MORE OR LESS, TO THE SOUTHWEST CORNER OF TAX LOT 296 OF SAID
SECTION 7; THENCE NORTHERLY ON THE WEST LINE OF SAID TAX LOT 296, A DISTANCE OF 316 FEET, MORE OR LESS,
TO THE SOUTHERLY RIGHT OF WAY LINE OF US HIGHWAY 30; THENCE SOUTHEASTERLY ON SAID SOUTHERLY RIGHT
OF WAY LINE, A DISTANCE OF 3287 FEET, MORE OR LESS, TO THE WESTERLY RIGHT OF WAY LINE OF SOUTH 1ST
STREET; THENCE SOUTHERLY ON SAID WESTERLY RIGHT OF WAY LINE, A DISTANCE OF 1359 FEET, MORE OR LESS, TO
THE SOUTHWEST CORNER OF TAX LOT 268 OF SAID SECTION 7; THENCE EASTERLY ON THE SOUTHERLY LINE OF SAID
TAX LOT 268, A DISTANCE OF 493 FEET, MORE OR LESS, TO THE SOUTHEAST CORNER OF SAID TAX LOT 268; THENCE
NORTHERLY ON THE EASTERLY LINE OF SAID TAX LOT 268, A DISTANCE OF 117 FEET, MORE OR LESS, TO THE
NORTHEAST CORNER OF SAID TAX LOT 268; THENCE WESTERLY ON THE NORTHERLY LINE OF SAID TAX LOT 268, A
DISTANCE OF 110 FEET, MORE OR LESS; THENCE NORTHERLY, A DISTANCE OF 71 FEET, MORE OR LESS, TO THE
SOUTHEAST CORNER OF LOT 1 OF INDUSTRIAL POINT SUBDIVISION OF THE CITY OF BLAIR; THENCE NORTHERLY ON
THE EASTERLY LINE OF SAID LOT 1, A DISTANCE OF 735 FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF SAID
LOT 1; THENCE EASTERLY ON THE SOUTHERLY LINE OF EASTGATE PLAZA SUBDIVISION OF THE CITY OF BLAIR, A
DISTANCE OF 249 FEET, MORE OR LESS, TO THE SOUTHEAST CORNER OF SAID EASTGATE PLAZA SUBDIVISION; THENCE
EASTERLY ON THE SOUTHERLY LINE OF EASTGATE PLAZA SUBDIVISION OF THE CITY OF BLAIR, A DISTANCE OF 249
FEET, MORE OR LESS, TO THE SOUTHEAST CORNER OF SAID EASTGATE PLAZA SUBDIVISION; THENCE NORTHERLY ON
THE EASTERLY LINE OF SAID EASTGATE PLAZA SUBDIVISION, A DISTANCE OF 403 FEET, MORE OR LESS, TO THE
NORTHWEST CORNER OF LOT 2 OF SAID INDUSTRIAL POINT SUBDIVISION; THENCE EASTERLY ON THE NORTHERLY
LINE OF SAID LOT 2, A DISTANCE OF 73 FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF SAID LOT 2; THENCE
SOUTHERLY ON THE EASTERLY LINE OF SAID LOT 2, A DISTANCE OF 805 FEET, MORE OR LESS, TO THE NORTHWEST
CORNER OF TAX LOT 272 OF SAID SECTION 7; THENCE EASTERLY ON THE NORTHERLY LINE OF SAID TAX LOT 272, A
DISTANCE OF 264 FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF SAID TAX LOT 272; THENCE SOUTHERLY ON
THE EASTERLY LINE OF SAID TAX LOT 272, A DISTANCE OF 332 FEET, MORE OR LESS, TO THE NORTHERLY RIGHT OF
WAY LINE OF GRANT STREET; THENCE EASTERLY ON SAID NORTHERLY RIGHT OF WAY, A DISTANCE OF 120 FEET,
MORE OR LESS, TO THE SOUTHWEST CORNER OF TAX LOT 271 OF SAID SECTION 7; THENCE NORTHERLY ON THE
WESTERLY LINE OF SAID TAX LOT 271, A DISTANCE OF 1140 FEET, MORE OR LESS, TO THE NORTHWEST CORNER OF
SAID TAX LOT 271; THENCE EASTERLY ON THE NORTHERLY LINE OF SAID TAX LOT 271, A DISTANCE OF 793 FEET,
MORE OR LESS, TO THE NORTHEAST CORNER OF SAID TAX LOT 271; THENCE SOUTHERLY ON THE EASTERLY LINE OF
SAID TAX LOT 271, A DISTANCE OF 687 FEET, MORE OR LESS, TO THE NORTHWEST CORNER OF ERIKSEN SUBDIVISION
OF THE CITY OF BLAIR; THENCE EASTERLY ON THE NORTHERLY LINE OF SAID ERIKSEN SUBDIVISION, A DISTANCE OF
315 FEET, MORE OR LESS, TO THE WESTERLY RIGHT OF WAY LINE OF WETLANDS ROAD; THENCE EASTERLY ON THE
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 14
Designated Study Area & Proposed Blight Areas
NORTHERLY LINE OF SAID ERIKSEN SUBDIVISION, A DISTANCE OF 315 FEET, MORE OR LESS, TO THE WESTERLY RIGHT
OF WAY LINE OF WETLANDS ROAD; THENCE SOUTHWESTERLY ON SAID WESTERLY RIGHT OF WAY LINE, A DISTANCE
OF 476 FEET, MORE OR LESS, TO THE INTERSECTION OF SAID WESTERLY RIGHT OF WAY LINE AND THE NORTHERLY
RIGHT OF WAY LINE OF GRANT STREETTHENCE EASTERLY ON SAID NORTHERLY RIGHT OF WAY LINE, A DISTANCE OF
588 FEET, MORE OR LESS, TO THE INTERSECTION OF SAID NORTHERLY RIGHT OF WAY LINE AND THE WESTERLY RIGHT
