1984 Redevelopment Plan`1 Ing Alill-I
'01, fill
PLAN NOVEMBER 1964
BLAIR REDEVELOPMENT PLAN
(amended)
M. Stanley Jensen
Mayor
City Council
Frank Drbal
Jerome Jenny
Mary Jo Kubie
J. Merton Kuhr
James Long
Henry B. Neef
Frank Reyzlik
James P. Ryan
Douglas E. Bullock
City Administrator
NOVEMBER 1984
prepared by
Metropolitan Area Planning Agency
7000 West Center Road
Omaha, Nebraska
68106
BLAI R REDEVELOPMENT PLAN
(amended)
INTRODUCTION
The Blair Redevelopment Plan proposes residential, commercial and industrial
development within the approximate 591 acres in the central and southeast
portions of the city. The city currently encompasses 2,588 acres, thus the
redevelopment area represents 22.80 of the city which is less than the maximum
area allowed (350) to be designated for cities of the first class pursuant to
State Statute 18-2103, as amended by LB 1084 in 1984.
The area is characterized as having structures more than one-half of which are
in excess of forty years of age as well as vacant, under-utilized land having
the potential for residential, commercial and industrial uses. Also, there are
a substantial number of structures that are deteriorated or deteriorating and in
need of repair. The area contains the city's historic business district or
downtown area. A majority of the oldest housing in the city, are contained
within the residential portion of the designated area. Two sub -areas for
residential have been identified as priority areas for special assistance.
This redevelopment plan is designed to provide flexibility to accomplish
immediate and future phases of redevelopment by prospective private developers
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and will allow for the staged development of the entire designated redevelopment
shown in Exhibit 1. Further it is the objective of this plan to afford the
greatest opportunity, consistent with the sound needs of the city as a whole, to
rehabilitate and redevelop the entire area by private enterprises.
DESCRIPTION OF DESIGNATED AREA
The designated redevelopment area is shown in Exhibit 1. More specifically the
area is described by the following boundaries:
Starting at the intersection of Nineteenth Street and South Street;
North to Nebraska Street; East to Sixteenth Street; North to Jackson
Street; East to Tenth Street; South to Iowa Street; East on Iowa
Street and the South line of Tax Lot 133 to the East line of Section
12; South to Grant Street; East approximately 150 feet to the
North-South County Road; South to the North line of Section 18; West
on the North line of Section 18 and Section 13 to the Chicago and
Northwestern Railroad; Southeast to the South line of Tax Lot 175;
East to the South line of Tax lot 173; further East to Thirteenth
Street; North to Butler Street; West to Sixteenth Street; North to
South Street; West to the intersection of Nineteenth Street and South
Street. The area includes the internal streets and alley
right-of-ways and the adjacent streets and railroad right-of-way.
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COMPREHENSIVE PLAN
This redevelopment plan has been prepared in conformance with the Blair
Comprehensive Plan as adopted by City Ordinance on December 8, 1981. Under
the current comprehensive plan and zoning regulation the city exercises control
of land use inside the city and an area extending two miles beyond the city
limits.
The city was founded in 1869 and named after John Blair. It has been since
its founding the county seat for Washington County. The development of the
city has focused around the railroad and agricultural sectors. It is expected
that the future growth and development of the city will depend on maintaining
the existing housing, commercial and industrial base while expanding on the
opportunities to develop the vacant and underutilized lands within and adjacent
to the city for appropriate residential, commercial and industrial uses.
In addition to maintaining the existing housing, commercial and industrial base,
consistent with the comprehensive plan, there is the need for preservation of
historic sites within the redevelopment area. A list of recognized historic
sites in the redevelopment area referred to in the comprehensive plan are:
Washington County Courthouse
Blair Congregational Church
Pat Tripp House
Huntel Office Building
Huber Building
Hansen Insurance Building
Main Street Store
Odd Fellows Building
School Administration Building
Janet O'Hanlon Office Building
Colfax and
Sixteenth Streets
Colfax and
Sixteenth Streets
1815 Grant
Street
Washington
and Sixteenth Streets
Washington
and Sixteenth Streets
1636 Washington
Street
Washington
and Seventeenth Streets
Washington
and Seventeenth Streets
Lincoln and
Sixteenth Streets
Lincoln and
Eighteenth Streets
3
For future development and redevelopment within the designated area, the
applicable goals and objectives stated in the comprehensive plan, cited above,
for the city will be the development goals and objectives for this redevelopment
plan. Maps showing the existing zoning and land use are included as Exhibits
2 and 3.
