Blair Comprehensive Plan (March 8, 2005)
COMPREHENSIVE
PLAN UPDATE
CITY OF BLAIR, NEBRASKA
Prepared For:
City of Blair
218 South 16th Street
Blair, Nebraska 68008
Prepared By:
Hanna:Keelan Associates, P.C.
Community Planners
In Association With:
HWS Consulting Group, Inc
BLAIR, NEBRASKA
COMPREHENSIVE PLAN UPDATE
2029
BLAIR
PLAN PARTICIPANTS
CITY COUNCIL
Jim Realph, Mayor
John Abbott, Mike Biffar, T. John Shotwell, Frank Wolff,
Lloyd Scheve, Tammy McManigal, Gary Fanoele, Jon Stewart
CITY PLANNING COMMISSION
Chair Ken Rhoades, Robert Tichota, Milt Heinrich, Doug Cook,
Vivian Kelley, Jim Ryan, Kent Nicholson, Don Hansen, Bob Krogh
PLANNING STEERING COMMITTEE
65 Volunteers from the City of Blair and
Its Two-Mile Planning Jurisdiction
CITY STAFF
Rod Storm, City Administrator; Scott Bovick, Assistant City Administrator;
Allen Schoemaker, Director of Public Works; Brenda R. Taylor, City Clerk; and
John Samson, City Attorney
CONSULTANTS
HWS CONSULTING GROUP, INC.
Michael Gorman, P.E.; Brian G. Ray, P.E.
HANNA:KEELAN ASSOCIATES, P.C.
Planners in Charge: Becky J. Hanna & Timothy M. Keelan
Contributing Planners: Lonnie Dickson, AICP & Paul Hrnicek
www.hannakeelan.com
The Blair Comprehensive Plan Update - 2029 was funded by a Transportation Enhancement Grant,
provided by the Nebraska Department of Roads and funds provided by the City of Blair. The Planning
Program was administered by City Staff.
Blair Comprehensive Plan Update - 2029
Credits
TABLE OF CONTENTS
PARTICIPANTS .................................................... i
TABLE OF CONTENTS .............................................. ii
LIST OF TABLES ................................................. IV
LIST OF ILLUSTRATIONS. .. .. .. .. .. .. .. ... .. .. .. .. .. .. .. .. .. .. .. .. VI
TABLE
CHAPTER 1
CHAPTER 2
CHAPTER 3
TITLE
PAGE
THE BLAIR PLANNING PROCESS .................. 1.1
- The Comprehensive Plan - Update .................... 1.1
- Planning Period ............................... 1.1
- Planning Jurisdiction .......................... 1.1
- Authority to Plan .............................. 1.2
- Responsible Growth and Development ............. 1.2
- The Plan as a Community and Economic
Development Tool ........................ 1.3
- Organization of the Plan ........................ 1.4
GOALS, POLICIES AND ACTION STRATEGIES ....... 2.1
- Introduction ...................................... 2.1
- Community Goals ................................. 2.2
- Population ....................................... 2.3
- Community Image ................................. 2.4
- Land Use and Development. . . . . . . . . . . . . . . . . . . . . . . . . . 2.5
- Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.7
- Infrastructure and Public Facilities. . . . . . . . . . . . . . . . . .. 2.9
- Transportation and Circulation. . . . . . . . . . . . . . . . . . . . . . 2.11
- Commercial Development .......................... 2.12
- Plan Maintenance and Implementation ............... 2.15
POPULATION, ECONOMICS & HOUSING............ 3.1
- Introduction ...................................... 3.1
- General Population Trends and Projections ............. 3.1
- Population. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3.2
- Income Trends and Projections ....................... 3.4
Blair Comprehensive Plan Update - 2029
Table of Contents
ii
TABLE
CHAPTER 3,
continued
CHAPTER 4
TABLE OF CONTENTS
TITLE
PAGE
POPULATION, ECONOMICS & HOUSING............ 3.1
- Employment and Economic Trends. . . . . . . . . . . . . . . . . . . 3.10
- Housing Profile and Plan ........................... 3.13
- Community Housing Conditions ................. 3.13
- Household Trends and Projections ............... 3.16
- Future Housing Demand ........................... 3.19
- Housing Resources ................................ 3.23
- Local Funding Options . . . . . . . . . . . . . . . . . . . . . . . . . 3.23
- Regional Funding ............................. 3.24
- Federal Funding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3.25
- Financial "Pooling" ............................ 3.26
LAND USE & DEVELOPMENT. . . . . . . . . . . . . . . . . . . . .. 4.1
- The Built Environment ............................. 4.1
- Existing Land Use Analysis. . . . . . . . . . . . . . . . . . . . . . . . . . 4.2
- Vacant Lands and New Housing Starts ............ 4.4
- Vacant/Agricultural ............................ 4.5
- PubliclQuasi- Public ............................ 4.5
- Residential ................................... 4.5
- Commercial. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.6
- Industrial .................................... 4.6
- Summary Statement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.7
- Future Land Use Profile. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
- Residential .................................. 4.11
- Parks and Open Space ......................... 4.12
- Commercial Development ...................... 4.13
- Industrial ................................... 4.14
- Subarea Development Concepts. . . . . . . . . . . . . . . . . . . . . . 4.16
- Subarea 1 - .................................. 4.16
- Subarea 2 ................................... 4.20
- Subarea 3 ................................... 4.22
- Environmental Assessment ..................... 4.25
- Potential Adverse Impacts . . . . . . . . . . . . . . . . . . . . . . 4.25
- Beneficial Impacts ............................ 4.26
- Alternatives. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.28
- Actions to Mitigate Adverse Environmental Effects . . 4.29
Blair Comprehensive Plan Update - 2029
Table of Contents
iii
TABLE
CHAPTER 5
APPENDIX I
TABLE OF CONTENTS
TITLE
PAGE
PUBLIC FACILITIES, & INFRASTRUCTURE
& TRANSPORTATION............................. 5.1
- Introduction ...................................... 5.1
- Public Facilities ................................... 5.1
- Parks and Recreation. . . . . . . . . . . . . . . . . . . . . . . . . . . . 5.1
- Education ........................................ 5.2
- Medical/Elderly Services ............................ 5.7
- Government/Public Safety ........................... 5.8
- Public Utilities ................................... 5.11
- Water System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5.11
- Electrical System ............................. 5.12
- Sanitary Sewer System ......................... 5.12
- Solid Waste Disposal ........................... 5.12
- Natural Gas System. . . . . . . . . . . . . . . . . . . . . . . . . . . . 5.13
- Telephone System ............................. 5.13
- Cable Television . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5.13
- Storm Drainage ............................... 5.13
- Transportation ................................... 5.14
- Existing Transportation Systems ................. 5.14
- Other Transportation Systems ................... 5.15
- Travel Demand Model .......................... 5.17
- Future Transportation Improvements ............. 5.18
- Blair Community Survey ............................. 1
- Executive Summary ................................. 1
- Survey Results ..................................... 3
Blair Comprehensive Plan Update - 2029
Table of Contents
iv
LIST OF TABLES
TABLE
TITLE
PAGE
3.1
Population Trends and Projections ..................... 3.2
3.2
Population Age Distribution. . . . . . . . . . . . . . . . . . . . . . . . . . . 3.3
3.3
Household Income Trends And Projections- All Households . 3.4
3.4
Persons Receiving Social Security Income. . . . . . . . . . . . . . . . 3.5
3.5
Per Capita Income Trends And Projections. . . . . . . . . . . . . . . 3.6
3.6
Owner And Renter Housing Costs As A Percentage Of
Household Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3.7
3.7
Households with Housing Problems/Cost Burdened. . . . . . . . 3.9
3.8
Civilian Labor Force and Employment Trends and
Projections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3.10
3.9
Work Force Employment By Type. . . . . . . . . . . . . . . . . . . . . 3.11
3.10
Employment in County. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3.12
3.11
Housing Stock Profile/Units In Structure ............... 3.13
3.12
Housing Stock OccupancyNacancy Status .............. 3.14
3.13
Year Structure Built. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3.15
3.14
Specific Household Characteristics -
Trends and Projections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3.16
3.15
Tenure By Household Trends And Projections ........... 3.17
3.16
Contract Rent ..................................... 3.18
3.17
Owner Occupied Housing Value. . . . . . . . . . . . . . . . . . . . . . . 3.18
3.18
Projected Housing Demand Potential .................. 3.21
4.1
Existing Land Use .................................. 4.4
Blair Comprehensive Plan Update - 2029
Table of Contents
v
LIST OF TABLES
TABLE
TITLE
PAGE
4.2
Existing Land Use Calculations. . . . . . . . . . . . . . . . . . . . . . . . 4.6
4.3
Expected Land Use Needs ............................ 4.9
5.1
Estimated Roads Improvement Costs .................. 5.20
Blair Comprehensive Plan Update - 2029
Table of Contents
vi
LIST OF TABLES
TABLE
TITLE
PAGE
1.1
Location Map ...................................... 1.3
4.1
Generalized Existing Land Use Map
- Corporate Limits and Planning Jurisdiction. . . . . . . . . . . . . 4.3
4.2
Generalized Future Land Use Plan
- Corporate Limits and Planning Jurisdiction. . . . . . . . . . . . 4.10
4.3
Subarea Map
- Location Map Redevelopment Area. . . . . . . . . . . . . . . . . . . 4.18
5.1
Public Facilities Map
- Corporate Limits. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5.3
5.2
2000 Assigned Average Daily Traffic
- Existing Network ................................. 5.16
5.3
2030 Forecasted Average Daily Traffic
- Approved Network ................................ 5.21
Blair Comprehensive Plan Update - 2029
Table of Contents
vii
~
CHAPTER 1
The Blair Planning Process
CHAPTER 1
THE BLAIR PLANNING PROCESS
THE
COMPREHENSIVE
PLAN . UPDATE
AANNING PERIOD
This Blair Comprehensive Plan update is designed to
serve as a tool to assist the City in planning for future
stability and development in the community and its
respective two-mile planning jurisdiction. The Plan
contains information about existing conditions within
the City, including population, land use, housing and
public facilities and utilities and transportation, and
serves as an update to be amended to the current Blair
Comprehensive Plan, completed in 1996. The projection
of these community variables are presented in an
attempt to create a community and economic
development "Vision" for Blair for the next 25 years.
This planning process included the development of a
general plan, which establishes specific and practical
guidelines for improving existing conditions and
controlling future growth. The Plan itself presents a
planning program designed to identify and develop
policies in the areas of land use, population, economics,
housing, public facilities and utilities, transportation
and plan maintenance / implementation.
The Comprehensive Plan update was prepared under
the direction of the Blair Planning Commission and
Planning Steering Committee, with the assistance of
the City Council, City Staff, and Consultants, HWS
Consulting Group Inc. and Hanna:Keelan Associates,
P.C., of Lincoln.
The planning time period for achieving the goals,
programs and community development activities
identified in this Blair Comprehensive Plan Update is
25 years.
Blair Comprehensive Plan Update - 2029
Chapter 1
1.1
AANNING JURISDICTION
AUTHORITY TO AAN
RESPONSIBLE GROWTH
AND DEVELOPMENT
The planning jurisdiction of the City of Blair includes
the Blair corporate limits and the area within the two-
mile Planning Jurisdiction. The City enforces planning,
zoning and subdivision regulations within this two-mile
limit, in accordance with Nebraska State Statutes.
This Comprehensive Plan update for Blair is prepared
under the Authority of Section 19-924-929, Nebraska
State Statutes 1943, as Amended.
The City of Blair is located in east-central Nebraska, in
Washington County, an estimated 17 miles north of the
City of Omaha, Nebraska along Highways 133 and 75.
The City of Blair is in a position to decide what
community and economic development enhancements it
needs and desires to better service persons and families
interested in small town living. The Community offers
both a Downtown and three highway business districts,
as well as farming and other agricultural support
services to maintain a stable and diverse population
and economy. Blair benefits from the economic success
of the City of Omaha, by virtue of its close proximity.
Because of its strategic location, one can live in the City
of Blair and easily commute to Omaha, or vis versa, for
employment.
The Blair Comprehensive Planning Process promotes
responsible growth. This includes a firm understanding
of the growth potential within the existing built
environs of Blair, as well as the support for preserving
the agricultural and associated natural resources
adjacent the City. Undeveloped areas, within the two-
mile planning jurisdiction of Blair, will be assigned land
uses and zoning classifications capable of preserving the
integrity of these areas, while providing for controlled,
well planned growth potential throughout the 2004 to
2029 planning period.
Blair Comprehensive Plan Update - 2029
Chapter 1
1.2
Responsible
Growth and
Development,
continued ...........
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i., :Arlington" ~~nnar~ F:~rt
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.' Washington"
THE PLAN AS A
COMMUNITY AND
ECONOMIC
DEVELOPMENT
TOOL
Responsible growth and development activities will
include the ongoing planning and implementation of
needed public facilities in Blair. The Community is
cognizant of its social and recreational needs, but will
need to continue to upgrade and develop modern,
accessible public facilities and infrastructure.
ILLUSTRATION 1.1
AREA LOCATION MAP
BLAIR, NEBRASKA
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The City of Blair Comprehensive Planning process
has been designed to enhance both community and
economic development efforts, which will promote
stability within the community and the local economy.
To accomplish this, community leaders will need to
react to changing economic conditions and access
programs available to meet these changes. Local
decisions will need to enhance community and economic
development opportunities, as well as preserve local
values. Citizen input will be needed to assist and
enhance this political decision making process.
Blair Comprehensive Plan Update - 2029
Chapter 1
1.3
The Plan as a
Community and
Economic
Development
Tool, continued
ORGANIZATION OF
THE PLAN
The use of the Community Development Agency, as a
vehicle to plan and implement residential, commercial,
and industrial development activities in Blair, is
strongly encouraged. The future land use plan,
identified in this document, encourages growth and
expansion of the City during the 25-year planning
period. However, the City must continue to enhance
and redevelop the older portions of Blair, not just the
Downtown, but aging residential neighborhoods as well.
Blair must continue to provide incentives for public and
private partnerships for redevelopment to coincide with
community growth and expansion. Incentives such as
Tax Increment Financing, Historic Preservation Tax
Credits, Community Development Block Grants
(CDBG) and a variety of housing and economic
development funding sources coupled with local lending
support, should be utilized by the community to achieve
the goals contained within this Comprehensive Plan
Update.
Providing safe, modern and affordable housing in Blair,
during the next 25 years, will insure a population base
capable of supporting various important businesses and
services in the Community. Housing rehabilitation
activities, coupled with new housing opportunities for
both elderly and young families, should be considered.
The City should support housing improvement and
development efforts as a means of both stabilizing the
population and increasing the local tax base.
The City of Blair Comprehensive Planning process
utilized both a qualitative and quantitative approach to
gathering pertinent information. The qualitative
approach included a comprehensive citizen
participation process consisting of a community-wide
citizen participation survey and Planning Commission
and public meetings.
The quantitative approach included the analysis of the
various components of the Comprehensive Plan
utilizing numerous statistical data bases provided by
the 1980, 1990 and 2000 Census, as well as other
pertinent local, state and federal agencies.
Blair Comprehensive Plan Update - 2029
Chapter 1
1.4
This quantitative approach included numerous field
research activities to determine the present condition
and profiles of local land use, housing, public
infrastructure and facilities, transportation and
environmental issues. Combining the results of these
two important approaches produced a Comprehensive
Plan.
Organization of
The Plan,
continued . . . . . . . . . . . .
This Comprehensive Plan update includes the following
Five Sections.
~ The Blair Planning Process
~ Goals, Policies & Action Strategies
~ Population, Economics & Housing
~ Land Use & Development
~ Public Facilities, Infrastructure &Transportation
The system embodied in this community planning
framework is a process that relies upon continuous
feedback, as goals change and policies become more
clearly defined. Planning is an ongoing process that
requires constant monitoring and revision throughout
the proposed planning period.
Element 1 . . . . . . . . . . .. This Comprehensive Plan Update is organized in four
elements. The first element of the Comprehensive Plan
is the Goals, Policies and Action Strategies. The Goals
and Policies represent the foundation for which
planning components are designed and eventually
implemented. The Goals and Policies identified in this
Blair Comprehensive Plan address each component of
the Plan itself. Action Strategies identify specific
activities the community should undertake to
accomplish the goals and policies.
Blair Comprehensive Plan Update - 2029
Chapter 1
1.5
Element 2 . . . . . . . . . . .. The second element is the Background Analysis, which
presents the research, both quantitative and
qualitative, necessary for the development of the Plan's
Goals, Policies and Action Strategies. This research
included the investigation of demographic, economic,
land use, housing, transportation and public facilities
and utilities in Blair. The careful research of past and
present data allowed for the projection of future
population and development needs.
Element 3 . . . . . . . . . . .. The third and final element of the Comprehensive Plan
is the Planning Components, which present general
background analysis and future plans for land use,
housing, public facilities, infrastructure and
transportation.
Blair Comprehensive Plan Update - 2029
Chapter 1
1.6
CHAPTER 2
Goals, Policies and Action Strategies
CHAPTER 2
GOALS, POLICIES AND ACTION STRATEGIES
INTRODUCTION
A Comprehensive Plan is an essential tool to
properly guide the development of a modern community.
An important aspect of this planning process is the
development of appropriate and specific planning goals,
policies and action strategies to provide local planners
direction in the administration and overall
implementation of the Comprehensive Plan. In essence,
the goals and policies are the most fundamental
elements of the Plan; the premises upon which all other
elements of the Plan must relate.
Goals are broad statements, identifying the state or
condition the citizenry wishes the primary components of
the planning area to be or evolve into within a given
length of time. Primary components include
Population, Community Image, Land Use, Housing,
Infrastructure and Public Facilities,
Transportation and Circulation,
Commercial/Industrial Development and Plan
Maintenance and Implementation. Goals are long-
term in nature and, in the case of those identified for this
Comprehensive Plan, will be active throughout the
planning period 2004 to 2029
Policies help to further define the meaning of
goals. In essence, Policies are a specific statement or
achievement to be accomplished as a step toward
fulfilling a goal. Policies, or often referred to as
objectives, are sub-parts of a Goal and are accomplished
in a much shorter time space.