OF WAY LINE OF INDUSTRIAL PARK DRIVE; THENCE SOUTHERLY ON SAID WESTERLY RIGHT OF WAY LINE, A DISTANCE
OF 181 FEET, MORE OR LESS, TO THE SOUTHEAST CORNER OF JPR ADDITION TO THE CITY OF BLAIR; THENCE EASTERLY
ON THE SOUTH LINE OF SAID JPR ADDITION, A DISTANCE OF 905 FEET, MORE OR LESS, TO THE SOUTHEAST CORNER
OF TAX LOT 169 OF SAID SECTION 7; THENCE EASTERLY ON THE SOUTH LINE OF SAID TAX LOT 169, A DISTANCE OF
100 FEET, MORE OR LESS, TO THE SOUTHEAST CORNER OF TAX LOT 170 OF SAID SECTION 7; THENCE EASTERLY ON
THE SOUTH LINE OF SAID TAX LOT 170, A DISTANCE OF 290 FEET, MORE OR LESS, TO THE SOUTHWEST CORNER OF
SAID TAX LOT 170; THENCE EASTERLY ON THE NORTHERLY LINE OF TAX LOT 1 OF SAID SECTION 7, A DISTANCE OF
28 FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF TAX LOT 267 OF SECTION 7; THENCE SOUTHERLY ON THE
EASTERLY LINE OF SAID TAX LOT 267, A DISTANCE OF 517 FEET, MORE OR LESS, TO THE SOUTHEAST CORNER OF SAID
TAX LOT 267; THENCE EASTERLY ON THE SOUTHERLY LINE OF SAID TAX LOT 267, A DISTANCE OF 541 FEET, MORE OR
LESS, TO THE SOUTHWEST CORNER OF SAID TAX LOT 267; THENCE NORTHERLY ON THE WESTERLY LINE OF SAID TAX
LOT 267, A DISTANCE OF 213 FEET, MORE OR LESS, TO A CORNER OF SAID TAX LOT 267; THENCE EASTERLY ON THE
SOUTHERLY LINE OF SAID TAX LOT 267, A DISTANCE OF 428 FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF
VACATED ADMIRAL STREET; THENCE SOUTHERLY ON THE EASTERLY LINE OF SAID VACATED ADMIRAL STREET, A
DISTANCE OF 26 FEET, MORE OR LESS, TO THE CENTERLINE OF VACATED ADMIRAL STREET; THENCE WESTERLY ON
THE SAID CENTERLINE, A DISTANCE OF 287 FEET, MORE OR LESS, TO THE EASTERLY RIGHT OF WAY LINE OF SOUTH
1ST STREET; THENCE SOUTHERLY ON THE SAID EASTERLY RIGHT OF WAY LINE, A DISTANCE OF 434 FEET, MORE OR
LESS; THENCE WESTERLY, A DISTANCE OF 64 FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF TAX LOT 243 OF
SAID SECTION 7; THENCE WESTERLY ON THE NORTHERLY LINE OF SAID TAX LOT 243, A DISTANCE OF 621 FEET, MORE
OR LESS, TO THE NORTHWEST CORNER OF SAID TAX LOT 243; THENCE SOUTHERLY ON THE WESTERLY LINE OF SAID
TAX LOT 243, A DISTANCE OF 345 FEET, MORE OR LESS, TO THE SOUTHWEST CORNER OF SAID TAX LOT 243; THENCE
EASTERLY ON THE SOUTHERLY LINE OF SAID TAX LOT 243, A DISTANCE OF 202 FEET, MORE OR LESS, TO THE WESTERLY
LINE OF TAX LOT 219 OF SAID SECTION 7; THENCE NORTHERLY ON SAID WESTERLY LINE, A DISTANCE OF 24 FEET,
MORE OR LESS, TO THE NORTHWEST CORNER OF SAID TAX LOT 219; THENCE EASTERLY ON THE SOUTHERLY LINE OF
SAID TAX LOT 243, A DISTANCE OF 418 FEET, MORE OR LESS, TO THE WESTERLY RIGHT OF WAY LINE OF SOUTH 1ST
STREET; THENCE EASTERLY, A DISTANCE OF 66 FEET, MORE OR LESS, TO THE EASTERLY RIGHT OF WAY LINE OF
SOUTH 1ST STREET; THENCE SOUTHERLY ON SAID EASTERLY RIGHT OF WAY LINE, A DISTANCE OF 242 FEET, MORE
OR LESS, TO THE SOUTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 7; THENCE WESTERLY ON SAID SOUTH
LINE, A DISTANCE OF 1373 FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID
SECTION 13; THENCE WESTERLY ON THE NORTH LINE OF SAID NORTHEAST QUARTER, A DISTANCE OF 1956 FEET,
MORE OR LESS, TO THE SOUTHWESTERLY RAILROAD RIGHT OF WAY LINE OF THE UNION PACIFIC RAILROAD; THENCE
SOUTHEASTERLY ON SAID SOUTHWESTERLY RAILROAD RIGHT OF WAY LINE, A DISTANCE OF 1856 FEET, MORE OR
LESS, TO THE SOUTH LINE OF THE NORTH HALF OF SAID NORTHEAST QUARTER; THENCE WESTERLY ON SAID SOUTH
LINE, A DISTANCE OF 1766 FEET, MORE OR LESS; THENCE SOUTHERLY, A DISTANCE OF 1424 FEET, MORE OR LESS, TO
THE NORTHERLY LINE OF TAX LOT 225 OF SAID SECTION 13; THENCE EASTERLY ON SAID NORTHERLY LINE, A DISTANCE
OF 83 FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF SAID TAX LOT 225; THENCE SOUTHERLY ON THE