GENERAL POLICIES OF THE CITY
The city will comply with all provisions of the Nebraska Community Development
Act, Sections 18-2101 to 18-2154, in carrying out the provisions of this plan
and activities proposed, including specifically:
1) When any property consisting of housing is acquired for redevelopment by
the city, the city shall provide for the relocation of any persons displaced as a
result thereof, pursuant to the procedures described in sections 76-1201 to
76-1213. In the event any housing units are eliminated by a redevelopment
project, the city shall provide for an equivalent number of replacement housing
units elsewhere in the redevelopment area or elsewhere in the city. (Reference
State Statutes.18-2103.02 and 18-2154.)
2) The city will issue bonds as authorized by State Statutes 18-2101 to 18-2154
in support of any project, and in conformance with a redevelopment agreement
that has been negotiated and agreed upon by the city and a redeveloper.
3) The city will request proposals from prospective developers for the
redevelopment of the identified projects in this plan following adoption.
Following such requests, the city will consider proposals for redevelopment of
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the project areas or any part of the project areas until this plan is repealed or
the city determines that the entire designated area has been redeveloped to the
point city assistance is no longer needed. (Reference State Statute 18-2119.)
4) The city shall have the right to acquire by the exercise of the power of
eminent domain any real property which it may deem necessary for a
redevelopment project by the adoption of a resolution declaring the acquisition
as necessary for such purposes. (Reference State Statute 18-2122.)
5) The standards of development including the standards of population
densities, land coverage, and building intensities in the redevelopment project
areas shall be those as currently set out for all other development within the.
city's jurisdiction under zoning, subdivision and building codes and ordinances,
not in conflict with this plan.
6) For a period not to exceed fifteen years any ad valorem tax levied upon
real property in each redevelopment project described in this plan for the
benefit of any public body shall be divided as follows:
1 ) That portion of the ad valorem tax which is produced by the levy at
the rate fixed each year by or for each public body upon the
redevelopment project valuation shall be paid into the funds of each such
public body in the same proportion as are all other taxes collected by or
for the body; and,
2) That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated
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to and, when collected, paid into a special fund of the city to pay the
principal of, the interest on, and any premiums due in connection with the
bonds of, loans, notes, or advances of money to, or indebtedness incurred
by, whether funded, refunded, assumed, or otherwise, such city for
financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, advances of money, or indebtedness, including
interest and premiums due, have been paid, the city shall so notify the
county assessor and county treasurer and all ad valorem taxes upon
taxable real property in such a redevelopment project shall be paid into
the funds of the respective public bodies.
The effective date of this provision (State Statute 18-2147) shall be the same as
the effective date of the initial redevelopment contract agreement for the
Commercial and Industrial Project and the effective date of the resolution
adopting this plan for the Residential Rehabilitation Project.
RESIDENTIAL REHABILITATION PROJECT
The Residential Rehabilitation Project area shown on the Site Plan Map in
Exhibit 4, more specifically described by the following boundaries:
Eleventh Street to Thirteenth Street from Grant Street to South Street;
and the area starting at the intersection of Fifteenth Street and Jackson
Street; East to Tenth Street; South to Iowa Street; West to Eleventh
Street; ; South to Washington Street; West to Chicago and Northwestern
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Railroad; Northwest to Fifteenth Street; North to the intersection of
Fifteenth Street and Jackson Street; excluding Tax Lot 171 in Section 12,
Township 18 North, Range 11 East. The area includes the internal and
adjacent streets, alleys and railroad right-of-way.
The city has identified the Residential Rehabilitational Project as the
area of the city most in need. The city prepared an application and was
awarded a grant for $400,000 from the State of Nebraska through the
Community Development Block Grant (CDBG) Program. The grant will
specifically allow the city to immediately assist home owners to rehabilitate and
make repairs to at least ten homes within the project area and to make
necessary public improvements to support the private rehabilitation in the form
of paved streets.
The need is far greater than funds available even within the Residential
Rehabilitation Project as shown by the map of existing building conditions,
Exhibit 6. There are similar but less concentrated needs, without funds
available, within the remainder of the residential portion of the designated
redevelopment area. To meet these additional needs within the designated area
the city intends to reapply for CDBG funds to help meet these needs. The city
also intends to use within the Residential Rehabilitation Project area, for
residential rehabilitational and acquisition of vacant lots for new private
residential development, funds authorized and as provided under the authority
of State Statute 18-2147, and contained in this plan. The city will adopt rules
and regulations, as required by the Nebraska CDBG Program and the U.S.