Action Strategies represent very specific activities
to accomplish a particular Goal. In many cases, specific
time lines are attached to Action Strategies. Action
Strategies are the most measurable component of a
Comprehensive Plan.
Blair Comprehensive Plan Update - 2029
Chapter 2
2.1
GENERAL
COMMUNITY GOALS
The specific goals, policies and action strategies of this
Comprehensive Plan are included with the discussion of
each respective Plan component. The goals, policies and
action strategies identified in this Plan have been
reviewed, discussed and modified on many occasions to
result in a consensus of understanding and vision for the
future of Blair by all groups and individuals involved in
the Blair Comprehensive Planning process.
The first step in developing goals, policies and action
strategies for this Plan was the creation of general
community goals. These general community goals
were developed via input from the Blair Planning
Steering Committee and the results of the community-
wide opinion survey in an effort to "highlight" eight
important elements of this Comprehensive Planning
process. These eight elements include Population,
Community Image, Land Use, Housing,
Infrastructure and Public Facilities,
Transportation and Circulation,
Commercial/Industrial and Plan Maintenance and
Implementation.
The following represents the General Community
Goals.
1. Continue to improve the quality of life and sense of
community for all residents of Blair.
2. Foster the value of the community and encourage
the development of local action to preserve and
strengthen the City of Blair.
3. Implement appropriate community and economic
developments to enable an increase in the
population of Blair by an estimated 1.2 percent per
year for the next 25 years, or 2,811 people and
1,765 households by 2029.
4. Provide all residents with access to a variety of
safe, decent, sanitary housing types, including
elderly and persons with disabilities.
5. Stabilize and broaden the economic base to create
and expand employment opportunities for all age
categories.
Blair Comprehensive Plan Update - 2029
Chapter 2
2.2
Community Goals, 6.
continued . . . . . . . . . . .
Preserve and improve the physical appearance and
character of the community, including the
Downtown and Highway 30, 75,91 and 133
gateway entrances to the City.
7. Maximize the opportunities to provide for the many
needs, desires and activities of all segments of the
population and maintain and improve those
qualities which make Blair a desirable place in
which to live, work, raise a family and retire.
8. Develop a land use plan which embodies the
identified goals and policies and adopt a zoning
ordinance and subdivision regulations to
implement the land use plan and policies.
POPULATION
Policies
1. Stabilize and increase the population within the
community of Blair by developing housing and
economic opportunities, coupled with
appropriately planned annexation practices.
2. Promote modern services, business and industry,
in an effort to create a greater population base.
3. Create aesthetic and quality built environments in
which to live.
Action Strategies
1. Promote social and economic opportunities during
the planning period to increase the population.
2. Couple new housing developments with additional
job creation.
3. Promote Blair as a great place to start your own
business.
Blair Comprehensive Plan Update - 2029
Chapter 2
2.3
COMMUNITY IMAGE Policies
1. Publicly promote the image of Blair, in an effort to
attract workers in surrounding communities to
reside in Blair.
2. Encourage an ongoing forum for citizen
participation to maintain and improve the
economic and social quality of life in the
community.
Action Strategies
1. Implement a planned program of historic
preservation in the Downtown and selected
residential neighborhood areas.
2. Continue recent efforts to revitalize the downtown
by making improvements to both public and
private property. Facade improvements, common
elevators to upper floors of commercial buildings,
providing incentives to retain and expand existing
businesses and attract new businesses are all vital
to the success of Downtown Blair.
3. Establish an on-going program of community
beautification.
4. Develop programs to encourage youth retention and
recruitment.
5. Maintain and continue to improve the Public
Education System.
6. Continue to support and develop public/private
partnerships for the development and
redevelopment of residential and
commercial/industrial areas of Blair.
7. Maintain a program or process of actively pursuing
federal, state and local funds to preserve and
improve the community.
8. Systematically remove dilapidated structures and
excessive debris within targeted neighborhood
areas of the City.
Blair Comprehensive Plan Update - 2029
Chapter 2
2.4
LAND USE
Policies
1. Provide opportunities for community development
in an orderly and efficient manner in both the old
and new areas of Blair.
2. Establish and maintain land use development
patterns and densities in the community, that best
conform with the desires and needs of the
residents and emphasize improved quality of
development and livability for the residents of the
community.
3. Continue to encourage compatible adjacent land
uses during the planning and implementation of
development activities.
4. Encourage land use patterns which preserve and
protect the unique natural features and resources
of the community from adverse development.
5. Promote land uses which maintain and provide a
safe and sanitary environment, free of air, water
and noise pollution.
6. Future development should be encouraged to
locate in areas which are relatively free of
environmental problems related to ground water
soil, slope and the 100-year floodplain and
floodway zones.
Action Strategies
1. Redevelop and improve older areas of the
community, develop vacant parcels and utilize the
existing public services and facilities.
2. Develop areas in the northwest, north and south
portions of Blair for residential subdivisions.
3. Future commercial development activities should
be concentrated in the Downtown and along the
Highway 30 corridor.
4. Future land uses along the southern Highway 30
corridor should remain commercial in nature.
Blair Comprehensive Plan Update - 2029
Chapter 2
2.5
Land Use,
continued . . . . . . . . . . . 5.
Industrial developments in Blair should occur
primarily in the east and southeast areas of the
City, primarily in the region between highways 30
and 75.
6. Combinations of highway commercial and
industrial land uses should be limited to the east
Highway 30 area.
7. Future land uses along the Highway 75 corridor,
north of Nebraska Street, should remain
residential in character in order to be compatible
with existing residential neighborhoods. This area
is recommended for residential growth.
8. Blair should continue to maintain zoning
regulations which are compatible to current
development trends and community attitudes.
9. Develop subdivision regulations which complement
the Zoning Ordinance and Municipal Codes.
10. Establish a comprehensive program of eliminating
substandard or dilapidated housing and
commercial structures which pose eminent threats
to the health, safety and welfare of the community.
11. Maintain both voluntary and involuntary
annexation policies in conformance with state
statutes to continue to provide additional lands for
needed growth of the community.
12. Continue to utilize the process of blight and
substandard determination and redevelopment
planning, as per the Nebraska Community
Development Law.
13. Utilize the enabling powers of the Blair
Community Development Agency to secure and
improve lands for future residential, commercial
and industrial developments.
14. City Council needs to facilitate and oversee
public/private partnerships, to ensure the proper
development of land.
Blair Comprehensive Plan Update - 2029
Chapter 2
2.6
HOUSING
Policies
1. Provide all residents with access to a variety of
safe, decent, sanitary housing types.
2. Promote development of residential options for
residents of all income levels.
3. Provide additional housing in Blair to both attract
future residents and eliminate the "pent-up"
demand for housing for the current citizens of the
City.
4. Develop housing programs and projects to deplete
the current housing vacancy deficiency in Blair.
5. Protect and preserve existing residential areas
and housing units, through continued planned
rehabilitation programs.
6. Encourage future residential development which is
compatible and complements existing
neighbor hoods.
7. Actively access affordable housing programs
available from local, state and federal
agencies/departments.
Action Strategies
1. Develop up to 780 rental housing units and 1,181
owner housing units in Blair, by 2029.
2. Continue efforts to rehabilitate substandard
housing units in Blair annually and throughout
the 25-year planning period.
3. Remove and replace dilapidated housing units,
those that are not cost effective to rehabilitate on an
annual basis.
4. Maintain a minimum community housing vacancy
rate of 5 percent for modern, marketable housing
stock.
Blair Comprehensive Plan Update - 2029
Chapter 2
2.7
Housing,
continued
5.
Blair needs to create a housing code committee to
investigate the feasibility of and need for a local
housing code to ensure minimum housing
conditions are being met within the community.
6. Maintain current levels of enforcement of building,
plumbing, electrical, and fire codes for all
residential housing.
7. Maximize local public and private resources,
organizations and, if needed, create a community
based entity, to assist in the promotion and/ or
development of affordable housing opportunities.
8. Coordinate the development of affordable housing
needs of Blair with related educational, health and
social services programs, both public and private.
9. Support and utilize the State of Nebraska
Consolidated Housing Plan to create affordable
housing opportunities in Blair.
10. Promote housing opportunities in and around the
Downtown, by either replacing the old structures or
converting upper floors of commercial buildings to
residential use.
11. Encourage the development of additional owner
and renter occupied housing types, including single
family, multiple family for low- to moderate income
families, persons with disabilities and the elderly,
to meet existing and future needs of all Blair
residents.
12. Continue to secure grants / financial assistance to
develop both owner and renter housing
rehabilitation/repair programs for low and
moderate income households to upgrade their
homes to minimum housing quality standards.
13. Establish a "home modification" program for
persons with disabilities and the elderly.
14. Continue grants/financial assistance to develop a
first-time homebuyer assistance program.
Blair Comprehensive Plan Update - 2029
Chapter 2
2.8
Housing,
continued
INFRASTRUCTURE
AND PUBLIC
FACILITIES
15.
Develop and adopt regulations which encourage
development of affordable housing subdivisions.
16. Coordinate community housing needs with local
economic development activities.
17. Promote maximum energy efficient housing
standards and provide incentives for
implementation.
18. Designate areas for high density residential
development which have access to adequate
infrastructure and public services.
19. All new residential development should be served
by adequate City utilities and services.
20. Develop a program for systematic removal of
dilapidated structures.
21. Adopt and enforce a occupancy permit program for
existing housing units.
Policies
1. Provide adequate, efficient and appropriate
utilities and services throughout the community of
Blair to existing and future residential,
recreational, commercial and industrial areas.
2. Maintain an adequate supply of potable water and
expanded distribution system suitable for present
and future consumption and fire protection within
Blair.
3. Maintain the provision of facilities and services
necessary to prevent pollution of the environment.
By continuing to utilize sewage treatment, refuse
collection and disposal, street cleaning, flood
control and similar environmental control
processes.
Blair Comprehensive Plan Update - 2029
Chapter 2
2.9
Infrastructure and 4.
Public Facilities,
continued. . . . . . . . . . .
Maintain and improve the existing public facilities
and services in Blair and develop, as needed, new
facilities and services to reflect resident's needs
and demands.
5. Educate developers and the general public on solid
waste management and recycling of materials.
Action Strategies
1. Provide adequate law enforcement and fire
protection services, with increased emphasis on
community relations as well as adequate civil
defense and emergency service, including facilities
necessary to support such services throughout the
community and promote the coordination of these
services among the various governmental and
quasi-governmental entities.
2. Continue to maintain and improve school facilities
to encourage and support excellence in education.
3. Ensure public services be expanded to keep pace
with growth.
4. Provide public services in an efficient and economic
manner in order to protect and enhance the safety
and welfare of the residents of Blair through the
provision of medical facilities, human services and
supportive services for the elderly.
5. Strive to expand, or construct a new and larger
public library, or potentially a branch library, to
better serve the needs of a growing community.
6. Seek out funding sources for the potential
construction of a community theater/fine arts and
cultural center.
7. Improve public transportation services, especially
for the elderly.
8. Continue to provide and improve recreation
programs for the youth, elderly, persons with
disabilities and families.
Blair Comprehensive Plan Update - 2029
Chapter 2
2.10
Infrastructure and 9.
Public Facilities,
continued. . . . . . . . . . .
Develop and improve recreational, educational and
cultural facilities.
10. Encourage / promote the provision of additional
senior citizen services and facilities.
TRANSPORTATION
AND CIRCULATION
Policies
1. Provide a transportation system throughout Blair
for the safe and efficient movement of people,
goods and services.
2. Continue and expand efforts within the Downtown
to alleviate conflicts between pedestrians and
motorized vehicles, particularly along Washington
Street (Highway 30).
3. Maintain design standards and policies for various
classes of streets, roads, highways and bridges to
enhance the function and safety of the roadway
and street system in Blair.
Action Strategies
1. Maintain and adopt a coordinated plan for
maintenance, improvement and future locations of
all streets, roads, highways and bridges in the
community, including paving, curbs, gutters, street
lighting, curb cuts, replacements, etc.
2. Monitor and control traffic through town.
3. Implement measures to protect pedestrians within
the Downtown. Types of potential programs to be
considered are: longer intervals for "walk" signals,
coordinate traffic lights to slow the flow of traffic,
add a turn lane to Washington Street, or
ultimately, by-pass Highways 30 and 75 around
the perimeter of Blair.
4. Develop and maintain a community-wide
sidewalks program to provide a safe and efficient
system for pedestrian movement including
handicap accessibility within the community.
Blair Comprehensive Plan Update - 2029
Chapter 2
2.11
Transportation and 5.
Circulation,
continued. . . . . . . . . . .
New residential developments in Blair will require
appropriate and adequate streets, curbs, gutters
and sidewalk needs.
6. Encourage efficient parking facilities for the
commercial and industrial developments.
7. Maintain parking standards for residential areas.
8. Develop frontage roads along the southern
Highway 30 Corridor to improve safety and access
to commercial and industrial businesses and where
needed, install traffic control lights.
COMMERCIAL!
INDUSTRIAL
DEVELOPMENT
Policies
1. Continue the practice of utilizing the Blair
Comprehensive Plan as a community and
economic development resource guide for future
commercial developments.
2. Utilize the Blair land use plan, zoning and
subdivision regulations as a guide for both
business and industrial developments.
3. Reinforce the potential of the Blair Chamber of
Commerce, Blair Industries, State and City
Government, local public power companies and
other existing and potential organizations or
special committees for technical and financial
assistance for securing new economic development
activities.
4. Maximize economic opportunities for all residents
by fostering increased employment and
investment.
5. Utilize local, state and federal funding sources to
strengthen existing and assist in the creation of
new businesslindustry, including the use of tax
increment financing.
6. Expand economic opportunities of the local
agricultural community
Blair Comprehensive Plan Update - 2029
Chapter 2
2.12
Commercial /
Industrial Development,
continued. . . . . . . . . . .
Action Strategies
1. Strive to create up to 1,900 new jobs in Blair, by
2029.
2. Develop incentives to encourage former residents of
the community to move back to Blair to start their
own businesses in order to provide a broader
selection of services and employment options to the
citizens of Blair.
3. Encourage local reinvestment in the Community.
4. Encourage the revitalization removal of vacant and
substantially deteriorated commercial! industrial
buildings in Blair.
5. Promote the implementation of "historic
designation" to the Register of Historic Places for
all commercial, industrial, residential and public
buildings having significant historic value.
6. Develop an efficient parking plan within
commercial areas, for both on- and off-street
vehicular parking.
7. Enhance the attractiveness of the business and
industrial areas of Blair through revitalization
and beautification efforts.
8. Expand shopping facilities, thus opportunities, to
attract non-local businesses.
9. Promote the existence and development of
commercial! business types that will maximize the
opportunity for job creation and future job quantity
and quality.
10. Continue and improve current special events
within commercial areas.
Blair Comprehensive Plan Update - 2029
Chapter 2
2.13
Commercial / 11.
Industrial Development,
continued. . . . . . . . . . .
Encourage street-scape improvements in Blair's
Downtown, i.e., lighting to enhance architectural
features, landscaping, signage and public seating
areas. These improvements should be compatible
with recent sidewalk and storefront entry
improvements.
12. Implement Zoning Regulations which are
compatible to the characteristics of commercial and
industrial areas.
13. Allow housing opportunities in appropriate
commercial areas.
14. Utilize local technical and financial resources to
assist existing and future businesses and industries
to exist and grow.
15. Promote the existence and development of
industrial type businesses that are "light
manufacturing" in nature, and/or do not
produce products and pollutants detrimental to the
health, safety and welfare of the community.
16. Encourage the development of industries that will
utilize local industrial and agricultural resources.
17. Promote economic growth and development
activities on a county basis with adjacent
communities.
18. Continue and improve working relationships with
regional and state offices to promote economic
development.
19. Use local organizations to promote and facilitate
residential and commercial projects.
20. Provide infrastructure and needed amenities to
support future growth of commercial, industrial
and residential tracts.
21. Utilize federal, state and local incentives to recruit
and retain job opportunities.
Blair Comprehensive Plan Update - 2029
Chapter 2
2.14
PLAN
MAINTENANCE AND
IMPLEMENTATION
Policies
1. Maintain and utilize the Comprehensive Plan
as the primary tool for making community
decisions regarding the physical and social
development of the City of Blair and its
respective planning jurisdiction.
Action Strategies
1. Establish an annual review process of the
Comprehensive Plan and associated zoning
and subdivision regulations.
Blair Comprehensive Plan Update - 2029
Chapter 2
2.15
CHAPTER 3
Population, Economics & Housing
CHAPTER 3
POPULATION, ECONOMICS & HOUSING
INTRODUCTION
Population, economic and housing trends in the City of
Blair serve as valuable indicators of future development
needs and patterns for the City and provide a basis for
the realistic projection of the future population. The
quantity, location and density of demographic and
housing features play an important role in shaping the
details of various development plans to meet the needs
of the City.
The population trends and projections for the years
1980 through 2029 were studied and forecasted for
Blair, utilizing a process of both trend analysis and
popular consent. Blair, overall, is projected to increase
in population during the next 25 years. Blair would
need to aggressively promote the development of a
variety of businesses, public facilities and housing types
throughout the 25-year planning period in order to
stabilize its population.
GENERAL
POPULATION
TRENDS AND
PROJECTIONS
The analysis and projection of population are at the
center of all planning decisions. This process assists in
understanding important changes which have and will
occur throughout the planning period.
Estimating population size is critical to a planning
process. Further, projecting the population of a
community or county is extremely complex. Because
projections are based on various assumptions about the
future, projections must be carefully analyzed and
continually reevaluated.