EASTERLY LINE OF SAID TAX LOT 225, A DISTANCE OF 354 FEET, MORE OR LESS, TO THE TO THE POINT OF BEGINNING.
Figure 1: Proposed Blight Area
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 15
Designated Study Area & Proposed Blight Areas
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 field survey conducted on February 26th-29th, 2020 indicated the focus study area has such
deterioration throughout the Blair Core Focus 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 Focused Study Area.
This section reviews the building and structure conditions, infrastructure, and land use found within the
Proposed Blair Core 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.
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 16
Designated Study Area & Proposed Blight Areas
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 commercial buildings. There was a total of 465 primary structures evaluated. And
35% were evaluated as deteriorating or dilapidated. The buildings in the study area have substantial structural
issues identified from an exterior visual observation
Figure 2: Exterior Structural Conditions
Dilapidated
No Problem
2%
12%
Deteriorating
33%
Adequate
53%
No ProblemAdequateDeterioratingDilapidated
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 focus study area has adequate street grid to serve the area. The connectivity is disrupted by
Highway 30 and the railroad corridors. As depicted in Figure 4, the street network generally received good and
fair ratings, with a few exceptions. Thus, the street layout is considered adequate and not a contributing factor.
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 17
Designated Study Area & Proposed Blight Areas
Figure 3: Road Conditions
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 18
Designated Study Area & Proposed Blight Areas
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 Focus Blight and Substandard Area. A substantial portion of the area
contains narrow commercial lots that do not meet current office and retail functionality with combining multiple
lots. The majority of the lots were obsolete with mismatched dimensions, orientations, accessibility and
multiple isolated or landlocked parcels with no street frontage. The focus area has substantial faulty lot layout
and this specific characteristic is considered as a contributing factor.
Unsanitary or unsafe conditions
Conditions which pose a threat to public health and safety
Lack of Sidewalks
The majority of the area lacked sidewalks to allow for safe routs to schools, parks and other pedestrians.
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. Building constructed prior to the 1970’s often contains lead-based paint, asbestos, and other
potentially hazardous materials.
Topography and terrain
This study area has a variety of topography that drains to the low-lying water courses and the Missouri River
in the far east.
Flood Plain
Portions of the focus area are in or adjacent to the designated floodplains which can endanger life and property
during times of flooding.
Onsite Storage and Debris
There were numerous individual examples of onsite storage and debris noted during the evaluation. Examples
include piles of old tire, inoperable vehicles, concrete and wood piles, and on-site storage. Theses can pose
unsafe conditions by harboring vermin and rodents as well as holding water for mosquitoes breeding areas
which can spread diseases to humans.
Deterioration of site or other improvements
On site improvements
Examples of deteriorating on site improvements such as driveways, parking areas, and sidewalks were found
throughout the focused study area.