Department of Housing and Urban Development, to provide for the rehabilitation
of residential dwellings within the designated redevelopment area. This will
include the adoption of minimum standards for dwellings and rehabilitation.
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COMMERCIAL AND INDUSTRIAL PROJECT
The Commercial and
Industrial
Project is
shown on the Site
Plan Map in Exhibit
4, more specifically
the area is
described
by the
following
boundaries:
Starting at the intersection of Nineteenth Street and Lincoln Street;
North to the Chicago and Northwestern Railroad; Southeast to
Washington Street at Thirteenth Street; East to the East line of
Section 12, Township 18 North, Range 11 East; South to Grant
Street; East approximately 150 Feet to the North-South County Road;
South to the North Fine Section 18; West on the North line of Section
18 and Section 13 to the`Chicago and Northwestern Railroad;
Southeast to the South line of Tax Lot 175 in Section 13; East to the
Southwest corner of Tax Lot 175; Tenth Street North to the South
line of Tax Lot 176 in Section 13; East to the
Chicago and
Northwestern
Railroad; Northwest to the West
line of
Tax Lot 200 in
Section 12;. North to the intersection of Tenth
Street
and Lincoln
Street; West
to the intersection of Nineteenth
Street
and Lincoln
Street. The
area includes the internal and adjacent
streets, alleys
and railroad
right-of-ways.
A portion of the Commercial and Industrial Project is presently outside the city
limits. The portion of the project outside of the city limits has been
determined, by resolution of the City Council, as necessary for the proper
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redevelopment of the designated areas within the city. State Statute 18-2123
specifically allows the city to include areas outside the city limits within a
redevelopment project which the governing body determines, by resolution, to
be a necessary part of the general redevelopment program of the city or is
necessary or convenient to the proper clearance or redevelopment of one ,or
more areas within the city.
The future growth of the city as wel.l as the preservation of existing
investments depends on sustained public and private investment. Specifically,
commercial and industrial development within the project area will provide
employment for the city's residents and provide additional income to sustain and
increase the standard of living for the entire community. Thus, the Commercial
and Industrial Project is a necessary part of the city's comprehensive
redevelopment program for the designated redevelopment area.
To support the Commercial and Industrial Development Project the city intends
to acquire real property, make necessary site, street and utility improvements
in accordance with redevelopment agreements to be negotiated between the city
and private developers. Upon response from private redevelopers for projects
in the Commercial and Industrial Project area the city intends to acquire
additional property for commercial and industrial purposes. Specific additional
real property to be acquired may be identified by amendments to this plan as
authorized by State Statute 18-2117, for subsequent projects in the designated
redevelopment area. The provisions of State Statute 18-2147, "Community
Improvement Financing", may or may not be applicable to future projects.
9
The city intends, but is not obligated, to acquire for the initial phase of
development in the Commercial and Industrial Project Area the following
property described as:
1.
Tax
Lot
57,
Section
7,
T
18
N,
R
12
E
2.
Tax
Lot
161,
Section
13,
T
18
N,
R
11
E
3.
Tax
Lot
175,
Section
13,
T
18
N,
R
11
E
4.
Tax
Lot
198,
Section
13,
T
18
N,
R
11
E
5.
Tax
Lot
199,
Section
13,
T
18
N,
R
11
E
6.
South
Creek,
West of the
county
road
in,
Section 7, T 18 N, R 12 E
The above described land is currently zoned for manufacturing. The land is
currently vacant except for Tax Lot 161 which contains one residential dwelling.
The existing dwelling is of sound condition and the city will make every effort
to sell the building subject to moving the structure to a nearby vacant
residential lot so as to preclude the elimination of any existing housing units.
The public facilities to support the Commercial and Industrial Project are
expected to include, but are not limited t6, paving of adjacent existing streets
or if necessary needed new streets. The construction of necessary water and
sewer service within such project area and adjacent to the project.
To accommodate industrial development and the construction of a substantial
building on land to be acquired, several site improvements would be needed.
Specifically, grading, drainage improvements, and subsurface pilings maybe
necessary to accommodate a major redevelopment or industrial building.