Blair Comprehensive Plan Update - 2029
Chapter 3
3.1
Population ........................ Table 3.1 identifies population trends and
projections for the City of Blair, from 1980 through
2029. The Planning Steering Committee of the City of
Blair selected the medium projection of 10,645 persons
as the preferred population of the City, by 2029. All
subsequent tables utilize this medium projection of
10,645. By using this projection, it is estimated, the
population of Blair will increase 6.1 percent from 2004
to 2029, and reach a 2029 population of 10,645 persons.
TABLE 3.1
POPULATION TRENDS AND PROJECTIONS
CITY OF BLAIR, NEBRASKA
1980-2029
Total Annual
Population Change Percent Change Percent
1930 2,791
1940 3,289 498 17.8% 49.8 1.8%
TRENDS 1950 3,815 526 16.0% 52.6 1.6%
1960 4,931 1,116 29.3% 111.6 2.9%
1970 6,106 1,175 23.8% 117.5 2.4%
1980 6,418 312 5.1% 31.2 0.5%
1990 6,860 442 6.9% 44.2 0.7%
2000 7,512 652 9.5% 65.2 1.0%
2004 7,814 302 4.0% 75.5 1.0%
LOW
PROJECTION 2029
2009
2014
MEDIUM 2019
PROJECTION 2024
2029
HIGH
PROJECTION 2029
10,122 2,308 29.5% 92.3 1.2%
8,314 500 6.4% 100.0 1.3%
8,904 590 7.2% 118.0 1.4%
9,465 561 6.3% 112.0 1.3%
10,033 568 6.0% 113.6 1.2%
10,645 612 6.1% 122.4 1.2%
11,105
3,291
42.1%
131.6
1.7%
Source: 1980, 1990, 2000 Census
Hanna:Keelan Associates, P.C., 2004
Blair Comprehensive Plan Update- 2029
Chapter 3
3.2
Population
Characteristics................ .
Table 3.2 identifies population age distribution for
the City of Blair, from 1990 to 2029. By 2029, it is
estimated that the 35-54 age group will comprise the
largest portion of the population, with 3,481 persons.
The 85+ years age group is estimated to remain the
smallest age group, with a population of 412, in 2029, a
136 person increase from the 2004 estimate.
Median age in the City of Blair increased from 34.4
years of age to 35 years of age, or by 0.6 percent, from
1990 to 2000. Between 2004 and 2029, median age will
increase an estimated 2.1 percent, from 35.4 to 37.5
years of age.
TABLE 3.2
POPULATION AGE DISTRIBUTION
CITY OF BLAIR, NEBRASKA
1990-2029
1990-2000 2004-2029
Age Group 1990 2000 Change 2004 2029 (MED.) Change
19 and Under 1,999 2,187 +188 2,244 2,858 +614
20 - 34 1,488 1,566 +78 1,652 1,987 +335
35 - 54 1,588 2,018 +430 2,112 3,481 + 1,369
55-64 568 584 +16 614 714 +100
65-74 545 491 -54 490 612 +122
75-84 456 413 -43 426 581 +155
85+ 216 253 +37 276 412 +136
TOTALS 6,860 7,512 +652 7,814 10,645 +2,831
Median Age 34.4 35.0 0.6 35.4 37.5 +2.1
Source: 1980, 1990, 2000 Census
Hanna:Keelan Associates, P.C., 2004
Blair Comprehensive Plan Update- 2029
Chapter 3
3.3
INCOME TRENDS
AND PROJECTIONS
Table 3.3 identifies household income trends and
projections for Blair, Nebraska, from 1990 to 2029. By
2029, it is estimated that 1,932 households, in Blair,
will have a household income of $50,000 or more, a 53.8
percent increase from 2004.
Household Income ............
The number of households with incomes less than
$10,000 is estimated to decrease by 34.4 percent, from
2004 to 2029. This would include 122 households, as of
2029, that will have a total household income of less
than $10,000, or a decline of 288 households between
1990 and 2029.
Median household income was $41,214 in 2000, an
increase of 56.8 percent from 1990. In 2004, the median
household income in the City is estimated to by at
$48,700. During the next 25 years, median household
income is expected to increase by 49.9 percent, to
$73,000.
TABLE 3.3
HOUSEHOLD INCOME
TRENDS AND PROJECTIONS - ALL HOUSEHOLDS
1990-2029
% Change % Change
Income Group 1990 2000 1990-2000 2,004 2029 (MED.) 2004-2029
Less than $10,000 410 222 -45.9% 186 122 -34.4%
$10,000 - $19,999 308 362 +17.5% 351 200 -43.0%
$20,000 - $34,999 595 644 +8.2% 694 1,114 +60.5%
$35,000 - $49,999 518 486 -6.2% 497 854 +71.8%
$50,000 or More 456 1, 155 + 153.3% 1,256 1,932 +53.8%
TOTALS * 2,287 2,869 +25.4% 2,984 4,222 +41.5%
Median Income $26,288 $41,214 +56.8% $48,700 $73,000 +49.9 %
* Specified
Source: 1980,1990,2000 Census
Hanna:Keelan Associates, P.C., 2004
Blair Comprehensive Plan Update- 2029
Chapter 3
3.4
Social Security
Recip ie nts ... ............ ..........
Table 3.4 identifies persons receiving Social
Security Income in Washington County, Nebraska, in
2000. A total of 2,915 persons received social security
income in Washington County, in 2000, while 76
persons received supplemental social security income.
TABLE 3.4
PERSONS RECEIVING
SOCIAL SECURITY INCOME
WASHINGTON COUNTY, NEBRASKA
2000
Social Security Income
Number of Beneficiaries
Washington County
Retirement Benefits
Wives and Husbands
Retired Workers
Children
210
1,995
10
Survivor Benefits
Widows and Widowers
Children
345
90
Disabilitv Benefits
Disabled Workers
Wives and Husbands
Children
TOTAL
185
5
75
2,915
Aged 65 or Older
Men
Women
TOTAL
980
1,330
2,310
Supplemental Social Security
Income (1997)
Aged (65+)
Blind and Disabled
TOTAL
Number of Beneficiaries
Washington County
15
61
76
Source: Department of Health and Human Services,
Social Security Administration, 2000
Hanna:Keelan Associates, P.C., 2004
Blair Comprehensive Plan Update- 2029
Chapter 3
3.5
Per Capita
I nco me ............... ...............
Table 3.5 identifies per capita income, in
Washington County, Nebraska, from 1990 to 2029.
From 1992 to 2000, per capita income increased 51.9
percent, in Washington County. It is estimated to
increase another 143.9 percent, from 2004 to 2029. Per
capita income, in Washington County, is expected to be
$9,000 higher than for the State of Nebraska, in 2029,
growing 12.3 percent faster than the per capita income
of the State.
TABLE 3.5
PER CAPITA INCOME
TRENDS AND PROJECTIONS
WASHINGTON COUNTY, NEBRASKA / STATE OF NEBRASKA
1990-2029
Washington County
Nebraska
Income % Change Income % Change
1992 $20,242 $19,575
1993 $20,460 +1.1% $20,001 +2.2%
1994 $21,773 +6.4% $20,942 +4.7%
1995 $22,660 +4.1% $21,903 +4.6%
1996 $24,675 +8.9% $23,670 +8.1%
1997 $25,922 +5.1% $24,148 +2.0%
1998 $27,100 +4.5% $25,541 +5.8%
1999 $28,868 +6.5% $26,656 +4.4%
2000 $30,393 +5.3% $27,630 +3.7%
2001 $30,749 +1.2% $28,861 +3.9%
1992-2000 $20,242-$30,749 +51.9% $19,575-$28,861 +41.1%
2004-2029 $33,700-$82,200 + 143.9% $31,600-$73,200 + 131.6%
Source: Bureau of Economic Analysis
U.S. Department of Commerce, 2001
Hanna:Keelan Associates, P.C., 2004
Blair Comprehensive Plan Update- 2029
Chapter 3
3.6
Owner and Renter
Housing Costs ...................
Table 3.6 identifies owner and renter housing
costs as a percentage of household income in
Blair, Nebraska, in 2000. Over all, 371 owner
households (21.1 percent of the total 1, 758 owner
households) and 257 renter households (31.1 percent of
the total 827 renter households) spent 30 percent or
more of their household budget on housing, and are
thus "cost burdened".
TABLE 3.6
OWNER AND RENTER HOUSING COSTS
AS A PERCENTAGE OF HOUSEHOLD INCOME
CITY OF BLAIR, NEBRASKA
2000
Owner Renter All
Income Categories Households Households Households
Less than $10,000 87 129 216
Less than 30 Percent 9 32 41
30 Percent or More 78 97 175
$10,000 to $19,999 157 169 326
Less than 30 Percent 77 50 127
30 Percent or More 80 119 199
$20,000 to $34,999 292 265 557
Less than 30 Percent 214 233 447
30 Percent or More 78 32 110
$35,000 to $49,999 313 147 460
Less than 30 Percent 257 138 395
30 Percent or More 56 9 65
$50,000 or More 909 117 1,026
Less than 30 Percent 830 117 947
30 Percent or More 79 0 79
TOTALS (Specified) 1,758 827 2,585
All Incomes
Less than 30 Percent 1,387 (78.9%) 570 (68.9%) 1,957 (75.7%)
30 Percent or More 371 (21.1 %) 257 (31.1 %) 628 (24.3%)
TOTALS (Specified) 1,758 (100.0%) 827 (100.0%) 2,585 (100.0%)
Source: 2000 Census
Hanna:Keelan Associates, P.C., 2004
Blair Comprehensive Plan Update - 2029
Chapter 3
3.7
Cost Burdened
Households ........................
Table 3.7 identifies households with housing
problems/cost burdened area median income in
the City of Blair and Washington County, in 1990 and
2002. Cost burdened households are households with
housing problems directly related to the total
household income in comparison to the Area Median
Income (AMI). If the total household income is equal
to, or less than 80 percent AMI, the household is
experiencing housing problems and is cost burdened.
Generally, 20 percent of all households with housing
problems and/or cost burdened are at 0 to 30 percent
AMI, 28 percent of households are between 31 and 50
percent AMI and 51 percent are between 51 and 80
percent AMI. These percentages are nearly identical
for both the City of Blair and Washington County as a
whole. The elderly comprise 50 to 65 percent of both
the 0 to 30 percent and the 31 to 50 percent categories.
Young persons and families comprise the majority of
the households between 51 and 80 percent AMI.
Blair Comprehensive Plan Update - 2029
Chapter 3
3.8
TABLE 3.7
HOUSEHOLDS WITH HOUSING PROBLEMS / COST BURDENED
AREA MEDIAN INCOME (AMI)
CITY OF BLAIR /WASHINGTON COUNTY, NEBRASKA
1990/2002
BLAIR RENTERS OWNERS
All All TOTAL
1990 Elderly Others Total Elderly Others Total (% of Total)
O%-BO% AMI hB 50 lIB RB B2 115 22R (19.9%)
B1%-50% AMI hh RO 14h 99 RO 179 B25 (2R.4 %)
51%-80% AMI 25 158 183 183 226 409 592 (51.7%)
TOTALS 154 288 442 365 338 703 1.145
2002
O%-BO% AMI 79 hO 1B9 101 Bh 1Bh 275 (20.0%)
B1%-50% AMI R4 9h 1RO 121 92 21B B9B (2R.5%)
51%-80% AMI 34 191 225 223 263 486 711 (51.5%)
TOTALS 197 347 544 445 391 835 1.379
WASHINGTON RENTERS OWNERS
COUNTY
All All TOTAL
1990 Elderly Others Total Elderly Others Total (% of Total)
0%-30% AMI 141 111 252 185 70 255 507 (19.9%)
B1%-50% AMI 147 177 B24 221 17R B99 72B (2R.4 %)
51%-80% AMI 56 351 407 406 502 908 1,315 (51. 7%)
TOTALS 344 639 983 812 750 1.562 2.545
2002
0%-30% AMI 177 133 310 224 79 303 613 (20.0%)
31%-50% AMI 186 213 399 269 205 474 873 (28.5%)
51%-80% AMI 75 426 501 496 584 1,080 1,581 (51.5%)
TOTALS 438 772 1.210 989 868 1.857 3.067
Source: 1990,2002 CHAS Table lC
Hanna:Keelan Associates, P.C., 2004
Blair Comprehensive Plan Update - 2029
Chapter 3
3.9
EMPLOYMENT AND
ECONOMIC TRENDS
The most recent employment data available for
Washington County is shown from the Nebraska
Department of Labor. These figures are only available
for counties, thus Blair is represented by them.
Civilian Labor Force
and Employment..............
Table 3.8 identifies civilian labor force and
employment trends and projections in Washington
County, from 1980 to 2029. Between 2004 and 2029, it
is anticipated that an additional 5,563 employees will
be added in Washington County.
The rate of unemployment in Washington County has
fluctuated between 2.2 and 4.7 percent, from 1980 to
2000. In 2004, the estimated unemployment rate is 3
percent, which is expected to remain stable for the next
25 years, with an estimated 3.1 percent unemployment
rate in 2029.
TABLE 3.8
CIVILIAN LABOR FORCE AND EMPLOYMENT
TRENDS AND PROJECTIONS
WASHINGTON COUNTY, NEBRASKA
1980-2029
Washington County 1980 1990 2000 2004 2029
Civilian Labor Force 7,339 9,019 10,887 11,851 17,601
Unemployment 341 198 264 361 548
Rate of Unemployment 4.7% 2.2% 2.4% 3.0% 3.1%
Employment 6,998 8,821 10,623 11,490 17,053
Change in Total Employment
Number Annual % Change % Annual
1980-1990 + 1,823 +182.3 +26.1 % +2.6%
1990-2000 + 1,802 + 180.2 +20.4% +2.0%
2004-2029 +5,563 +556.3 +49.3% +2.0%
Source: Nebraska Department of Labor,
Labor Market Information, 2001
Hanna:Keelan Associates, P.C., 2004
Blair Comprehensive Plan Update - 2029
Chapter 3
3.10
Work Force
Employment .....................
Table 3.9 identifies work force employment by
type in Washington County, Nebraska, from 1993 to
2003. During this period, increases existed in the
Manufacturing, Construction and Mining, Financial,
Insurance and Real Estate and Services sectors.
TABLE 3.9
WORK FORCE EMPLOYMENT BY TYPE
WASHINGTON COUNTY, NEBRASKA
1991-2000
% Change % Change
Work Force 1993 1998 2003 1993-1998 1998-2003
Non-Farm Employment 5,181 6,697 8,097 +29.3% +20.9%
(Wage and Salary)
Manufacturing 555 1,006 1,012 +81.3% +0.6%
Durable 467 * * * *
Non-Durable 87 * * * *
Non - Manufacturing 4,626 5,692 7,085 +23.0% +24.5%
Construction & Mining 381 613 869 +60.9% +41.8%
Trans., Comm., Utilities** 173 251 * +45.1% *
Trade 1,136 1,272 1,207 +12.0% -5.1%
Retail 923 1,091 945 + 18.2% -13.4%
Wholesale 213 181 262 -15.0% +44.8%
Fin, Ins. & Real Estate*** 146 211 250 +44.5% +18.5%
Services 1,364 1,844 2,361 +35.2% +28.0%
Government 1,427 1,502 1,653 +5.3% +10.1%
Federal 44 52 54 + 18.2% +3.8%
State 28 27 25 -3.6% -7.4%
Local 1,355 1,423 1,573 +5.0% + 10.5%
*Data not available because of disclosure suppression
**Transportation, communication & Public Utilities
***FinanciaL Insurance & Real Estate
Source: Nebraska Department of Labor, Labor Market, Information, 2004
Hanna:Keelan Associates, P.C., 2004
Blair Comprehensive Plan Update - 2029
Chapter 3
3.11
Employment in
County / Blair ...................
Table 3.10 identifies employment in county, for
Blair, Nebraska, in 2000. A total of 2,113 residents of
the City of Blair, or 53.2 percent, were employed within
the City.
TABLE 3.10
EMPLOYMENT IN COUNTY
CITY OF BLAIR, NEBRASKA
2000
Place of Employment
City of Blair
Outside of Blair
TOTALS
Blair Residents
Number Percent
2,113 53.2%
1,859 46.8%
3,972 100.0%
Source: 2000 Census
Hanna:Keelan Associates, P.C., 2004
Economic
Summary........................
Overall, the economic outlook for Blair could be
considered "good" for the planning period (2004 to 2029).
Economic opportunities exist, as the population
diversifies and jobs expand in Washington County.
Additional commercial businesses in Blair, should be
pursued to provide a wider variety of retail commerce to
residents of Blair. The existing local based businesses
and agricultural related industries provide the City with
a stable economic base.
Blair Comprehensive Plan Update - 2029
Chapter 3
3.12
HOUSING
PROFILE AND PLAN
COMMUNITY
HOUSING
CONDITIONS
Community housing
profile.............................. .
The Housing component of the Blair Comprehensive
Plan serves to profile and analyze the existing housing
stock in the City of Blair and determine the demand for
housing activities during the planning period (2004 to
2029). The following information includes the
documentation of pertinent U.S. Census information
and the identification and analysis of future housing
characteristics and demand.
"It should be the goal of any community to provide
safe, decent and affordable housing for its
residents, regardless of race or social and
economic status."
The Blair housing stock is comprised of a variety of
housing types ranging from single family homes to
mobile homes. The highest percentage of residential
land area is occupied by single family homes. Table
3.11 identifies the 1990 and 2000 Blair housing stock
and substandard housing conditions, based on
Census data. From 1990 to 2000, there was an increase
in the Blair housing stock by 318 units. A total of 1.7
percent of the housing stock in Blair had overcrowding
conditions in 2000, and 0 units lacked complete
plumbing.
Building trends ................ New housing units constructed in Blair between
1990 and 2000 equaled 70.
TABLE 3.11
HOUSING STOCK PROFILE/UNITS IN STRUCTURE TYPE
CITY OF BLAIR, NEBRASKA
1980,1990,2000
Number of Units
2 - 9 units 10+ units
293 212
443 175
441 338
1980
1990
2000
1 unit
1.872
1,975
2,196
Mobile Homes
61
124
60
Total
2.438
2,717
3,035
Source: 1980, 1990, 2000 Census
Hanna:Keelan Associates, P.C., 2004
Blair Comprehensive Plan Update - 2029
Chapter 3
3.13
Occupancy / Vacancy
~tatus.....................