Onsite Storage and Debris
There were numerous individual examples of onsite storage and debris noted during the evaluation. Examples
include piles of old tire, inoperable vehicles, concrete and wood piles, and on-site storage. Theses can pose
unsafe conditions by harboring vermin and rodents as well as holding water for mosquitoes breeding areas
which can spread diseases to humans.
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
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 19
Designated Study Area & Proposed Blight Areas
Figure 5 Sidewalks
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 20
Designated Study Area & Proposed Blight Areas
Figure 6: Potential Hazards
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 21
Designated Study Area & Proposed Blight Areas
Diversity of ownership
Based upon the Washington County Tax Assessor’s data, there is a wide variety and diversity of ownership
evident in the study area.
Improper subdivision or obsolete platting
Obsolete platting
There are properties divided into different sizes, shapes, and lack road access. Overall, the lot sizes vary
throughout the Focus Blight and Substandard Area. A substantial portion of the area contains narrow
commercial lots that do not meet current office and retail functionality with combining multiple lots. The
majority of the lots were obsolete with mismatched dimensions, orientations, accessibility and multiple isolated
or landlocked parcels with no street frontage. 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. Onsite storage and debris are
apparent within the Focus 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
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.
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.
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 were not deemed to be a contributing factor in this study area.
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 Focus Study Area was provided by the
Washington County Assessor’s Office and verified during the field survey. According to the data received, the
average age of the commercial structures 67 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
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 22
Designated Study Area & Proposed Blight Areas
Figure 7: Age of Structure
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 23
Designated Study Area & Proposed Blight Areas
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 Focus 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 were 35% of the structures evaluated as deteriorating or dilapidated in the focus study area that have
structural issues.
Age or obsolescence
Information regarding the age of the permanent structures within the Focus Study Area was provided by the
Washington County Assessor’s Office and verified during the field survey. According to the data received, the
average age of the commercial structures 67 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.
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. Onsite storage and debris are
apparent within the Focus 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
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.
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
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, debris pile, the age of the structures, open drainage and flood plain can all factor into
conditions which endanger life and property. 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.
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.
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 24
Designated Study Area & Proposed Blight Areas
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.
A total of 35% of the structures were evaluated as deteriorating or dilapidated. The poor structural condition
can lead to buildings collapsing endangering the public safety.
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 25
Designated Study Area & Proposed Blight Areas
Figure9: Parcels Showing Blight and Substandard Conditions
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 26
Designated Study Area & Proposed Blight Areas
Blighted and Substandard Findings
The Proposed Blair Core 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
Criteria
Structure Condition Yes
Street Layout No
Faulty Lot Layout Yes
Unsanitary or Unsafe Conditions Yes
Deterioration of Site Yes
Diversity of Owners Yes
Tax Special Assessment No
Titles Conditions No
Obsolete Platting Yes
Endanger Life/Property Yes
Any Combination Yes
Detrimental to Public Health, Safety Yes
BLIGHT TOTALS 9/12
Exterior Inspection of Structures Yes
Age of Structures Yes
Inadequate Provision for Ventilation, Sanitation Yes
Other Substandard – (conducive to ill health,
Yes
floodplain, endanger life)
4/4
SUBSTANDARD TOTALS
13/16
TOTALS
Conclusion
A number of conditions within the Proposed Blair Core 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 Blair Core 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 is warranted 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 as “Blighted and Substandard” as provided for in the
Nebraska Community Law, 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.
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 27
Designated Study Area & Proposed Blight Areas
Proposed Blight Area: South Highway 30 Area
The Proposed South Highway 30 Blight and Substandard Area consist of approximately 341.7 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 (Former Dana College Campus Area of 72.3 acres
and 735.6 acres for the Blair Core Area) to acres 1,149.6 of the total 3,548 acres within its Corporate Limits.
Approval of the study by amending and restating the area declared Blighted and Substandard will bring the total
percentage of the corporate limits designated to 32.4%.