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The specific public facilities, land, price of the land, cost of site
improvements and related project costs of the city and developer will be
negotiated and set out in redevelopment agreements between the city and the
developer.
PROPOSED COSTS AND REVENUES
This redevelopment plan is designed to provide the flexibility in design and
staging of redevelopment within the redevelopment project areas. The size of
the redevelopment project areas require redevelopment to be accomplished in
incremental stages in response to expected market needs. The intent of the
Residential Rehabilitation Project is to address the critical residential
rehabilitation based on funding from the Nebraska CDBG Program and the
Commercial and Industrial Project for needed commercial and industrial
development based on funding from "Community Improvement Financing"
provision in this plan, authorized by State Statute 18-2147.
The initial residential rehabilitation program, within the Residential
Rehabilitation Project area, is estimated to provide funding for the
rehabilitation of ten dwellings and the paving of streets. Future funding is
expected from additional grants and from "tax increments" produced in later
years from private improvements. The costs and revenue for the initial
Residential Rehabilitation Project area (which includes street paving) is
estimated at $440,000 with $400,000 from the State of Nebraska and $40,000 from
the city.
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i
,V
Estimates of the following `,initial costs and revenues for the Commercial and
Industrial Project are:
i.
COSTS
Real Estate Acquisition
$300,000
Site improvements
850,000
Sewer and water mains
300,000
Paving
400,000
Administration and Bond Fees..
150,000
TOTAL COST
$2,000,000
nc%ir7KIIIMC
Tax Allocation Bonds:
A. Site Improvement and Acquisition $1 ,150,000
B. Public Improvements and 850,000
Administration
TOTAL REVENUE $2,000,000
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EXHIBIT
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EXHIBIT 1
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EXHIBIT 1
COUNCILMEMBER Ryan INTRODUCED THE FOLLOWING RESOLUTION:
RESOLUTION NO. 1984-44
WHEREAS, the Mayor and City Council has created a
Housing and Community Development Agency pursuant to the
authority granted in the Nebraska Community Development Law,
Sections 18-2101 to 18-2154; and
WHEREAS, State Statute 18-2109 requires the Mayor and
City council to declare areas of the City blighted and
substandard and in need of redevelopment; and
WHEREAS, the Mayor and City Council finds that the area,
shown on the attached map, is blighted and substandard area as
defined in State Statute 18-2103; and
WHEREAS, the area, shown on the attached map, does not
exceed thirty-five percent (35%) of the area within the City as
required by LB 1084, Laws 1984; and
WHEREAS, State Statute 18-2108 requires the City to
adopt a redevelopment plan before actively undertaking any
redevelopment project; and
WHEREAS, no proposals were submitted following
publication therefor and it is necessary to amend Resolution No.
1984-34.
NOW, THEREFORE, BE I1 RESOLVED BY THE MAYOR AND CITY
COUNCIL OF THE CITY OF BLAIR, NEBRASKA, THAT the area, shown on
the attached map, and further described in the Blair
Redevelopment Plan, is hereby declared to be a blighted and
substandard area and in need of redevelopment; and
BE IT FURTHER RESOLVED THAT, the area, shown on the
attached map, and further described in the Blair Redevelopment
EXHIBIT 1
Plan, includes
an area outside
the
City determined to be
necessary for the
redevelopment of
areas
within the City.
COUNCILMEMBER Reyzlik _ MOVED THAT THE RESOLUTION BE
ADOPTED AS READ, WHICH SAID MOTION WAS SECONDED BY COUNCILMEMBER
Kuhr UPON ROLL CALL COUNCILMEMBERSVORvan RAPE"
k,
Kuhr L
COAND
UNCILME BERS None
VOTING "NAY", THE MAYOR DECLARED THE RESOLUTION
PASSED AND ADOPTED THIS 23rd` DAY OF OCTOBER, 1984.
CITY OF BLAIR, NEBRASKA
BY
M. STANLEY DENSE: , MAYOR
ATTEST:
VERNA R. BULL, CITY CLERK
(SEAL) y
STATE OF NEBRASKA )
)ss '
WASHINGTON COUNTY )
VERNA R. BULL, 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
l at a regular meeting of the Mayor an -d City Council of said City
1
held on the 23rd day of October, 1984.
VERNA R. BULL, CITY CLERK
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BUILDING CONDITIONS
NORTU
EXHIBIT 6
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