Table 3.12 summarizes estimated housing stock
occupancy and vacancy status in Blair, Nebraska,
for 2000. The 2000 Census recorded a total of 3,033
units, with 2,871 occupied and 162 vacant. Occupied
units consisted of 1,947 owner occupied and 924 renter
occupied households. Vacant housing units consisted of
seasonal and/or vacant housing units neither for sale
nor rent and vacant year-round housing units.
Vacancy demand represents the minimum number of
dwelling units required to allow for: 1) greater choice
and selection for potential home buyers/renters and 2)
elimination of substandard living units which are
detrimental to the health and safety of the occupant(s).
TABLE 3.12
HOUSING STOCK OCCUPANCY /VACANCY STATUS
CITY OF BLAIR, NEBRASKA
2000
a) Total Housing Stock Count
b) Vacant Housing Units
c) Occupied Housing Units
*Owner Occupied
*Renter Occupied
d) Housing Vacancy Rate
*Owner Vacancy Rate
*Renter Vacancy Rate
3,033
162
2,871
1,947
924
5.3%
1.3%
9.0%
Source: 2000 Census
Hanna:Keelan Associates, P.C., 2004
However, when the vacancy rate is identified between
owner and renter housing units, the City of Blair only
had 1.3 percent of its owner occupied housing units
identified as vacant.
A standard community vacancy rate is 5 percent. This
rate may fluctuate higher or lower for different time
periods, depending upon the anticipated population
growth and overall structural condition of the existing
housing stock. The 2000 year-round housing vacancy
rate, in Blair, was 5.3 percent for year-round housing
stock, or 162 units.
Blair Comprehensive Plan Update - 2029
Chapter 3
3.14
Age of Housing
Stock .................................
Table 3.13 identifies year structure built in Blair, up
to 2004. At least 25.1 percent of the housing stock in
Blair was over 65 years of age. The highest number of
housing units built in Blair, since 1939, was 594 units,
constructed during the period of 1970 to 1979.
TABLE 3.13
YEAR STRUCTURE BUILT
CITY OF BLAIR, NEBRASKA
2004
Year
1999 to March 2004
1995 to 1998
1990 to 1994
1980 to 1989
1970 to 1979
1960 to 1969
1940 to 1959
1939 or Before
TOTALS *
%1939 or Before
Housing Units
41
262
133
339
594
402
502
762
3,035
Percent
1.4%
8.6%
4.4%
11.2%
19.6%
13.2%
16.5%
25.1%
100.0%
25.1%
* Specified
Source: 2000 Census
Hanna:Keelan Associates, P.C., 2004
Blair Comprehensive Plan Update - 2029
Chapter 3
3.15
Household
Characteristics........ .
Table 3.14 identifies trends and estimates
projections of household characteristics for the City of
Blair. The number of persons per household has
decline steadily since the 1980 Census when 2.57
persons resided in each household in Blair.
As of 2004, it is projected that persons per household
has declined to 2.43, and during the next 25 years, the
total of persons per household will decline to its lowest
value since 1980, to 2.37 persons per household.
TABLE 3.14
SPECIFIC HOUSEHOLD CHARACTERISTICS
TRENDS AND PROJECTIONS
CITY OF BLAIR, NEBRASKA
1980-2029
Group Persons in Persons Per
Year Population Quarters Households Households Households
1980 6,418 601 5,817 2,277 2.57
1990 6,860 499 6,6361 2,584 2.46
2000 7,512 549 6,963 2,871 2.43
2004 7,814 551 7,263 2,989 2.43
2029 10,645 674 9,971 4,207 2.37
* Medium Population
Source: 1980, 1990, 2000 Census
Hanna:Keelan Associates, P.C., 2004
Blair Comprehensive Plan Update - 2029
Chapter 3
3.16
An analysis of household characteristics provides a
profile of data necessary to plan for a community.
Recent trends in household characteristics, combined
with income, employment and population data can
assist in determining the overall future needs of a
planning area.
Household Trends and
Proj ections ........................
Table 3.15 depicts specific tenure by household
trends and projections, in Blair, for the period 1980 to
2029. By 2029, an estimated 34.6 percent of the total
community population will reside in a rental unit. This
will equal an increase of 484 renter households, from
2004 to 2029. The number of owner households are
also expected to increase, by 734 households, during
that same time period.
TABLE 3.15
TENURE BY HOUSEHOLD
TRENDS AND PROJECTIONS
CITY OF BLAIR, NEBRASKA
1980-2029
Year
1980
1990
2000
2004
2029
Total
Households
2,277
2,584
2,871
2,989
4,207
* Medium Population
Increase
2004-2029
1,218
Owner
Number Percent
1,583 69.5%
1,767 68.4%
1,947 67.8%
2,017 67.5%
2,751 65.4%
734
60.2%
Source: 1980, 1990, 2000 Census
Hanna:Keelan Associates, P.C., 2004
Renter
Number Percent
694 30.5%
817 31.6%
924 32.2%
972 32.5%
1,456 34.6%
484
39.8%
Blair Comprehensive Plan Update - 2029
Chapter 3
3.17
Housing Tables 3.16 and 3.17 identify trends and projections for
Costs................................. both contract rent and owner occupied housing
values. By 2029, the median monthly rent in Blair will
be an estimated $901, an increase of 95.8 percent, from
2004. The median owner occupied housing value will
also increase, an estimated 98.2 percent between 2004
and 2029, to $206,500.
TABLE 3.16
CONTRACT RENT
CITY OF BLAIR, NEBRASKA
1990-2029
% Change
RENTER MEDIAN COST 1990 2000 2004 2029 2004-2029
Less than $150 117 67 63 21 -66.6%
$150 - $249 265 112 100 45 -55.0%
$250 - $299 145 12 23 54 + 134.7%
$300 or More 237 645 784 1,341 +71.0%
TOTALS 764 836 970 1,461 +50.6%
Median Contract Rent $250 $432 $460 $901 +95.8%
Source: 1990, 2000 Census
Hanna:Keelan Associates, P.C., 2004
TABLE 3.17
OWNER OCCUPIED HOUSING VALUE
CITY OF BLAIR, NEBRASKA
1990-2029
% Change
OWNER MEDIAN COST 1990 2000 2004 2029 2004-2029
Less than $25,000 81 17 12 2 -83.3%
$25,001 - $34,999 192 9 8 3 -62.5%
$35,000 - $49,000 304 53 42 5 -88.1 %
$49,001 - $99,999 904 777 894 369 -58.7%
$100,000 or More 98 902 1,058 2,382 +125.1%
TOTALS 1,579 1,758 2,014 2,761 +36.8%
Median Value $56,600 $101,900 $104,200 $206,500 +98.2%
Source: 1990, 2000 Census
Hanna:Keelan Associates, P.C., 2004
Blair Comprehensive Plan Update - 2029
Chapter 3
3.18
FUTURE
HOUSING
DEMAND
Housing Vacancy
Deficiency........................ .
HOUSING DEMAND-
NEW HOUSEHOLDS,
REPLACEMENT,
AFFORDABLE
DEMAND
The housing stock of a community is considered a basic
necessity, while the adequate supply of safe and decent
housing is a key factor in a community's social and
economic well being. As previously stated in this
Comprehensive Plan, the City of Blair provides a
variety of housing types for its population. The City
makes a true effort to encourage both the construction
of new housing and retaining its current residents. In
2000, an estimated 3,033 housing units existed in
Blair. An estimated 5.3 percent of these units, or 162
units, were vacant. (See Table 3.12)
Housing vacancy deficiency is defined as the number of
year-round, structurally sound vacant units lacking in
a community, whereby the total percentage of vacant
units is less than 5 percent on the total year-round
units. A vacancy rate of 5 to 7 percent is the
minimum rate recommended to allow a
community to have sufficient housing available
for both new and existing residents. The City of
Blair had an overall 2000 housing vacancy rate of 5.3
percent. It is estimated that of the 162 vacant housing
units, 93 of these are not marketable, or ready for
immediate occupancy, reducing the housing vacancy
rate of available, sound housing stock to an estimated
2.3 percent. The City of Blair has a housing
vacancy deficiency demand, an estimated 82
units.
Also considered in the future housing demand for Blair
are new households expected during the 25 year
planning period, households living in substandard units
and households experiencing a cost overburden.
A substandard unit is defined as a unit lacking
complete plumbing plus the number of households with
more than 1.01 persons per room. Persons experiencing
rent or owner cost overburden are persons paying
more than 30 percent of their income towards housing.
Consideration is also given to the number of new
households, demolitions, and any other projects in the
planning stage for the designated community.
Based on this criteria, an additional 1,743 housing units
could potentially be developed in Blair, 2029.
Blair Comprehensive Plan Update - 2029
Chapter 3
3.19
"Pent-up" Housing
Demand ............................
Total Housing
Demand ............................
In addition to the previously discussed housing demand
and deficiency factors, the "pent-up" housing demand
for current residents in the community, desiring
and having the capacity to afford alternative
housing, must also be considered. This is a highly
speculative demand and one which must be locally
promoted and market driven by resident desire. The
process to monitor this desire, however is somewhat
difficult to determine and implement. An estimated 136
additional housing units will be needed in Blair, by
2029, to meet the Community's pent-up demand.
The total estimated housing demand, or housing
potential, in Blair by 2029 is 1,961 units. This
includes the combined consideration of new households,
replacement housing (for dilapidated structures),
affordable housing for low to moderate income elderly
and families and a "pent up" demand for alternative
housing for existing residents of Blair. The 1,961 units
would equal an estimated 1,181 owner units and 780
rental housing units.
The most appropriate future type of rental housing for
Blair would be single family dwellings and two-bedroom
duplexes. This type of housing would be attractive to
both non-elderly families or elderly households. Future
owner housing should include the construction of entry-
level housing for first-time homebuyers.
Table 3.18 summarizes the projected housing
demand potential, in Blair, by 2029.
Blair Comprehensive Plan Update - 2029
Chapter 3
3.20
TABLE 3.18
PROJECTED HOUSING DEMAND POTENTIAL
CITY OF BLAIR, NEBRASKA
2029
Owner Renter
New Households 734 484
5 % Vacancy 36 24
60% Cost Burdened 222 154
60% Substandard (HUD) 53 36
SUBTOTALS 1,045 698
Vacancy Deficiency 60 22
Pent U p Demand 76 60
TOTALS 1,181 780
Source: 2000 Census
Hanna:Keelan Associates, P.C., 2004
Housing
Implementation ................
The creation of a new and improved housing stock in
Blair will depend on the implementation of development
activities by both the public and private sectors, both
independent of one another as well as a team. A
program to remove substandard housing and, if
necessary, relocate tenants will be needed to improve
the overall character of the City as well as to provide a
safe and decent housing stock. New construction
activities, to create both modern owner and renter
housing, will need to be implemented as soon as
possible. The strategic planning and locating of these
units will heighten the City's ability to grow.
The City of Blair should create and implement a Ten-
Year Housing Initiative, in an effort to meet its
future population goals. This Housing Initiative should
be developed by a team of concerned citizens from both
the public and private sector. At a minimum, the
Initiative should address the following:
. Develop a marketing plan to promote Blair as a
place to live and retire.
Blair Comprehensive Plan Update - 2029
Chapter 3
3.21
. Join efforts with other smaller communities in
Washington County to establish a program to
increase the capacity of local builders and
developers to produce more housing units. This
program should concentrate on increasing the
number of trades and skilled construction labor in
the Blair area.
. The identification and scheduling of housing
projects, both new and rehabilitation, most
appropriate for Blair, including both subsidized and
non-subsidized housing projects.
. The identification of land areas for both renter
and owner housing. Areas should include land inside
the City. Projects planned for these areas should be
compatible with adjacent land uses.
. Review and modify local ordinances, as well as
the overall political decision-making process as it
pertains to residential development. This effort
should attempt to eradicate any and all impediments
to residential development or rehabilitation.
. Identification of financial resources to finance
residential development in Blair, including both
public and private sources. Washington County
lending institutions should form a partnership for
financing housing projects.
and
. Establish the necessary organizational
structures for the creation of housing projects in
Blair, including the securement of land for future
developments. At a minimum, utilize the housing
development services of the Washington County
CHDO and Northeast Nebraska Development
District to complete needed affordable housing
projects.
Blair Comprehensive Plan Update - 2029
Chapter 3
3.22
HOUSING
RESOURCES
Local
Funding Options
Local Tax Base..................
Statewide Federal
Grants to the
Local Limit of
Government ....... ...............
To produce new and upgrade both renter- and owner
occupied housing in Blair, the community, in
partnership with the private sector, must access
housing programs to reduce the cost of development
and/or long-term operations. The following information
identifies funding sources and programs available to
assist in financing the housing demand in Blair. The
strategic combination of two or more sources can assist
in reducing development and/or operational costs of
proposed affordable housing projects.
A document entitled Affordable Housing Resource
Programs - Inventory, distributed by the Nebraska
Department of Economic Development identifies and
defines all available housing programs.
Local funding for use in housing development and
improvement programs are limited to two primary
sources: (1) local tax base and (2) dollars secured via
state and federal grant and loan programs, which are
typically only available to local units of government
(City, or County).
Utilizing the Nebraska Community Development Law,
Blair has created a Community Development
Agency. This Agency has taken the power to study and
declare areas of the community as blighted/
substandard, created a redevelopment plan and is
anticipating the utilization of Tax Increment Financing
for commercial, industrial and residential oriented
public improvements.
The primary funding grants available to local
municipalities is the Community Development Block
Grant (CDBG), administered by the Nebraska
Department of Economic Development (DED). The
CDBG provides funding for both community and
housing development programs to assist in financing
both owner- and renter occupied rehabilitation,
residential building conversions, First Time
Homebuyers program and infrastructure for housing
activities.
Blair Comprehensive Plan Update - 2029
Chapter 3
3.23
DED is also the administrator of HOME funds. HOME
funds are available to authorized, local or regional based
Community Development Housing Organizations
(CHDOs) for affordable housing repair and/or new
construction. An annual allocation of HOME funds is
established for CHDOs, based on individual housing
programs.
The Nebraska Homeless Shelter Assistance Trust
Fund and Emergency Shelter Grant also exist to
assist local or regional based groups in the provision of
housing improvements for homeless and for persons and
families "at risk" of becoming homeless.
Housing The Housing Trust Fund, also administered by DED,
Trust Fund....................... is available as financing for affordable housing
programs.
NIFA.................................. The Nebraska Investment Finance Authority is a
leader in providing finance for housing, including both
owner and renter housing stock. Programs range from
Low-Income Housing Tax Credits, a rent-to-own
program, tax-exempt bond financing, to a single family
mortgage program.
NED................................... Another important State funding source available to be
pooled with other resources or operate independently is
available through the Nebraska Energy Office
(NEO).
Region Funding The Federal Home Loan Bank (FHLB), located in
Topeka, Kansas also provides funding for affordable
housing activities. The FHLB joins forces with a local
lending institution to provide "gap" financing rental
programs.
Blair Comprehensive Plan Update - 2029
Chapter 3
3.24
Federal Funding
The two primary providers of federal funding to
Nebraska for housing development, both new
construction and rehabilitation, are HUD and RD
(formerly the Farmers Home Administration). Housing
programs provided by these groups are typically
available for local base nonprofit developers. Funds
from these programs are commonly mixed or pooled
with other public funding sources, as well as
conventional financing.
HUD .................................. a) Section 202 Program - Provides a capital advance
to nonprofit developers for development of elderly
rental housing for either independent living or
congregate (frail elderly) living. The program
provides 100 percent financing, with a capital
advance (no repayment loan) and operational
subsidy.
b) Section 811 Program - Provides a capital advance
to nonprofit developers for development of renter
housing for persons with disabilities. The
program provides 100 percent financing with an
operational subsidy.
and
c) Mortgage Insurance - The HUD 221(d)(3) or
221(d)(4) provides up to 100 percent mortgage
insurance for nonprofit developers [(d)(3)] and 90
percent mortgage insurance coverage for profit-
motivated developers [(d)(4)]. Permanent financing
can be provided via the public funds (i.e., CDBG,
HOME) and/or conventional financing.
USDA RD .......................... a) Section 515 Program - Provides a direct interest
subsidized loan for the development of family and
elderly housing, including congregate, and rental
housing for persons with a disability. Rent subsidy
is also available, as per demand. A Section 538
mortgage insurance program for multifamily
housing is also available.
Blair Comprehensive Plan Update - 2029
Chapter 3
3.25
Financial "Pooling"
b) Section 502 Program - Provides either a
mortgage guarantee or direct loan for single family
home-ownerships for low- and moderate-income
persons/families, including persons with a
disability.
c) Community Facilities Program - Provides a
direct, interest subsidized loan for a variety of
specific projects, community facility improvement
programs including new construction or housing
rehabilitation for "special populations."
d) Business and Industries Program - RD"'8 allows
its Business and Industries program to assist in
financing assisted living housing for elderly,
utilizing a long term mortgage guarantee.
and
e) Preservation Program - Administered by
qualified local and regional organizations/agencies
to assist in housing rehabilitation programs in
Nebraska communities. This could include a local
based, planned program of home modification
income eligible to low/moderate-income
persons and families.
Financial "pooling" of funding sources is defined as the
mixing of two or more program resources to obtain a
total operating fund capable of meeting a specific
housing program budget. Previously described were
local, state and federal funding sources, all suitable to
meet the safe, affordable and accessible housing needs
of low/moderate income persons and families. Each of
these funding sources have "rules" of allocation, as it
relates to the use of dollars for housing development and
recipient qualifications. The mixing of funds results in
the mixing of rules, thus more time attributed to
administration.
Blair Comprehensive Plan Update - 2029
Chapter 3
3.26
The majority of funding sources discussed are only
available to nonprofit organizations, typically local,
community based groups having a well-defined mission
statement and plan for housing low/moderate income
persons. These organizations are typically of a 501(c)(3)
tax-exempt status.