Legal Descriptions
A TRACT OF LAND LOCATED IN WEST HALF OF THE EAST HALF, NORTHEAST QUARTER OF THE NORTHEAST QUARTER,
THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER, THE EAST HALF OF THE SOUTHWEST QUARTER, AND THE
SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 14, THE EAST HALF OF THE NORTHWEST QUARTER,
THE NORTH HALF OF THE NORTHEAST QUARTER, THE NORTHEAST OF THE SOUTHWEST QUARTER AND THE
SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 23, ALL LOCATED IN TOWNSHIP 18 NORTH, RANGE
11 EAST OF THE SIXTH P.M. IN WASHINGTON COUNTY, NEBRASKA BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SAID
SECTION 23; THENCE WESTERLY ON THE SOUTH LINE OF SAID NORTH HALF OF THE NORTHEAST QUARTER, A DISTANCE
OF 2034 FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF TAX LOT 67 OF SAID SECTION 23; THENCE SOUTHERLY
ON THE EAST LINE OF SAID TAX LOT 67, A DISTANCE OF 62 FEET, MORE OR LESS, TO THE SOUTHEAST CORNER OF
SAID TAX LOT 67; THENCE WESTERLY ON THE SOUTH LINE OF SAID TAX LOT 67 AND ITS EASTERLY EXTENSION
THEREOF, A DISTANCE OF 635 FEET, MORE OR LESS, TO THE INTERSECTION WITH THE EASTERLY LINE OF GIBBS
ADDITION TO THE CITY OF BLAIR; THENCE SOUTHEASTERLY ON THE EAST LINE OF SAID GIBBS ADDITION, A DISTANCE
OF 700 FEET, MORE OR LESS, TO THE SOUTHEAST CORNER OF SAID GIBBS ADDITION; THENCE WESTERLY ON THE
SOUTH LINE OF SAID GIBBS ADDITION, A DISTANCE OF 924 FEET, MORE OR LESS, TO THE SOUTHWEST CORNER OF
SAID GIBBS ADDITION; THENCE NORTHERLY ON THE WESTERLY LINE OF SAID GIBBS ADDITION, A DISTANCE OF 660
FEET, MORE OR LESS, TO THE SOUTHWEST CORNER OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF
SAID SECTION 23; THENCE NORTHERLY ON THE WEST LINE OF SAID NORTHEAST QUARTER OF THE NORTHWEST
QUARTER, A DISTANCE OF 1323 FEET, MORE OR LESS, TO THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF
THE SOUTHWEST QUARTER OF SAID SECTION 14; THENCE EASTERLY ON THE SOUTH LINE OF SAID SOUTHEAST
QUARTER OF THE SOUTHWEST QUARTER, A DISTANCE OF 663 FEET, MORE OR LESS, TO THE SOUTHWEST CORNER OF
EAST HALF OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 14; THENCE NORTHERLY
ON THE WEST LINE OF SAID EAST HALF OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER, A DISTANCE OF
1319 FEET, MORE OR LESS, TO THE NORTHWEST CORNER OF SAID EAST HALF OF THE SOUTHEAST QUARTER OF THE
SOUTHWEST QUARTER; THENCE EASTERLY ON THE NORTH LINE OF SAID EAST HALF OF THE SOUTHEAST QUARTER OF
THE SOUTHWEST QUARTER, A DISTANCE OF 558 FEET, MORE OR LESS, TO THE SOUTHEAST CORNER OF TAX LOT 162
OF SECTION 14; THENCE NORTHERLY ON THE EASTERLY LINE OF SAID TAX LOT 162, A DISTANCE OF 435 FEET, MORE
OR LESS, TO THE NORTHEAST CORNER OF SAID TAX LOT 162; THENCE WESTERLY ON THE NORTHERLY LINE OF SAID
TAX LOT 162, A DISTANCE OF 309 FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF TAX LOT 163 OF SECTION
14; THENCE WESTERLY ON THE NORTHERLY LINE OF SAID TAX LOT 163, A DISTANCE OF 190 FEET, MORE OR LESS, TO
THE NORTHWEST CORNER OF SAID TAX LOT 163; THENCE NORTHERLY ON THE WESTERLY LINE OF TAX LOT 115 OF
SECTION 14, A DISTANCE OF 470 FEET, MORE OR LESS, TO THE NORTHWEST CORNER OF SAID TAX LOT 115; THENCE
EASTERLY ON THE NORTHERLY LINE OF SAID TAX LOT 115, A DISTANCE OF 313 FEET, MORE OR LESS, TO THE
SOUTHWEST CORNER OF LOT 6 OF RUSSEL’S ADDITION TO THE CITY OF BLAIR; THENCE NORTHERLY ON THE WESTERLY
LINE OF SAID LOT 6, A DISTANCE OF 846 FEET, MORE OR LESS, TO THE NORTHWEST CORNER OF SAID LOT 6; THENCE
NORTHERLY, A DISTANCE OF 41 FEET, MORE OR LESS, TO THE SOUTHWEST CORNER OF LOT 15 OF SAID RUSSEL’S
ADDITION; THENCE NORTHERLY ON THE WESTERLY LINE OF SAID LOT 15, A DISTANCE OF 806 FEET, MORE OR LESS,
TO THE NORTHWEST CORNER OF SAID LOT 15; THENCE EASTERLY ON THE SOUTH RIGHT OF WAY LINE OF CLARK
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 28
Designated Study Area & Proposed Blight Areas
STREET, A DISTANCE OF 976 FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF TAX LOT 209 OF SECTION 14;
THENCE NORTHEASTERLY, A DISTANCE OF 125 FEET, MORE OR LESS, TO THE SOUTHWEST CORNER OF TAX LOT 240
OF SECTION 14; THENCE NORTHEASTERLY ON THE EASTERLY RIGHT OF WAY LINE OF US HIGHWAY 30, A DISTANCE
OF 929 FEET, MORE OR LESS, TO THE NORTHWEST CORNER OF LOT 6 OF HUBERS ADDITION TO THE CITY OF BLAIR;
THENCE EASTERLY ON THE NORTHERLY LINE OF SAID HUBERS ADDITION, A DISTANCE OF 261 FEET, MORE OR LESS,
TO THE NORTHEAST CORNER OF LOT 4 OF SAID HUBERS ADDITION; THENCE SOUTHEASTERLY ON THE EASTERLY LINE
OF SAID LOT 4, A DISTANCE OF 99 FEET, MORE OR LESS, TO THE SOUTH CORNER OF LOT 3 OF SAID HUBERS ADDITION;
THENCE NORTHEASTERLY ON THE SOUTHERLY LINE OF SAID LOT 3, A DISTANCE OF 123 FEET, MORE OR LESS, TO THE
EAST CORNER OF SAID LOT 3; THENCE EASTERLY, A DISTANCE OF 60 FEET, MORE OR LESS, TO THE NORTHWEST
CORNER OF LOT 13 OF SAID HUBERS ADDITION; THENCE SOUTHWESTERLY ON THE NORTHWESTERLY LINE OF SAID
LOT 13, A DISTANCE OF 106 FEET, MORE OR LESS, TO THE WEST CORNER OF SAID LOT 13; THENCE SOUTHEASTERLY
ON THE SOUTHWESTERLY LINE OF SAID LOT 13, A DISTANCE OF 124 FEET, MORE OR LESS, TO THE NORTHWEST
CORNER OF LOT 12 OF SAID HUBERS ADDITION; THENCE SOUTHWESTERLY ON THE NORTHWESTERLY LINE OF SAID
LOT 12, A DISTANCE OF 61 FEET, MORE OR LESS, TO THE EAST CORNER OF LOT 11 OF SAID HUBERS ADDITION; THENCE
SOUTHWESTERLY ON THE EASTERLY LINE OF SAID LOT 11, A DISTANCE OF 52 FEET, MORE OR LESS, TO THE
SOUTHEAST CORNER OF SAID LOT 11; THENCE SOUTHERLY ON THE EAST LINE OF THE WEST HALF OF THE NORTHEAST
QUARTER OF SAID SECTION 14, A DISTANCE OF 1979 FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF THE
NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 14; THENCE SOUTHERLY ON THE EAST LINE
OF SAID NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, A DISTANCE OF 1319 FEET, MORE OR LESS, TO THE
SOUTHEAST CORNER OF SAID NORTHWEST QUARTER OF THE SOUTHEAST QUARTER; THENCE SOUTHERLY, A DISTANCE
OF 60 FEET, MORE OR LESS, TO THE NORTHERLY LINE OF LOT 1 OF HAYDEN PLACE REPLAT ONE TO THE CITY OF BLAIR;
THENCE WESTERLY ON THE NORTHERLY LINE OF SAID LOT 1, A DISTANCE OF 513 FEET, MORE OR LESS, TO THE
NORTHWEST CORNER OF SAID LOT 1; THENCE SOUTHERLY ON THE WESTERLY LINE OF SAID LOT 1, A DISTANCE OF
680 FEET, MORE OR LESS, TO THE SOUTHWEST CORNER OF SAID LOT 1; THENCE SOUTHERLY, A DISTANCE OF 68 FEET,
MORE OR LESS, TO THE NORTHEAST CORNER OF ADMINISTRATIVE REPLAT OF HAYDTAEN PLACE REPLAT ONE LOTS 11
AND 12 TO THE CITY OF BLAIR; THENCE SOUTHERLY ON THE EASTERLY LINE OF SAID ADMINISTRATIVE REPLAT OF
HAYDEN PLACE REPLAT ONE LOTS 11 AND 12, A DISTANCE OF 357 FEET, MORE OR LESS; THENCE EASTERLY, A
DISTANCE OF 62 FEET, MORE OR LESS, TO THE SOUTHWEST CORNER OF LOT 4 OF SAID HAYDEN PLACE REPLAT ONE;
THENCE EASTERLY ON THE SOUTHERLY LINE OF SAID LOT 4, A DISTANCE OF 136 FEET, MORE OR LESS, TO THE
SOUTHEAST CORNER OF SAID LOT 4; THENCE NORTHERLY ON THE EASTERLY LINE OF SAID LOT 4, A DISTANCE OF 323
FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF SAID LOT 4; THENCE EASTERLY ON THE NORTHERLY LINE OF
LOT 2 OF HAYDEN PLACE FIRST ADDITION REPLAT ONE TO THE CITY OF BLAIR, A DISTANCE OF 220 FEET, MORE OR
LESS, TO THE NORTHEAST CORNER OF SAID LOT 2; THENCE NORTHEASTERLY ON THE NORTHWESTERLY LINE OF LOT
3 OF SAID HAYDEN PLACE FIRST ADDITION REPLAT ONE, A DISTANCE OF 155 FEET, MORE OR LESS, TO THE SOUTH
LINE OF SAID LOT 1 OF HAYDEN PLACE REPLAT ONE; THENCE EASTERLY ON THE SOUTHERLY LINE OF SAID LOT 1, A
DISTANCE OF 195 FEET, MORE OR LESS, TO THE SOUTHEAST CORNER OF SAID LOT 1; THENCE NORTHERLY ON THE
EASTERLY LINE OF SAID LOT 1, A DISTANCE OF 679 FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF SAID LOT
1; THENCE NORTHERLY, A DISTANCE OF 60 FEET, MORE OR LESS, TO THE NORTH LINE OF THE SOUTHEAST QUARTER
OF THE SOUTHEAST QUARTER OF SAID SECTION 14; THENCE EASTERLY ON SAID NORTH LINE, A DISTANCE OF 1058
FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF SAID SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER;
THENCE SOUTHERLY ON THE EAST LINE OF SAID SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER, A DISTANCE
OF 1295 FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF THE NORTH HALF OF THE NORTHEAST QUARTER OF