The securement and eventual "pooling" of public funding
sources is enhanced by the use of private, conventional
financing. This informs public providers that a good
faith effort is being made by an organization to create a
workable public/private partnership. This
partnership not only creates a greater amount of dollars
for a specific housing program but relays a message to
the community that the private sector is in support of
the program.
Blair Comprehensive Plan Update - 2029
Chapter 3
3.27
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CHAPTER 4
Land Use & Development
CHAPTER 4
LAND USE & DEVELOPMENT
THE BUILT
ENVIRONMENT
HISTORICAL
OVERVIEW
THE NEXT 25 YEARS
The built environment of Blair has been based upon
the foundation of the decisions made by the forefathers
of the Community. Routes chosen by the Sioux City &
Pacific Railroad Company in 1869 set up a sequence of
events that led to the platting of the Original Town, by
Mr. John I. Blair. Original streets were laid out in a
standard grid-iron plan, both parallel and
perpendicular to the railroad corridor (true east/west,
north/south). A network of streets ultimately set the
fabric of the built environs of the Downtown and
original residential neighborhoods. The
characteristics of these neighborhoods, such as tree
lined brick streets and a variety of late nineteenth and
early twentieth century architectural styles, are the
unique features that give these areas their historic
significance and character.
Many of the land use areas, beyond the core of the
original community, are direct results of the natural
characteristics of the topography, drainage ways and
scenic vistas of the Missouri River valley. Residential
subdivisions are the most likely land use type to take
advantage of the drastic changes in elevation by
constructing unique residential neighborhoods into the
side of the slopes, or on the crests of the "bluffs."
The City of Blair will be challenged during the next 25
years to continue growth and development patterns
that complements the existing developed areas of the
community. Maintaining the importance of parks and
natural open spaces that combine with the man-maid
environs is recommended to creating a community
that is a cohesive whole.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.1
next 25 years,
continued . . . . . . . . . . . .
EXISTING LAND USE
ANALYSIS
This Comprehensive Plan 25-year update, 2004 to
2029, is planned to provide for the natural extension
of infrastructure, to ensure that the identified growth
areas provide future residents with the same
standards of utilities, streets and open spaces that
residents of Blair have enjoyed since its founding.
Designating the proper land uses adjacent existing
and future Highway corridors (Highways 30, 75, 91
and 133, as well as the planned Highways 30/75
expressway) is essential to the future of the City of
Blair.
The general consensus is to preserve the importance of
the commercial Downtown, by decreasing traffic
congestion, while allowing for controlled growth of
highway commercial uses along east and west
Highway 30, and even more limited commercial
growth southeasterly along Highway 75. Industrial
growth is to primarily occur in its current locations in
the southeast, east and northeast portions of the
planning jurisdiction.
Land use is important within the neighborhood
districts, as well. Transportation systems in each
neighborhood should meet the residents' daily needs.
A few neighborhoods lack needed amenities, have
conflicting land uses and need to be redeveloped to
improve the quality of life for the current and future
residents of Blair.
Existing Land Use within the corporate limits and
the two-mile planning jurisdiction is addressed in
Illustration 4.1. Table 4.2 compares the results of
the 1980, 1996 and 2004 Comprehensive Plan
Updates.
Table 4.1 identifies the Existing Land Use in Blair,
per land use type and acres per 100 people. As a
reference, the planning standard for acres per 100
people per land use category is also shown. The total
area within the City of Blair is approximately 3,140.1
acres. This total acreage represents an increase of 490
acres, since 1996 (2,650 acres).
Blair Comprehensive Plan Update - 2029
Chapter 4
4.2
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VACANT LANDS AND NEW
HOUSING STARTS
Vacant lands associated with the annexation of several
subdivisions between 1996 and 2004 accounted for
approximately 427 additional acres, available for
development. New housing construction is evident in
all portions of the City, with the highest concentration
of new housing being constructed in the north-central
portion of the Community. Recent commercial
expansions of existing businesses in Blair have also
expanded the corporate limits of this growing
community.
TABLE 4.1
EXISTING LAND USE
BLAIR, NEBRASKA
2004
Percent Acres per Planning
Land Use Acreage Developed 100 People Standard
Parks/Recreation 207.1 6.6% 2.68 2
Public/Quasi - Public/Par ks 280.4 8.9% 3.62 2.8
Residential 821.9 26.2% 10.62 10
Single Family 755.3 24.1% 9.76 7.5
Multifamily 10.7 0.3% 0.14 2
Mobile Home 55.9 1.8% 0.72 0.5
Commercial 169.2 5.4% 2.19 2.4
Industrial 111.6 3.6% 1.44 2.3
Railroad Corridor 58.4 1.9% 0.75
Streets/ Allevs 504.1 16.1% 6.52
TOTAL DEVELOPED 2,152.7 68.6% 27.82
Vacant 987.4 31.4% 12.76
TOTAL AREA 3,140.1 100.0% 40.59
Source: Hanna:Keelan Associates, P.C., 2004
Blair Comprehensive Plan Update - 2029
Chapter 4
4.4
VA CANT/ AGRICULTURAL
PUBLIC/QUASI-PUBLIC
RESIDENTIAL
The following provides a profile of existing land uses in
the City of Blair, Nebraska:
Vacant and/or Agricultural land in Blair equals an
estimated 987 acres, or more than 31 percent of the
total platted City area. No planning standards exist
for this land use classification. An estimated 25
percent of the vacant lands in Blair are undevelopable
due to steep slopes, flood plains or unsuitable soils.
Public/Quasi-Public land acreage in Blair totals an
estimated 280 acres, just under 9 percent of the total
platted area of Blair. This land use type includes
parks, churches, public and private schools, Dana
College, and a variety of municipal buildings.
Public/Quasi- Public lands equals an estimated 3.62
acres per 100 people, or nearly 30 percent more than
the minimum recommended planning standards.
Residential land usage occupies an estimated 26
percent of the total area of the City. The 10.62 acres
per 100 persons in Blair is only 6 percent higher than
current planning standards.
~ Single Family land occupies largest amount of
land within the City of Blair. Single family uses
are currently 30 percent higher than the
recommended planning standard of 7.5 acres
per 100 people.
~ Multifamily land usage in Blair equates to an
estimated 10.7 percent of the Community's total
land area. This total is approximately 50
percent less than the acres needed top 100
people, based on current standards.
~ Mobile Homes comprise an estimated 0.48
percent of the total platted land within the
corporate limits of Blair. An estimated 12.6
acres of mobile home park areas exceeds
recommended standards by 44 percent.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.5
COMMERCIAL
Commercial land usage in Blair totals an estimated
169 acres. The amount of commercial property is just
slightly under (8 percent) the recommended 2.4
persons per 100 people. Developing commercial
property is occurring along highways in the southwest
and eastern portions of the Community.
INDUSTRIAL
Industrial land use totals an estimated 112 acres of
land within the corporate limits of the Community.
Industrial acres per 100 persons total 1.44, which is 37
percent less than recommended planning standard of
2.3 acres per 100 persons. However, this total does not
include the industrial uses located outside of the City
of Blair. The southeastern industrial park occupies
more than three times the amount of industrial lands
included within the corporate limits.
The following table, Table 4.2 compares the Existing
Land Use field survey results of the 1980, 1996 and
2004 Comprehensive Plan Updates for the City of
Blair.
TABLE 4.2
EXISTING LAND USE CALCULATIONS
BLAIR, NEBRASKA
2004
LAND USE TYPE 1980 1996 2004
I Residential 458.9 885.0 821.9
I Commercial 77.1 92.1 169.2
Ind ustrial/TCU 79.0 86.7 111.6
Public/Quasi - Public 310.9 438.0 487.5
Streets, Allevs and RR 410.6 586.0 562.5
TOTAL DEVELOPED AREA 1,336.5 2,089.8 2,152.7
Vacant /Agriculture 1,063.5 560.3 987.4
TOTAL CORPORATE LIMITS 2,400.0 2,650.0 3,140.1
Source: 1980, 1996 Comprehensive Plans
Hanna:Keelan Associates, Field Survey 2004
Blair Comprehensive Plan Update - 2029
Chapter 4
4.6
SUMMARY STATEMENT
Impediments .........
The City of Blair has continued to develop in a
manner acceptable to the majority of its residents.
The increases in both population and the growth of its
total incorporated land area are testaments to a City
that people want to live in. Primary new land use
developments within the last eight years has been
residential, commercial and industrial uses.
Natural and man-made barriers exist in the City of
Blair that influences the direction of growth. The
Missouri River and associated "bottom lands" limit
development due to floodplain and floodway areas, as
well as shallow depth to ground water table.
Steep slopes in western and southern Blair, provided
by the loess hills soils of the Missouri River valley
bluffs, resulted in a lower density of residential
development. Although, the varied terrain has
provided unique sites for dwellings tiered into the
slopes and on the crests of the bluffs, only a limited
number of sites have been developed in these areas.
Man-made barriers to development have limited
growth in areas such as the eastern and southeastern
industrial areas that are beyond the corporate limits.
Other barriers such as the railroad corridor and
sewage treatment plant have equally influenced
location decisions.
Impediments to land use development can only be
addressed by a commitment of the Community to (1)
reinvest in existing land uses and prepare
redevelopment plans to produce more efficient land
uses and (2) expand Community efforts to mitigate
natural hazards by providing growth in non-sensitive
areas.
The analysis of existing land use conditions in
Blair revealed a deficiency of multifamily,
commercial and industrial acreage. These
deficiencies should be corrected in the
development of a new and balanced future land
use plan for the City and its respective planning
jurisdiction.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.7
FUTURE LAND USE
PROFILE
Annexation. . . . . . . . . . .
lnfill Developments . . . .
The Blair Planning Steering Committee selected a
population growth model, that after careful
consideration, was deemed acceptable to the majority
of its representatives. The annual growth in
population during the 25-year planning period is
anticipated to be 1.2 percent through 2029, or an
annual increase of 121 persons to the City of Blair.
This growth will require special consideration be given
to the identification of potential residential,
commercial, planned open space and industrial land
use acres.
Future annexation action will take place in the non-
agricultural land use districts identified as residential,
commercial, industrial and open space, within the
Future Land Use Plan, Illustration 4.2. These tracts
could be annexed at a point-in-time when in
conformance with and meeting the criteria of
Nebraska's State Statutes that address annexation.
The inclusion of vacant lands with each parcel to be
annexed is needed to provide an overall functional
community land use system. To develop the
community in the most efficient and orderly manner
possible, the focus should be placed on the corporate
limits of Blair. There presently exists an
estimated 987 acres of vacant land within the
Blair corporate limits. An estimated 475 acres
are developable.
The strategic development of infilllots and other
vacant land areas within the corporate limits would
allow for managed growth and the utilization of the
existing infrastructure, including streets, electrical,
gas, water, and sewer systems.
Illustration 4.2 identifies the proposed Generalized
Future Land Use Plan for the City's existing
corporate limits and the extra-territorial planning
jurisdiction. The following discussion describes the
future land use needs of these areas.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.8
Available Tools for
Planning ............
A combination of available tools were utilized to
formulate the Future Land Use Plan. (1) The Existing
Land Use Map serves as the foundation by which cost
effective decisions can be made for the extension of all
necessary infrastructure and utilities can be extended
to service potential growth areas.
(2) A Community-Wide Survey instrument was
distributed to every household, in Blair, to provide
them the opportunity to respond to questions in terms
of which directions the City should grow, for
residential, commercial, industrial and parks and
open spaces. (3) A Community Open House and open
ended invitation to attend Planning Steering
Committee meetings also offered the opportunity to
Blair residents to participate in the future planning
process.
Table 4.3, Expected Land Use Needs, utilized 2004
population and land use data to determine how much
acreage would be needed to support the estimated
population of 10,534 people as of 2029.
TABLE 4.3
EXPECTED LAND USE NEEDS
BLAIR, NEBRASKA
2029
Development National
Acres Standards Planning 2029 Acre
Land Use Types 2004 2029 2004 2029 Standards Use Needs
Vacant 987.4 527.4 12.8 5.0 NA -460.0
Parks/Recreation 207.1 211.0 2.7 2.0 2.0 3.9
I Public/Quasi-Public 280.4 316.4 3.6 3.0 2.8 36.0
I Residential 821.9 1,244.7 10.6 11.8 10.0 422.8
Single Family 755.3 1,181.4 9.82 11.2 7.5 426.1
Mobile Homes 55.9 21.1 0.7 0.2 0.5 34.8
Multifamily 10.7 42.2 0.1 0.4 2.0 31.5
Commercial 169.2 189.9 2.2 1.8 2.4 20.6
Industrial 111.6 126.6 1.4 1.2 2.3 14.9
Railroad Corridor 58.4 73.8 0.8 0.7 NA 15.4
Streets/ Allevs 504.1 632.9 6.5 6.0 4.5 128.8
TOTALS 3,140.1 3,322.6 40.6 31.5 NA 182.6
Source: American Planning Association
Hanna:Keelan Associates P.C. 2004
Blair Comprehensive Plan Update - 2029
Chapter 4
4.9
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RESIDENTIAL GROWTH
AREAS
Future residential development in and around the City
of Blair should be the highest priority during the 25-
year planning period. An estimated 422 acres will
be needed to support the increased demand for a
variety of types of residences during the next 25
years. This will be especially true if the City makes a
conscious effort to provide additional affordable
housing options to all income sectors.
The Generalized Future Land Use Map,
Illustration 4.2, identifies the newly designated
residential areas in and around Blair as low- and
medium- density and medium to high density
multifamily residential uses. These designations will
allow developers the option of providing a variety of
housing for families, singles, older adults and special
populations including the elderly and persons with
mental or physical disabilities. The following
narrative provides a description of the future
residential land use compositions for the community.
Single Family Growth
Areas ...............
~
Future Single Family development should
first occur in established neighborhoods and
developing subdivisions, both within and in
close proximity to the City. Development and
redevelopment efforts should focus on the
construction of new dwellings upon vacant lots,
or the replacement of severely deteriorated
dwellings with new construction where all
necessary infrastructure already exists.
Secondly, the development of future, low
density, single family subdivisions should be
encourage within planned single family growth
areas. The consensus of the Planning Steering
Committee and the Community-wide Household
Survey was that new single family construction
should occur in planned growth areas to the
north, northwest and then southern portions of
the community. The cost of development in
these growth areas will be significantly more
expensive where all necessary infrastructure
would need to be developed.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.11
Multifamily Growth
Areas ...............
ADDITIONAL PARKS AND
OPEN SPACE
California Bend State
Wildlife Refuge .......
~
Future Multifamily development is
recommended to be utilized to buffer single
family residential areas, both existing and
planned areas, from more intensive uses such as
commercial and industrial uses. In other
instances, future multifamily land uses should
be located in proximity to other facilities, such
as parks and recreation areas, trails, schools, or
high volume arterial streets and highways.
Multifamily land uses are also planned in the
two-mile planning jurisdiction. Areas such as
between the west side of north 10th Street and
Fish Creek (Camron Ditch); the east side of 10th
Street, generally south of Wilber Street; and the
southern portion of Blair, as a buffer between
highway commercial uses along the east side of
south Highway 30 and the single family
neighborhood planned to the east of 16th Street.
Parks and open spaces are also utilized to buffer
different types of uses from one another, and also as a
means to maintain natural drainage ways in proposed
growth areas beyond the corporate limits. These
drainage ways can also be utilized to extend the trails
system of the City to expand recreational
opportunities and create safe pedestrian and biking
trails. These types of efforts establish strong ties to
newly developing subdivisions that may have limited
access roads that physically connect them to the rest of
the City.
A planned expansion/reclamation of the California
Bend State Wildlife Refuge, is to be located in the
extreme northeast portion of the two-mile planning
jurisdiction of Blair. The project will be along the west
bank of the Missouri River corridor and facilitated by
the Papio-Missouri River Natural Resources District
as part of the Missouri River reclamation process.
"Back to the River" envisions a river-front that is
attractive to both wildlife and commerce.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.12
COMMERCIAL
DEVELOPMENT
Importance of Downtown
Blair. . . . . . . . . . . . . . . .
Neighborhood
Commercial ..........
Highway Commercial
Uses............... .
Eventually, points of interest along both sides of the
river will be linked by a trail system for hiking and
bicycling
Downtown Blair is planned to remain the primary
focus of commercial activity in the Community. It has
historically been the center of government, banking
and professional businesses, retail, commerce, as well
as the place for socializing and entertainment. These
activities have, however, been negatively impacted by
increasing volumes of automotive and heavy truck
traffic along Washington Street (Highway 30/75).
Secondary commercial developed beyond the
Downtown, along Highway corridors, where
automotive oriented commercial uses are appropriate.
Where the highway traverses through more residential
dominated land uses, the presence of professional
offices, such as medical clinics, optometrists and
accountants serves as a more appropriate commercial
buffering mechanism between single family
neighborhoods beyond the corridors. Grocery stores,
fast food restaurants, motels and new/used automotive
dealerships are the predominate commercial land use
types at the perimeter of the Community.
Highway commercial areas towards the southwest of
the Community, along the Highway 30 corridor, have
been the location of the fastest developing commercial
area throughout the City of Blair. Automotive
dealerships are especially growing at an astounding
rate, as more and more of the adjacent hill sides are
being terraced for the outside storage of motor
vehicles.
Areas along the southeastern Highway 75 corridor
have not developed commercially, but have in fact
remained as undeveloped lands. Both the 1996 and
the 2004 Comprehensive Plan Updates have
recommended that highway commercial uses be
utilized along the northeastern side of Highway 75.
Commercial uses at this location would buffer
Highway 75 and single family dwellings to the
southwest from the industrial park to the northeast.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.13
highway commercial
uses, continued .......
INDUSTRIAL
DEVELOPMENT
Industrial Growth Areas
Beyond the Corporate
Limits of Blair . . . . . . . .