SAID SECTION 23; THENCE SOUTHERLY ON THE EAST LINE OF SAID NORTH HALF OF THE NORTHEAST QUARTER, A
DISTANCE OF 1343 FEET, MORE OR LESS, TO THE POINT OF BEGINNING, AND ALSO INCLUDING, TAX LOT 138 OF
SECTION 23, TOWNSHIP 18 NORTH, RANGE 11 EAST OF THE SIXTH P.M. IN WASHINGTON COUNTY, NEBRASKA, AND
ALSO INCLUDING, GUTSCHOW PLAZA ADDITION TO THE CITY OF BLAIR IN SECTION 23, TOWNSHIP 18 NORTH, RANGE
11 EAST OF THE SIXTH P.M. IN WASHINGTON COUNTY, NEBRASKA
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 29
Designated Study Area & Proposed Blight Areas
Findings and Contributing Factors
The intent of this Study is to determine whether the Proposed South Highway 30 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 field survey conducted on February 26th-29th, 2020, indicated
the focus study area has such deterioration throughout the Focus 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 Focused Study Area.
This section reviews the building and structure conditions, infrastructure, and land use found within the
Proposed South Highway 30 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.
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 30
Designated Study Area & Proposed Blight Areas
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 commercial buildings. There was a total of 64 primary structures evaluated and
25% were evaluated as deteriorating or dilapidated. The buildings in the study area do not have structural issues
significant enough to be considered as a contributing factor of the Blight and Substandard Characteristics
Figure 10: Exterior Structural Conditions
Dilapidated
No Problem
0%
14%
Deteriorating
25%
Adequate
61%
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 focus study area has an inadequate street grid to serve the area. The lack of connectivity is disrupted
by Highway 30, a drainage channel and steep slopes. As depicted in Figure 11, the street network generally
received good and fair ratings, with a few exceptions. Thus, the lack of connectivity of the street layout is
considered inadequate and a contributing factor.
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 31
Designated Study Area & Proposed Blight Areas
Figure 11, Road Conditions
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 32
Designated Study Area & Proposed Blight Areas
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 Focus Blight and Substandard Area. A substantial portion of the area
contains large commercial lots that are irregular in shape, lack access to adequate roads, or contain steep slopes
that are not useful. The majority of the lots were obsolete with mismatched dimensions, orientations,
accessibility and multiple isolated or landlocked parcels with no street frontage. The focus area has substantial
faulty lot layout and this specific characteristic is considered as a contributing factor.
Unsanitary or unsafe conditions
Conditions which pose a threat to public health and safety
Lack of Sidewalks
The majority of the area lacked sidewalks except for the Highway 30 corridor, to allow for safe routs to schools,
parks and other pedestrians.
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. Building constructed prior to the 1970’s often contains lead-based paint, asbestos, and other
potentially hazardous materials.
Topography and terrain
This study area has a variety of topography that drains to the low-lying water courses and steep slopes with
evidence of erosion.
Onsite Storage and Debris
There were numerous individual examples of onsite storage and debris noted during the evaluation. Examples
include piles of old tires, concrete and wood piles, and on-site storage. Theses can pose unsafe conditions by
harboring vermin and rodents as well as holding water for mosquitoes breeding areas which can spread diseases
to humans.
Deterioration of site or other improvements
On site improvements
Examples of deteriorating on site improvements such as driveways, parking areas, and sidewalks were found
throughout the focused study area.
Onsite Storage and Debris
There were numerous individual examples of onsite storage and debris noted during the evaluation. Examples
include piles of old tire, concrete and wood piles, and on-site storage. Theses can pose unsafe conditions by
harboring vermin and rodents as well as holding water for mosquitoes breeding areas which can spread diseases
to humans.
Topography and terrain
This study area has a variety of topography that drains to the low-lying water course in the area. Areas of
washouts and erosion were observed throughout the Focus Study Area.
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 33
Designated Study Area & Proposed Blight Areas
Figure 12 Sidewalks
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 34
Designated Study Area & Proposed Blight Areas
Figure 13: Potential Hazards
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 35
Designated Study Area & Proposed Blight Areas
Diversity of ownership
Based upon the Washington County Tax Assessor’s data, there is a wide variety and diversity of ownership
evident in the study area.
Improper subdivision or obsolete platting
Obsolete platting
There are properties divided into different sizes, shapes, and lack road access. Overall, the lot sizes vary
throughout the Focus Blight and Substandard Area. A substantial portion of the area contains large commercial
lots that are irregular in shape and lack adequate access the majority of the lots were obsolete with mismatched
dimensions, orientations, accessibility and multiple isolated or landlocked parcels with no street frontage.
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 are several examples of onsite storage and debris noted during the evaluation. Examples include
construction materials, concrete and wood piles, and on-site storage. Onsite storage and debris are apparent
within the Focus 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
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. Building constructed prior to the 1970’s often contains lead-based paint, asbestos, and other
potentially hazardous materials.
Topography and terrain
This study area has a variety of topography that drains to the low-lying water course in the area. Areas of
washouts and erosion were observed throughout the area.
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
Portions of the area conation commercial lots with steep slopes that can be undesirable or create an economically
undesirable lot. The condition is limited. Thus, the Economic and Functional Obsolescence were not deemed
to be a contributing factor in this study area.
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 36
Designated Study Area & Proposed Blight Areas
Figure 14: Age of Structure
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 37
Designated Study Area & Proposed Blight Areas
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 Focus Study Area was provided by the
Washington County Assessor’s Office and verified during the field survey. According to the data received, the
average age of the residential structures 70 years old. Because of these findings, the structure age of the area is
considered to be a contributing factor to the blight and substandard conditions in the Proposed Blight and
Substandard Area.
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 38
Designated Study Area & Proposed Blight Areas
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 Focus 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 were 25% of the structures evaluated as deteriorating or dilapidated in the focus study area that have
structural issues.
Age or obsolescence
Information regarding the age of the permanent structures within the Focus Study Area was provided by the
Washington County Assessor’s Office and verified during the field survey. According to the data received, the
average age of the residential structures 70 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.
Inadequate provision for ventilation, light, air, sanitation, or open spaces
Onsite storage and debris
There are several individual examples of onsite storage and debris noted during the evaluation. Examples
include construction materials, concrete and wood piles, and on-site storage. Onsite storage and debris are
apparent within the Focus 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
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.
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
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, debris piles, the age of the structures, open drainage and erosion can all factor into
conditions which endanger life and property. 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 examples of onsite storage and debris noted during the evaluation. Examples include construction
materials, concrete and wood piles, and on-site storage.
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 39
Designated Study Area & Proposed Blight Areas
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.
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.
A total of 25% of the structures were evaluated as deteriorating or dilapidated. The poor structural condition
can lead to buildings collapsing endangering the public safety.
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 40
Designated Study Area & Proposed Blight Areas
Figure15: Parcels Showing Blight and Substandard Conditions
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 41
Findings and Contributing Factors
Blighted and Substandard Findings
The Proposed South Highway 30 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 2: Summary Matrix
Criteria
Structure Condition No
Street Layout Yes
Faulty Lot Layout Yes
Unsanitary or Unsafe Conditions Yes
Deterioration of Site Yes
Diversity of Owners Yes
Tax Special Assessment No
Titles Conditions No
Obsolete Platting Yes
Endanger Life/Property Yes
Any Combination Yes
Detrimental to Public Health, Safety Yes
BLIGHT TOTALS 9/12
Exterior Inspection of Structures No
Age of Structures Yes
Inadequate Provision for Ventilation, Sanitation Yes
Other Substandard – (conducive to ill health,
Yes
floodplain, endanger life)
3/4
SUBSTANDARD TOTALS
12/16
TOTALS
Conclusion
A number of conditions within the Proposed Highway 30 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 South Highway
30 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 is warranted 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 as “Blighted and Substandard” as provided for in the
Nebraska Community Law, 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.
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 42
Findings and Contributing Factors
APPENDIX A
PHOTO EXHIBIT
City of Blair, Nebraska • Blight and Substandard Study • Core and South Hwy 30 Areas 43