The last region containing highway commercial uses is
the eastern area of the Community along eastern
Highway 30 towards the Missouri River. The density
of commercial development is significantly less than
the southwest Highway 30 region. In contrast,
commercial development in this eastern portion of the
Community tends to be concentrated in nodes.
Specifically, major retail outlets such as a discount
grocery, or discount department store, serve as
landmarks for smaller retail outlets to concentrate
several supportive retail outlets as well. The defining
attribute is that there tends to be significant vacant
lands between concentrated commercial outlets. The
Plan provides for the infill of these vacant tracts of
land with additional retail developments.
Industrial uses were originally focused along the
Burlington Northern and Santa Fe Railroad corridor,
formerly the Chicago and Northwestern Railroad. This
east/west corridor is located to the north of Downtown
Blair and is generally located between Front Street on
the south and State Street on the north. However, one
spur line extended industrial uses to the north an
additional two blocks to Park Street, between 15th and
16th Streets.
Industrial uses eventually extended to the east along
the same railroad line. A newer industrial park has
developed along both sides of Grant Street, generally
between 4th and 1st Streets. One-half of this industrial
park is located within the corporate limits of the City
of Blair. Areas beyond the limits have significant
tracks of land that remain vacant.
The last industrial development area that currently
exists within the planning jurisdiction of the City is
primarily comprised of the large scale Cargill
operation. In June of 2004, Governor Mike Johanns
announced that the State of Nebraska awarded a
Community Development Block Grant to the City of
Blair in the amount of $505,000 to enable the City to
loan the money to Cargill to assist in purchasing new
equipment in the expansion of the facility.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.14
Industrial Growth Areas,
continued . . . . . . . . . . . .
Southeast Industrial
Growth Area .........
Eastern Industrial
Growth Area .........
Cargill, Inc. will also invest over $30 million in the
new expansion, that will be used to produce new low
calorie, low carbohydrate polyol sweeteners. The
project funding is part of a program directed by the
Nebraska Department of Economic Development,
which assists with the development of businesses and
communities throughout the state. Federal funds are
made available to Nebraska from the U.S. Department
of Housing and Urban Development's CDBG program.
The expansion of the Cargill facility is located in the
center of the large industrial development growth area
for the City of Blair. This industrial growth area is
located southeast of the City, generally between the
Missouri River and U.S. Highway 75. Commercial
land uses are planned along the north side of the
highway as buffering mechanisms to lessen the impact
of the industrial areas from the highway corridor and
rural subdivisions in the hills and bluffs to the west of
the highway.
Readily accessible transportation options make this
industrial growth area highly attractive. Rail spurs,
two separate highways and the potential of Missouri
River barge access connect this site to other regional
and national transportation systems.
A second industrial development growth area is
located to the northeast of the City of Blair. The area
is located to the north of Highway 30, between the
Cameron Ditch (Fish Creek) on the west and the
Missouri River to the east. The major attractions to
this site is the fact that the water and sewer treatment
facilities are located adjacent to the southern portion
of the growth area. Currently, highway access is
limited by an at grade crossing of the Burlington
Northern and Santa Fe Railroad. Long range
transportation improvements are planned for the
Community, that include an overpass of both the
railroad and Highway 30, as part of the recommended
Highways 30 and 75 Expressway, which will also by-
pass Downtown Blair.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.15
SUBAREA
DEVELOPMENT
CONCEPTS
SUBAREA 1 -
Residential
The final route of the Highways 30/75 Expressway,
depending upon its exact route, could potentially alter
some of the areas currently proposed as industrial.
The Expressway could be utilized as a buffering
mechanism to keep industrial uses on its southeast
perimeters, there by, further protecting single family
neighborhoods from growing to close to objectionable
uses.
The implementation of the Future Land Use Plan can
best be achieved by the identification and development
of specific Subareas. The identification of Subareas
will allow for detailed land use planning and
implementation, as well as the prioritization of
required infrastructure. A total of four Subareas have
been identified throughout the City of Blair. These
Subareas include regions both within and outside the
existing corporate limits.
Illustration 4.3 for the following narrative provide a
graphic description and discussion of existing
conditions, future general land use and needed public
improvements for each proposed Subarea.
Existing Conditions: Subarea 1 is located in western
Blair and is generally bordered by Wright Street on
the north, 19th Street on the east, Washington and
South Streets on the south, and Fontanelle Boulevard
and Cauble Creek on the west. The Union Pacific
Railroad bisects Subarea 1, between Front and
Nebraska Streets, with only 23rd Street providing at
grade crossing of automobiles.
The primary road corridors that serve this region are
Highways 30 and 75 (19th Street), Highway 91
(Fontanelle Boulevard and Washington Street). Single
family residences are the dominant land use type of
this Subarea, with relatively few commercial
properties located along the west side of Nineteenth
Street.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.16
Subarea 1,
continued. . . . . . . . . . . .
West Elementary School and several churches
comprise public/quasi-public land uses throughout the
subarea. Vacant parcels are located between Twenty-
fourth Street and Cauble Creek. These parcels lack
public infrastructure. The areas within this subarea,
close to downtown, has an advanced age of the housing
stock, generally built between 1890 and 1925.
Residential neighborhoods in the northern and
southwest portions of Subarea 1 are of more recent
vintage; 1950's to 1970's. Maintenance and
rehabilitation of much of the older housing stock will
be of prime importance throughout the 25 year
planning period.
Proposed General Land Use: Future land uses in
Subarea 1 should remain primarily residential.
Vacant lands currently located north of the Union
Pacific Railroad tracks and west of 24th Street are
recommended for multi-family residential uses. Dana
College, located just west of Cauble Creek, would
potentially provide future tenants desiring close
walking distance to the campus.
Parcels located along the west side of 19th Street are
identified as future locations of transitional-
commercial land uses. Professional offices and small
scale commercial business that relate in size and
character to the adjoining single family residences are
encouraged to be used to buffer the residential
neighborhoods from the traffic and noise of 19th Street
(Highways 30 and 75). Substantially deteriorated
houses that are no longer cost effective to rehabilitate
should be targeted for replacement along the traffic
corridor.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.17
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Subarea 1,
continued. . . . . . . . . . . .
Planned Public Improvements N eeded: Vacant
parcels west of 24th Street will require full utility
development to accommodate future multifamily uses.
The advanced age of the majority of single family
residences throughout Subarea 1 will require
continuing preventative maintenance and repair.
Incentives such as low interest housing rehabilitation
loans, tax increment financing and neighborhood
improvement projects may serve to assist these
residential areas in maintaining decent, affordable
housing to the citizens of Blair. A preponderance of
narrow width streets in this Subarea force vehicular
traffic to slow down and thus provide a level of safety
to pedestrian and localized vehicular traffic. Street
conditions are generally quite good, however continued
maintenance and repair will be necessary to ensure
these streets are maintained throughout the 25 year
planning period.
All of Subareas 1 and 2 were declared Blighted
and Substandard by the City Council of Blair, in
2001. This designation allows the City to utilize
Tax Increment Financing to assist in the
financing of public improvements.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.19
SUBAREA 2 -
Commercial!
Residential/
Ind ustrial
Downtown ...........
East Highway 30
Corridor. . . . . . . . . . . . .
Existing Conditions: This Subarea is located in
central and eastern Blair, generally bound by Jackson
Street on the north, the corporate limit line along the
east, South Street on the southern boundary and 19th
Street on the west. Transportation corridors that
bisect Subarea 2 from east to west include the Union
Pacific Railroad and Highways 30 and 75, (13th
Street). The primary north/south streets are 19th,
16th, 12th and 10th Streets.
Downtown Blair is the focal point of this Subarea,
located along Washington Street between 19th and
10th Streets. Commercial land uses continue along
the highway corridors from the Downtown east on
Highway 30 and south on 13th and 19th Streets.
Industrial uses are concentrated on either side of the
railway corridor, north of Downtown. However,
neighborhoods to the north along Nebraska Street are
adversely impacted by industrial uses on the north
side of the railway. Multifamily land uses are located
throughout Subarea 2, but are concentrated at 10th
and Iowa Streets and at 16th and South Streets.
Lastly, two mobile home areas are located at 13th and
Washington Streets and 11th and Lincoln Streets,
these areas are both in poor condition. Public/Quasi-
Public uses include the Washington County
Courthouse, the Blair City Hall/Fire Hall and various
churches.
The eastern half of Subarea 2 is comprised of the
Highway 30 commercial corridor from 10th Street east
to the Missouri River. Commercial and industrial
land uses are scattered along the highway, but vacant
agricultural land is the dominant land use type. As
with the western half of Subarea 2, the eastern half is
bisected by the Union Pacific Railroad and Highway
30. Residential land use types include a small
amount of single family land area and an existing
mobile home park at the Missouri River south of
Highway 30.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.20
Subarea 2,
continued. . . . . . . . . . . .
Downtown ...........
East Highway 30
Corridor. . . . . . . . . . . . .
Public/quasi-public land uses are comprised of the
Blair Senior High School and future Middle School at
Tenth and Jackson Streets and the City water and
waste water treatment facilities. Recreational land
uses include the Optimist River Front Park.
Proposed General Land Use: The proposed future
land uses for Subarea 2 consists of all the previously
mentioned uses, but with particular attention to an
increased amount of multifamily residential uses.
The Future Land Use Plan, Illustration 4.2,
advocates increasing the density of residential uses in
close proximity to the Downtown, south of Grant
Street. Concentrating higher densities in the central
portion of the Community is cost effective in terms of
adequately using existing public infrastructure, i.e.
underground utilities, streets and sidewalks.
Industrial land uses are identified in the future land
use plan to be located only to the north side of the
railway corridor. These industrial land uses are
buffered from single family residences to the north by
multifamily land uses located south of Nebraska
Street and north of the existing industrial properties.
The transportation corridors of 19th Street and 13th
Street are targeted for expansion of neighborhood
commercial land uses. Small scale retail and
professional offices that blend in with single family
residences are recommended in these locations.
Commercial uses area planned along east Highway
30, Illustration 4.2, to visually obscure heavy
industrial areas to the south. Multifamily uses are
recommended to be located in the area north of the
Union Pacific Railroad between 3rd Street and where
Riverview Road intersects with Blaine Street. This
area is ideally located to the east of the middle/senior
high school grounds. The remainder of the eastern
half of Subarea 2 is targeted for future industrial land
uses, both within and outside of the current
corporate limits.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.21
Subarea 2,
continued. . . . . . . . . . . .
SUBAREA 3 -
RESIDENTIAL GROWTH
AREAS
Planned Public Improvements Needed: A small
number of vacant parcels exist in Subarea 2 and, as a
result, will require an accumulation of parcels for any
new construction. Further utilization of the
Redevelopment Plan completed for Subareas 1 and 2
will guide both public and private improvements.
This process would be ideal for assisting Downtown
area businesses in rehabilitating buildings, as well as
attracting commercial and industrial businesses
along east Highway 30. The advanced age of the
majority of single family residences throughout
Subarea 2 will require a continued process of
preventative maintenance and repair. Tax increment
financing, CDBG grants and private financing will
become increasingly important.
Proposed street improvement projects in Subarea 2
include Washington Street to alleviate excess traffic
congestion. Long range plans include the future
Highways 30/75 by-pass to route highway traffic
around the perimeter of the community, away from
the Downtown. Chapter 5 details recommended
street improvement projects throughout the 25-year
planning period for Subarea 2, and the entire
community.
Existing Conditions: Each of the three separate
residential growth areas are primarily located on
vacant agricultural lands that are directly adjacent to
the corporate limits of Blair. The Population,
Economics and Housing Profile, Chapter 3,
documents Blair's housing market and anticipates
that in the next 25 years, the community can support
1,059 units of owner housing and 706 units of renter
housing.
As part of the Comprehensive Plan Update process,
citizen participation opportunities have allowed the
residents of Blair to voice their opinions about which
directions residential growth should occur.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.22
Subarea 3,
continued. . . . . . . . . . . .
Area "A" . . . . . . . . . . . . .
A ''E''
rea . . . . . . . . . . . .
Participation in the Planning Steering Committee and
the Community-Wide Household Survey, allowed
residents of Blair to express their opinion about future
growth. Subarea 3 delineates each of the growth areas
and makes recommendations in regards to a future
development process. The Community-Wide Survey,
Planning Steering Committee, Blair Planning
Commission and City Council all affirmed that
residential growth should occur to the north/northwest
and southern directions from the current corporate
limits of the Community.
Subarea 3A: This Subarea is generally located on the
upper table lands above the Missouri River Valley,
between north Highway 75 and north 10th Street (See
Illustration 4.3). Future land use types are to be
primarily single and multifamily residential. The
Highway bisects the Subarea from the northwest to
the southeast and will serve as the main
transportation corridor into central Blair. Individual
building lots, as a result of the terrain and views to the
Missouri River Valley below, are anticipated to be
fairly expensive. Selling prices for homes in this
region are expected to be targeted to people with
moderate- to upper income levels. This type of
housing development is in conformance with the
Deerfield Estates, Stone Creek Estates, Westridge
Addition and College Heights areas to the south.
Subarea 3B: This Subarea is located between 10th
Street on the west and the Missouri River on the east,
excluding land within the corporate limits.
Multifamily residential land use types are encouraged
to develop to the southwest of the Cameron Ditch, as
higher density residential uses to buffer single family
areas planned west of 10th Street, from the industrial
uses to the east of Subarea 3B. Along Fish Creek, a
linear recreational trail serves to buffer future
multifamily land uses west of the creek from future
industrial land uses to the east of the creek. The
availability of level land for development will provide
affordable residential lots that may allow this future
residential area to be targeted to "affordable" average
cost homes. These types of housing subdivisions are
currently not being constructed in Blair.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.23
Subarea 3,
continued
Area "e" . . . . . . . . . . . . .
OVERALL SUBAREA 3
Subarea 3C: Southern portions of the two-mile
planning jurisdiction, generally between southwest
Highway 30 and southeast Highway 75, wrapping
around the southern corporate limits of Blair, are
included in Subarea 3C. Rolling topography bisected
by creeks and natural drainage ways create natural
scenic areas and valley views, attractive to residential
development. As such, multifamily uses are planned
adjacent the Community, to buffer commercial uses
along Highways 30, 133 and 75 from low density single
family residential areas beyond. Existing water mains
south of Blair, along Highways 30 and 133 will
stimulate development interest in these southern
"rural lands."
Planned Public Improvements Needed: Each of
the individual regions of Subarea 3 will require an
extension of all appropriate infrastructure to
accommodate these residential growth areas. These
Areas in total exceed the necessary acreage required to
support residential development in Blair through the
year 2029, but, inturn, provide options for both new
and existing households. As these Areas develop, it is
recommended to begin development adjacent the
corporate limits and radiate outward in a concentric
growth pattern. This process would provide a cost
effective means of providing infrastructure connections
to new subdivisions.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.24
ENVIRONMENTAL
ASSESSMENT
POTENTIAL ADVERSE
IMPACTS
This land use plan should serve as a guide to the
development of the City and its surrounding area. The
Plan is not intended to dictate changes to the
community, but rather evaluate existing conditions
and recognize ongoing changes. In addition, the Plan
is designed to allow change to occur in an orderly
manner which will ensure the best interests of Blair
will be achieved.
Before the implementation of this land use plan, two
steps should be undertaken. First, the possible effects
of the Plan should be explored. Identification of the
possible results of any action, program or policy and
the determination of the intensity of the results will be
the most significant factors ensuring successful Plan
implementation, with a minimum of negative effects.
Second, the positive impacts of a Plan must be
weighed against the negative impacts resulting from
implementation activities. Alternative strategies
should be considered to select the implementation
activities that achieve the most benefits with the least
problems.
The following environmental assessment will
review the basic scope of the land use plan and then
identify any significant environmental impacts, both
social and physical, of the Plan's proposed
development and redevelopment actions.
Precautionary measures will be noted, as well as
unavoidable adverse effects. Actions which will lead to
irreversible commitments of resources will be
recognized as well as other long-term effects from
immediate programs.
The Blair land use plan anticipates a continued
growth and expansion community-wide, in response to
the needs of a potential expanding local population; up
to 2,831 additional citizens, by 2029. If the
Community continues to grow as hoped, nearly all of
the land use activities envisioned will have the
potential for some type of adverse impact to the
natural environment.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.25
Potential Adverse
Impacts, continued
BENEFICIAL IMPACTS
Continued growth will require additional
commitment of construction materials, financial
resources, fossil fuels and land resources which
represent deductions from the total reservoir of
resources. Additionally, continued economic and
physical growth will mean increased depletion of
groundwater resources. Aside from the impacts
possible from commitment of resources toward the
realization of community growth, there will also be a
continuing requirement for resources necessary for
operation and maintenance of existing homes,
industries, businesses and utility systems.
Commitment of land resources, in many cases, will
mean the conversion of agricultural land from the
production of food and fiber to developed uses which
also represent an adverse impact, but one which is
basically unavoidable if the community continues to
prosper and grow. Among the by-products of
continued community growth, which will contribute to
environmental degradation, are increased storm water
runoff, additional amounts of air, water and noise
pollution and increased vehicular traffic on area
streets.
No potential adverse effects to the natural
environment are expected during the planning
period. None are expected to become especially
significant, due to the implementation of the future
land use plan.
The implementation of the Blair land use plan
includes a potential for diverse and far reaching
beneficial impacts to both the man-made and natural
environments during the planning period. One of the
primary functions of the Plan will be to minimize
negative impacts.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.26
Beneficial Impacts,
continued. . . . . . . . . . . .
The overall effect of Plan implementation will be to
either benefit the environment or lower the incidence
and severity of adverse effects. Sound local
development standards and zoning regulations
will provide a significant beneficial influence towards
partial mitigation of the potential for environmental
damages due to continued land use development.
The most significant positive or beneficial
environmental effects should be as follows:
~ Recognition of local environmental charac-
teristics;
~ The encouragement of growth in areas contiguous
to existing development and the maximum use
of existing utilities and streets;
~ The implementation of a coordinated and
comprehensive housing initiative and
development program will ensure the
preservation of existing housing resources,
combined with the provision of new housing;
~ The appropriate locating and provision of
housing, commercial, educational,
recreational and employment opportunities
will act to positively reinforce the social structure
of existing and future populations of the City;
~ The provision of sufficient and efficient
utility services will minimize the possible
pollution associated with growth; and
~ The proper mixing and separation of land
uses and appropriate classification of the street
system will minimize adverse effects of noise,
odor, and air pollution.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.27
Beneficial Impacts,
continued. . . . . . . . . . . .
The presence of land use or zoning regulations
should continue to ensure an efficient and
appropriate development pattern through;
density control to prevent overcrowding, prevention of
mixing of incompatible land uses and prevention of
further improper development in sensitive or
hazardous natural areas, such as steep slope,
floodplain areas and lakes, rivers or streams.
ALTERNATIVES
Within the full scope of possible community actions,
there are basically three alternatives. The first is to
continue a planned approach to future community
expansion. A second alternative would be a more
rigidly controlled and intensely monitored regulation
which would essentially restrict a high percentage of
anticipated future growth. The third possible choice
is a less intense regulation, which in terms of
municipal planning, represents the "do nothing"
alternative.
The last alternative has most often been typical of
many communities, large and small, and has often
resulted in the maximum adverse impact to both the
man-made and natural environments. The alternative
of a more rigid control would avoid many of these
potentially adverse impacts, but would be so
restrictive as to hamper economic expansion, and thus,
the ultimate growth and development of the entire
community.
The most beneficial alternative is to guide future
community growth and expansion through a land use
plan, in combination with realistic land use control
regulations. The land use plan prepared for Blair,
coupled with the revisions to the existing zoning
ordinance and subdivision regulations, will provide a
means by which the community may achieve proper
development practices.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.28
ACTIONS TO MITIGATE
A VERSE
ENVIRONMENTAL
EFFECTS
Adverse impacts resulting from continued growth
and expansion of Blair can be substantially mitigated
through adoption and application of the land use
regulations and design standards. These measures
will provide a positive influence for conservation and
proper use ofland, materials and energy. As such,
these measures will help to mitigate the adverse
impacts of development upon the allocation of
resources.
The land use plan recognizes the character of the
natural environment and charts a course for future
growth, which will allow maximum efficient use of
available resources without serious permanent
alteration or depletion.
The future development of the City of Blair, as
outlined in this land use plan, is expected to provide a
beneficial impact on the man-made environment with
few, if any, adverse impacts upon man-made and
natural environments.
Blair Comprehensive Plan Update - 2029
Chapter 4
4.29
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CHAPTER 5
Public Facilities Infrastructure & .
Transportation
CHAPTER 5
PUBLIC FACILITIES AND INFRASTRUCTURE
INTRODUCTION
PUBLIC FACILITIES
PARKS AND RECREATION
Chapter 5 of this Comprehensive Plan discusses the
existing conditions and planned future improvements
to Blair's public facilities, infrastructure and
transportation. Public facilities are provided to
ensure a quality of life for all residents of Blair. Public
facilities provide citizens with social, cultural,
educational, health care, law enforcement, fire
protection and recreational facilities. Public
infrastructure provides water, sanitary sewer, storm
sewer and solid waste disposal for residents of Blair,
as well as gas and electricity. Transportation allows
for the movement of people, goods and services, via
routes of vehicular and non-vehicular traffic patterns.
The location of present and Future Public Facilities
in Blair is identified in Illustration 5.1 of this
Comprehensive plan.
An integral part of the quality of life in a City is the
park system and recreation opportunities provided to
its residents and visitors. Recreational opportunities
and the availability of open space plays an important
role in enhancing the quality of life in Blair. The
Community's role in adequately planning for open
space and providing a full range of recreational
opportunities directly impacts community and
economic development activities.
The Blair park system is comprised of nine primary
park areas, totaling an estimated 185 acres. These
park areas offer a wide variety of passive and active
recreational activities. The primary park system
includes Steyer Park, Rhoades Park, Bob Hardy
R.V., Black Elk/Neihart Park, Lion's Park,
Stemmerman Park, Vets Field and Optimist
Park.
Blair Comprehensive Plan Update - 2029
Chapter 5
5.1
Parks & Recreation,
continued . . . . . . . . . . . . .
EDUCATION
All of these Parks have restroom facilities available
except for Rhoades Park. Bob Hardy R.V. Park is also
equipped with shower facilities. Playground
equipment is included at all locations except for Vets
Field and Optimist Park. Stemmerman Park has
tennis courts, while Lion's Park has basketball courts.
Vets Field has ballfields available. Picnic shelters are
present at Steyer Park, Black Elk, Lion's Park and
Stemmerman Park. There is a swimming pool at
Steyer Park. Many of the parks contain additional
features unique to that particular park.
Extensive flower beds, botanical gardens and an
arboretum is a highlight at Black Elk Park. Optimist
River Park provides boating access to the Missouri
River. Blair has one full-time Parks Director and four
part-time employees.
Education is becoming increasingly important as the
need for a broader-based education with emphasis on
technical and human relation skills increases in today's
society. Standards developed by educators and planners
can provide guidance in the creation of and additions to
the community's educational facilities. Schools in
Blair should meet the following
standards/guidelines:
· Schools should be centrally located;
· Schools should not be located near high
traffic or heavily concentrated areas with
high noise levels;
· Land acquisition should be made with
future expansion in mind; and
· Adequate open space should be available to
students.
The present educational system in Blair consists of an
organizational pattern of Elementary grades
Kindergarten through 2nd, Middle School grades 31'd
through 5th, Junior High grades 6th through 8th and
High School grades 9th through 12th.
Blair Comprehensive Plan Update - 2029
Chapter 5
5.2
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Education,
continued . . . . . . . . . . . .
BLAIR JUNIOR-SENIOR
HIGH SCHOOL
GERALD OTTE BLAIR
MIDDLE SCHOOL
ARBOR PARK SCHOOL
The 2004 total student enrollment in the Blair
Public School System was documented at 2,255
students.
Public educational facilities consist of the Blair Junior-
Senior High School, Gerald Otte Blair Middle School,
Arbor Park Middle School, and the North, South and
West Elementary Schools.
The Blair Junior/Senior High School is located at
440 10th Street. Grades 6th through 12 are taught in
the Junior/Senior High. The Junior/Senior High School
was built in 1969 and currently has 664 students
enrolled. There are 67 total employees, 48 being
certified teachers. There are 44 classrooms in the
building.
The School offers a variety of classes and special
services. Included are a homework hotline and courses
in Japanese, English, Math, Social Studies and the
Sciences. Computer access at the School includes three
Apple computer labs, one IBM computer lab, Internet
resources and in building e-mail. All of the classrooms
are fully computerized.
The Gerald Otte Blair Middle School was
constructed in 1997. It is located adjacent to the
existing Junior/Senior High School. The facility has
grade levels 6th through 8th and currently has a student
enrollment of 539 students, as of the 2004 school year.
There are 30 certified teachers on staff and the building
provides 22 classrooms.
Special activities at the school include exploratory and
new technology classes, fine arts, family and consumer
science. There is computer access in each classroom, as
well as multiple computer labs.
Arbor Park Middle School is the current middle
school for the District. It is located at 1717 Adams. In
the 2004 school year, enrollment was 511 students.
There are 21 certified classroom teachers and a student
to teacher ratio of approximately 17:8.
Blair Comprehensive Plan Update - 2029
Chapter 5
5.4
BLAIR ELEMENTARY
SCHOOLS
Some extra curricular activities that are offered are the
"Destination Imagination" program for gifted 4th
through 6th grade students and band.
Blair currently has three elementary schools for
students in grades K-2. North School, located at 14th
and Park, is approximately 58 years old. There was an
addition to the School in the early 1950's. North
School has 17 staff positions with eight certified
teachers. The School has 11 classrooms.
South School was constructed in the 1950's, with
additions in the 1970's. It is located at 16th & Butler.
There are 10 classrooms with one certified staff
member per classroom. There are approximately 11
additional staff members. Enrollment during the 2004
school year was 190.
The West School was originally built in the 1920's.
The building currently has seven classrooms. There
were additions to the building in the early 1970's. The
facility is currently receiving major renovations. Four
new classrooms were added in 1997. The enrollment
was 147 for the 2004 school year. There are 14
employees at the School, six of which are certified
teachers.
In addition, there are seven rotating certified teachers
that provide services for each School. These services
include art, music, reading, and a counselor. Each
school offers the same core curriculum and special
services such as music, physical education, special
education (title reading, resource program, etc.) and a
pre-school program.
Blair Comprehensive Plan Update - 2029
Chapter 5
5.5
LIBRARY
DANA COLLEGE
The Blair Library is located at 210 S. 17th Street and
is fully ADA accessible. The Library was constructed in
1976. The Blair Library is open Monday through
Thursday, 10:00 a.m. till 8:00 p.m., Friday 10:00 a.m.
till 5:00 p.m. and on Saturday from 10:00 a.m. until
4:00 p.m. During the summer months, the Library is
closed on Wednesday night. The Library currently has
a staff of five employees. Featured programs are "Story
Time," Child Reading Program and a revolving Book
Discussion.
The Library maintains 33,000 total resources available
including books, magazines and video and audio tapes.
Additionally, resources such as newspapers, micro film
and micro fiche and public records are also available.
The Library has an average annual circulation of
67,977 resources.
Future considerations for the Library include
expanding the current facility or relocating to a
new site to construct a larger facility to better
serve the Community of Blair.
Dana College, founded in 1884, is located at 2848
College Drive. A total of 150 people are employed by
the College. The College has 39 full-time certified staff
members and 25 part-time certified staff members.
Enrollment is currently (2004) listed as 617 students,
the largest student population since 1971.
Dana College offers a variety of educational
opportunities. Bachelor degree programs are available
in several disciplines. Among the choices include
business, education, liberal arts, graphic arts and social
work.
Blair Comprehensive Plan Update - 2029
Chapter 5
5.6
MEDICAL/ELDERLY
SERVICES
MEMORIAL COMMUNITY
HOSPITAL
CROWELL MEMORIAL
HOME
The City of Blair presently has all the necessary
modern health and hospital services within the City to
meet the needs of its existing and projected (25 years)
population. Local health services include a hospital,
nursing care facility, retirement facilities, clinics and
private offices.
The primary health delivery facility in Blair is the
Memorial Community Hospital, located at 810 22nd.
The Hospital has a 24 bed capacity and provides acute
in-patient and skilled care. Services provided at the
Hospital include cardiac rehabilitation, home health
care, diabetes education, community education,
physical therapy, outpatient clinics and a 24-hour
emergency care room.
The Hospital was constructed in 1956 and has a
current professional staff size of 194, all of which are
certified. Memorial Community Hospital also owns
clinics in Tekamah and Fort Calhoun.
Future plans for Memorial Community will
involve the construction of an additional surgical
unit, providing several more surgical rooms.
The Crowell Memorial Home, located at 245 22nd,
provides health residential and care services for older
citizens. The Home was established in 1905. The
current facility was built in the 1950's, added onto in
1960, and was renovated in 1994-1995. Residential
services meeting the needs of senior citizens in the area
include a nursing home and eight independent living
apartments.
The Crowell Memorial Home employs eight registered
nurses, 15 licensed practical nurses and 55 certified
nursing assistants. There are approximately 40 other
staff members, with 50 total part-time staff. The Home
has 98 nursing beds and 18 assisted living units.
Blair Comprehensive Plan Update - 2029
Chapter 5
5.7
GOOD SHEPHERD
LUTHERAN
HOME/JOHANSEN MANOR
GOOD SHEPHERD
ASSISTED LIVING
FACILITY
GOVERNMENT/
PUBLIC SAFETY
POLICE PROTECTION
The Good Shepherd Lutheran Home/Johansen
Manor is located at 2242 Wright and employs 150
people. There are five registered nurses, 10 licensed
practical nurses and 32 certified nursing assistants.
The Home is a nursing care facility, established in
1945. It has a bedding capacity of 84 and currently has
no vacancies. Johansen Manor, built in 1987, is an
independent living facility which has 24 apartment
units. The two facilities are adjoining.
There are several services that are provided to
residents of both facilities. These services include
transportation, congregate meals, social activities,
telephone reassurance, maintenance and housekeeping
in Good Shepherd and maintenance in Johansen
Manor, an outreach program, information and referral
and child day-care center licensed for 100 children and
adult day services.
Good Shepherd Assisted Living facility contains both a
market rate "wing" of assisted living units constructed
in 1998 and a 20 unit HUD 202 Subsidized assisted
living "wing", which was completed in 2001. Both
"wings" share a commons entry area and dining facility.
Government/Public Safety facilities serve the citizens of
the Community of Blair and conduct the business of
government. Therefore, it is essential that the services
provided are centrally located and convenient to the
majority of the Community's citizens.
The Police Department for the City of Blair is located
at 1730 Lincoln Street. The Department rents space
from the Washington County Sheriff's office, which is at
the same location. There are 15 full-time sworn
officers, three part-time sworn officers, one full-time
animal control officer and two full-time secretaries.
Blair Comprehensive Plan Update - 2029
Chapter 5
5.8
FIRE PROTECTION
CIVIL DEFENSE
Equipment includes radios, scanners, radar, radio
communications with the State Patrol, and other
equipment common with city police departments.
Holding cells are provided by the Washington County
Sheriffs office. The Sheriffs office provides law
enforcement services within the Blair two-mile
planning jurisdiction
The Volunteer Fire Department of Blair has 68
volunteer fire fighters. The fire station is located at the
City offices at 16th and Lincoln Streets. The Fire
Department averages between 800 and 1,000 calls a
year, with an average response time of three minutes.
The Department's service area is 100 square miles of
both urban and rural territory. Several of the
volunteer fire fighters are cross-trained as certified
emergency medical technicians and members of the
volunteer rescue squad assist at all fire emergencies.
The fire insurance classification for Blair is "5" within
the City's corporate limits and "7" outside the corporate
limits.
The present Civil Defense is provided by the
Nebraska Civil Defense/Emergency Management
Program. Blair is in Region 5-6. The City employs one
full-time staff member. Civil defense works with local
fire and police departments in planning for public
safety. The planning for natural disaster and man-
made emergencies consists of:
1) Preparation
2) Response
3) Recovery
4) Mitigation
Future considerations for Blair Civil Defense
include the need for a full-time City Emergency
Management Planner. With major industry such
as Cargill, local ammonia storage and railroad
truck traffic transporting hazardous waste, a full-
time position would be a benefit for the safety of
the community.
Blair Comprehensive Plan Update - 2029
Chapter 5
5.9
CITY OFFICES
The Blair City Office is located at 218 16th Street.
The facility houses the City Administrator, Clerk,
Building Inspector, Director of Public Works and staff.
The building is utilized for pertinent government
committee meetings and occasional public use. The
building was remodeled in 1994 and meets all ADA
requirements.
Any future considerations for the City Office Building
will depend on demand created by future population
growth.
POST OFFICE
The U.S. Post Office of Blair is located at 201 16th
Street. The Post Office provides postal boxes, house-to-
house delivery and rural routes delivery. The Post
Office employs over 20 people. The Community Survey
indicated that the Post Office was a top ranking
service. There are no future considerations for
the Post Office during the planning period.
Blair Comprehensive Plan Update - 2029
Chapter 5
5.10
INFRASTRUCTURE
WATER SYSTEM
The Blair Water Treatment Plant was designed in
1978, constructed in 1979 and placed in operation in
1980. Plant upgrades were completed in 1995 and
1996. The Plant draws water from the Missouri River
through an intake structure located on the bank of the
River. The intake structure and Plant are located
north of Highway 30 on the eastern edge of the City.
Flow is delivered to the conventional treatment plant
through a 1,000' long 20" pipeline from the intake
structure to the Plant.
The flow of water from the Plant is directed to the new
recarbonation basin, installed in 1996 for pH
adjustment, and then through to flash mix, coagulation,
and settling basins and finally to the filters and the
clearwell. Chlorine and fluorine are added to the
water. High-service pumps deliver the water to the
City and Cargill through a single transmission line,
which was constructed at the time the plant was built
and through a new 24" main that was completed in
1995.
The Plant is operated by a Plant Supervisor and four
certified operators and is in good operating condition.
Routine maintenance of the electronic equipment is
carried out by a maintenance contract.
The Plant is currently producing approximately 7.5
mgd during the summer months. This is the Plant's
maximum production capacity and additional capacity
will be needed to meet the expected growth in the City
and the expected increased demands by Cargill.
There are no significant problem areas in the existing
water system for the City of Blair. The City of Blair has
a continuing improvement program to upgrade
distribution pipes to a minimum 6" diameter. The City
of Blair replaces older water main piping when street
reconstruction projects are undertaken. When streets
are reconstructed, both the sewer and water mains are
investigated and replaced when necessary.
Blair Comprehensive Plan Update - 2029
Chapter 5
5.11
SANITARY SEWER SYSTEM The existing sanitary sewer system serves the majority
of the developed area within the existing corporate
limits of the City of Blair. The sanitary sewer system
in Blair is reported to be in relatively good condition.
The entire City of Blair is served by a gravity sanitary
sewer system, therefore, there are no lift stations. The
majority of sewer lines are 8" diameter pipes with
larger lines serving the lower reaches of the sewer
system. The City of Blair owns and maintains a
secondary wastewater treatment plant located adjacent
to the water main plant in eastern Blair.
SOLID WASTE DISPOSAL
ELECTRICAL SYSTEM
This secondary wastewater treatment plant includes
activated sludge treatment. The City recently
completed a new sludge stabilization project to bring
the City in compliance with new sludge regulations
promulgated by regulatory agencies. The existing
wastewater treatment is adequately sized to handle the
current City needs. The City should, however,
implement a program to plan for the eventual
expansion of the wastewater treatment plant to handle
anticipated future needs.
The City of Blair does not publicly provide for solid
waste collection. Solid waste collection within the City
is completely private. The City licenses solid waste
collection companies. Companies compete for
customers and privately bill and collect payment for
services. Blair does not grant an exclusive license for
solid waste collection. All solid waste collected in the
City of Blair is required to be disposed of at the
Douglas County Landfill.
Electric power for the City of Blair is provided by the
Omaha Public Power District (OPPD). The electric
distribution system is owned and operated by OPPD, as
well. OPPD continually monitors the system and
maintains, upgrades and expands the electrical system,
as necessary to provide adequate service to the
consumers of the City of Blair.
Blair Comprehensive Plan Update - 2029
Chapter 5
5.12
NATURAL GAS SYSTEM
TELEPHONE SYSTEM
CABLE TELEVISION
STORM DRAINAGE
People's Natural Gas Company provides the supply and
delivery of natural gas to the consumers of the City of
Blair through its gas transmission and distribution
pipeline facilities. People's Natural Gas Company
maintains and upgrades its system on a continual basis
to meet the demands of the consumers of Blair.
H untel Telephone Company is the local provider of
telephone services. H untel maintains and upgrades its
system on a continual basis to meet the demands of the
consumers of the City.
Cable television service within the City of Blair is
provided by Cable USA, Inc. dba Cable TV Company.
Cable USA, Inc. dba Cable TV, maintains and upgrades
its system on a continual basis, again, to meet the
demands of the consumers.
An overall plan for storm water management in the
City of Blair should be undertaken to investigate the
overall, existing drainage system and to determine the
impact of future development on downstream facilities.
The comprehensive drainage analysis should be used to
focus future major public investments in storm sewers
and drainageway improvements to alleviate flooding
within the corporate limits of Blair and alleviate
downstream impacts.
Blair Comprehensive Plan Update - 2029
Chapter 5
5.13
EXISTING
TRANSPORTATION
SYSTEM
STREETS AND HIGHWAYS
The following four primary highways serve the study
area:
u.s. 30 (East-West route)
U.S. 75 (North-South route)
State Highway N-133 (North-South route)
State Highway N-91 (East-West route)
These facilities provide access to the employment and
commercial areas in the Blair area and provide
connections to the interstate system and surrounding
communities.
In addition to U.S. and State Highways, the following
major north-south routes serve the Study Area of Blair:
. Industrial Park Drive
. 1 st Street
. 10th Street
. 13th Street
. 16th Street
. 18th Street
. 19th Street
. 21 st Street
. 23rd Street
. 25th Street
. 28th Street
. Wilbur Street
. Clark Street
. South Street
. Grant Street
. Lincoln Street
. Washington Street
. Front Street
. Nebraska Street
. Jackson Street
. Wright Street
. College Drive
. Adams Street
Blair Comprehensive Plan Update - 2029
Chapter 5
5.14
TRAFFIC VOLUMES
MAJOR BRIDGES
OTHER
TRANSPORTATION
SYSTEMS
AIR SERVICE
RAILROAD BICYCLE AND
PEDESTRIAN FACILITIES
Traffic counts were recorded at numerous locations
throughout the Blair Study Area. The existing average
daily traffic map is shown in IIllustration 5.2.
The Blair Study Area is bordered on the east by the
Missouri River. The two-lane Highway 30 Missouri
River Bridge provides connectivity between Nebraska
and Iowa. In the year 2002, the bridge carried 6,210
vehicles per day and 11.8 percent of the vehicles were
heavy commercial vehicles. Within the City of Blair,
there are major bridges on roadways crossing three
primary creeks. Cauble Creek is located in western
Blair, Fish Creek and South Creek are located in
eastern Blair.
The Blair Study Area is served by the Blair Municipal
Airport for air transportation services. The Blair
Municipal Airport is located on State Highway N-133,
approximately 6.5 miles south of Blair. The main
runway at the Blair Municipal Airport is 3,450' in
length by 50' wide with an asphalt surface. It is
scheduled to be improved in 2006 with a concrete
surface and will be 5,500' long by 100' wide. In
addition, a new 4,200 square yard apron will be built.
The Blair Study Area is served by one major railroad.
The Union Pacific Overland Route between Oakland,
California and Chicago, Illinois passes through Blair,
bisecting the Community in an east-west direction.
Blair is one of Union Pacific's major Missouri River
crossIngs.
Bicycle and pedestrian facilities throughout the Blair
Study Area consist of various systems of sidewalk and
trail facilities, supplemented by various sections of
paved shoulders on selected rural highways. The Blair
Trails Master Plan, prepared by RDG Crose Gardner
Shukert, provides a guide for the multi-use trails
program for the City.
Blair Comprehensive Plan Update - 2029
Chapter 5
5.15
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Blair Comprehensive Plan Update - 2029
Chapter 5
5.16
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PUBLIC
TRANSPORTATION
TRA VEL DEMAND
MODEL
TRA VEL DEMAND MODEL
SOFTWARE
Network Development ...
Travel Demand
Forecasting Model
Process ..............
Trip Generation . . . . . . . .
Trip Distribution , . , . , . ,
Mode Split ............
Blair is served by one rural public transportation
agency. The Eastern Nebraska Office on Aging
Transportation System (ENOA) provides a demand-
responsive system operating Monday through Friday,
between the hours of 8:00 a.m. and 4:00 p.m.
Development of a Long Range Transportation Plan
(LRTP) requires estimating future travel. Travel
demand forecasting models are used to do this. Models
are used to determine where future transportation
problems (as indicated by congested roads or unmet
transit demand) will occur. The model can test the
ability of the highway and transit system
improvements to address those problems.
Travel demand models for the base year 2000 and
future year 2030 were developed as part of the Blair
LRTP.
The model uses a four-step process to predict future
traffic. The four-steps are Trip Generation, Trip
Distribution, Mode Split and Trip Assignment and are
described below.
Trip generation is the process of determining the
number of trips produced by and attracted to each
Transportation Analysis Zone (TAZ). Transportation
Analysis Zones (TAZ's) were defined according to their
development density, homogeneity of land use, and
access to the major street network. Trips are estimated
as productions (trips related to household) and
attractions (trips related to employment).
Trip distribution is the process of identifying the
distribution of trips from each production zone to each
attraction zone.
Mode split is the process of allocating the person trips
computed in the trip generation phase to the available
modes of travel.
Blair Comprehensive Plan Update - 2029
Chapter 5
5,17
Trip Assignment .......
FUTURE
TRANSPORTATION
IMPROVEMENTS
SELECTED ALTERNATIVES
South Bypass . . . . . . . . . .
East Bypass . . . . . . . . . . .
]"1 / 3rd Street
Overpass .............
The purpose of the trip assignment process is to
allocate trips between the TAZ's to one or more paths
on the roadway network.
Once the Travel Demand Model was completed and a
new land use plan was developed, both elements were
combined to forecast year 2030 traffic volumes.
Two transportation improvements will be completed in
the next 25 years that have already been committed
through prior planning efforts and capital improvement
programs in the Blair Study Area. The improvements
are the widening of Highway 30, to a four-lane roadway
with a continuous two-way-left-turn lane from Highway
133 to Washington Street, and the widening of
Highway 133, to four lanes from outside the study area
to Highway 30.
After analysis and review, transportation alternatives
were selected to be carried forward in the LRTP. Each
of the selected alternatives is described.
This alternative involves the construction of a new
east-west route from the intersection of Hollow Road
and Highway 30 to Highway 75.
This alternative involves the construction of a new
north-south route from just south of the intersection of
County Road 100 and Highway 75, to just east of the
intersection of Industrial Park Drive and Highway 30.
This alternative involves the construction of an
overpass over the Union Pacific Railroad from the
intersection of 1st Street and Highway 30 to the
intersection of 3rd and Jackson Streets. In addition,
traffic leaving the Blair High School would be restricted
to right turn only.
Blair Comprehensive Plan Update - 2029
Chapter 5
5,18
Nebraska Highway 91
and 23rd Street
Intersection ...........
Skyline Drive
Extension . . . . . . . . . . . . .
Highway 133
VVidening .............
North Bypass . . . . . . . . . .
Nebraska Street
Extension . . . . . . . . . . . . .
U.S. 75 VVidening . . . . . . .
Far Bypass . . . . . . . . . . . .
This alternative involves reconstruction of the Highway
91 and 23rd Street intersection, to eliminate the skew
angle at the existing intersection.
This alternative involves extending Skyline Drive to
Hollow Road, were it would connect into County Road
31. This would provide a local street for the residential
community west of Highway 30; an alternate route to
access the area south of Blair without using Highway
30.
This alternative involves the widening of Highway 133
to four lanes from outside the Study Area to Highway
30.
This alternative involves the construction of a new east
- west route, from just east of the intersection of
Industrial Park Drive and Highway 30 to the
intersection of County Road 329 and Highway 30.
This alternative involves the construction of new
roadway along the south side of Dana College from
Highway 91 to Nebraska Street, just east of Couble
Creek.
This alternative involves the widening of Highway 75
to a four-lane section from the Fort Calhoun Plant, to
the four-lane section at the Blair City limits.
This alternative combines the South, East, and North
Bypass alternatives, except the south bypass continues
southwest from Highway 75 to the intersection of
County Road 26 and Highway 30 southwest of Blair.
The selected alternatives were identified to be included
into either the short-term plan (1 to 10 years), the long-
term plan (11 to 25 years), or beyond 25 years plan.
The various plans and cost estimates are depicted in
Table 5.1.
Blair Comprehensive Plan Update - 2029
Chapter 5
5,19
TABLE 5.1
ESTIMATED ROADS IMPROVEMENT COSTS
BLAIR, NEBRASKA
2004 - 2029
Short Term Plan (1 - 10 Years)
(In $1,OOO,OOO's)
Cost
Estimate
South Bypass
East Bypass
1 st / 3rd Street Overpass
Highway 91 and 23rd St. Intersection
Skyline Drive Extension
Highway 133 Widening*
Short Term Plan Subtotal
4.1
7.5
3.0
0.5
0.7
NA
15.8
Long Term Plan (11 - 25 Years)
North Bypass 8.6
Nebraska Avenue Extension 1.2
Highway 75 Widening* (West of P35) NA
Long Term Plan Subtotal 9.8
Beyond 25 Year Plan
Far Bypass
Beyond 25 Year Plan Subtotal
9.3**
9.3
*Project by others and not included in cost estimate
**Cost to build south far Bypass
Source: HWS Consulting Group, 2004
HWS Consulting Group developed traffic projections for
the street system within the metropolitan area using
the future land use plan and year 2030 committed
projects (two) with the selected alternatives included in
the short term and long term. Illustration 5.3 depicts
the year 2030 Forecasted Average Daily Traffic.
Blair Comprehensive Plan Update - 2029
Chapter 5
5,20
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Blair Comprehensive Plan Update - 2029
Chapter 5
5.21
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APPENDIX I
Blair Community Survey
HANNA:KEELAN ASSOCIATES, P.C.
Blair Community Survey
Executive Summary
The average length of time that the respondents to the survey have lived in Blair was 28 years,
while the number of persons in their household averaged 2.62 persons. Approximately 20
percent of the households responding to the survey had two persons 62+ years of age in the
residence, and 16 percent of the respondents had 1 person 62+ years of age residing in the house.
Lastly, the vast majority of the respondents to the survey, nearly 94 percent, owned their home.
Community growth and expansion is anticipated to be a reoccurring issue during the next 10
years, and even beyond to the next 25 years, with the City of Blair maintaining at least a 1.0
percent arumal population gain. The population today in Blair is estimated to be 8,233 people, in
10 years equaling 8,821 and as of 2028, approximately 10,548 persons.
Two of the primary questions asked in the survey was which direction should future housing
grow, and which direction should commercial and industrial development expand to. The
following is a break down by total community and each of the subareas.
. City-wide results indicated housing growth should be to the, I.) North, 2.)
To the Northwest/west, and 3.) To the west/southwest.
Region 1
Region 2
Region 3
Region 4
Region 5
Region 6
Region 7
Region 8
First Choice
North
North
North
North
North
Northwest
North
North
Second Choice
South
Northwest
South
West
Northwest
N/W INW
Northwest
Northwest
Third Choice
Southwest
Southwest
West
West
West
West
South
no clear direction
. City-wide results indicated commercial and industrial development should expand to
the, I.) East, 2.) Southeast, and 3.) South/Southeast.
Region 1
Region 2
Region 3
Region 4
Region 5
Region 6
Region 7
Region 8
First Choice
East
East
East
East
Southeast
East
East
no clear direction
Second Choice
Southeast
SE/SW
Southeast
East
South
Southeast
no clear direction
no clear direction
Third Choice
South
East/South
no clear direction
SE/SW
Northeast
SEINE
no clear direction
no clear direction
Respondents to the Survey overwhelmingly stated that public monies should be utilized for:
1.) [266] Public Services for the youth, elderly and a community center.
2.) [218] Infrastructure improvement, or development of streets, water, sewer, etc.
3.) [144] Retail and commercial development.
Results of the survey also indicate that these public monies should be generated from:
1.) Grants, 2.) Sales Tax, and 3.) User Fees.
More than half of the respondents to the survey (54.8 percent) believed that the community
should improve traffic safety in Downtown Blair. While, nearly an equal amount of respondents
thought that there is and is not sufficient parking in the Downtown, with 46.8 percent saying yes
and 48 percent stating no.
A majority, 212 persons (54.4 percent) of the respondents, felt that there is not a need for public
transportation, while at least 121 persons (31 percent) felt it should be considered.
A small majority, 198 (47 percent) to 172 (41 percent) of respondents believed that there is not a
need for improvements at railroad crossings. However, of the 198, nearly 62 percent said that
Blair needs an additional overpass, while 51 percent were not in favor of closing any railroad
crossmgs.
Services provided to the residents of Blair were for the most part thought to be good by the
respondents of the survey.
Top rated services include:
.. Fire/Rescue Protection (399)
.. Postal Service (367)
.. Ball Parks (367)
.. City Parks (365)
.. Police Protection (340), and
.. Library Facilities (338)
Lowest rated services inclued:
.. Public Transportation (152)
.. Shopping Facilities (146)
.. Sidewalks (84)
.. Employment Opportunities (82)
.. Snow Removal (75), and
.. Cable Television (73)
Additional Services that were thought to be needed in the City of Blair are:
Greatly Needed Services: Not Needed Services:
.. Highway 30/75 By-pass (261) .. Housing in the Downtown (228)
.. Sidewalk Improvements (138) .. City Funded Recycling Center (172)
.. Community Center (127) .. Apartment/Rental Housing (163)
.. Youth Activities (116) .. Public Transportation (159)
.. Hiking and Biking Trails (109), .. Hiking and Biking Trails (102), and
and .. Tie (92) (Services for Under /
.. Additional Sidewalks (105) Unemployed) (Community Center)
297 respondents (70 percent) knew that the City has information on City Cable Channel, 201
knew infonnation was on the City Website. 260, or 64.9 percent, believe the City should be
more aggressive in code enforcement. Lastly, 65 percent of the respondents felt the City should
be more aggressive in requiring property owners to install sidewalks where none exist and nearly
75 percent said city should require property owners to repair bad sidewalks.
2
BLAIR COMMUNITY SURVEY
NOVEMBER, 2003
Total Blair Population Surveyed
Please take a few minutes to complete the following Community Survey. The results of the Survey will
greatly assist the City in the update of its Comprehensive Plan. The results of the individual survevs will
be kept confidential. Thank you for your assistance with this important survey, Please return your
completed survey by December 12, 2003.
1. How long have you lived in the Blair Area?
28.11 years
2. Which area of Blair do you live? #
Entire Blair Community
(see map)
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3. Number of persons in your household? #
2.62 people
4. Number of persons 62+ years in your household? #
83 of 410 ( 20.2%) households reported 2 people 62+ years of age.
67 of 410 (16.3%) households reported 1 person 62+ years of age.
5. Do you 386 (93.7%)
own or 26 (6.3%)
rent your home? (Please check (I')
6. What direction should Blair's HOUSING grow in the future?
'>Jorth i outh East West Northwest Northeast Southwest Southeast No Opinion
First Choice 95 46 8 34 48 2 21 13 17
Second Choice 32 43 6 41 48 12 35 20 0
Third Choice 19 27 11 49 33 17 41 27 4
Check Mark 21 18 4 12 17 8 14 2 78
7. What direction should Blair's COMMERCIAL AND INDUSTRIAL development grow in the future?
North South East West Northwest Northeast Southwest Southeast No Opinion
First Choice 5 25 70 5 2 1 8 33 12
Second Choice 6 25 23 4 6 17 12 36 0
Third Choice 6 18 11 6 1 15 14 20 3
Check Mark 11 37 96 5 5 11 22 47 45
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d I
Bl
ow s ould public monies e uti ize or comm unity an economic eve opment in air?
30 Housing 144 Retail/Commercial Development I 56 Industrial Development
104 Recreation (parks, trails, 266 Public Services (youth, elderly, community center)
etc.
218 Infrastructure Improvement or Development (streets, water, sewer)
19 Other (specify) I
9. Which of the following public money sources do you support to assist in financing community and
economic development activities or improvements in Blair?
Sales Property User Grants Other
Tax Tax Fees
First 118 26 81 150 17
Choice
Second 76 35 84 90 16
Choice
Third 71 33 59 30 13
Choice
10. What activities in other communities would you like to see in Blair?
11. Is there a need for additional traffic safety improvements in Downtown?
227 Yes
(54.8%)
130 No
(31.4%)
57 No Opinion
(13.8%)
12. Is there sufficient parking Downtown?
195 (46.8%) Yes 200 (48.0%) No 22 (5.2%) No Opinion
13. Are you in favor of a highway bypass around the City?
334 (79,9%) Yes 61 (14.6%) No
23 (5.5%) No Opinion
14. Is there a need for improvements at Railroad Crossings?
172 (40.6%) Yes 198 (46.9%) No 52 (12.5%) No Opinion
14a. If yes, is there a need for additional under/overpass for the Railroad Tracks?
125 (61.6%) Yes 57 (28.1%) No 21 (10.3%) No Opinion
14b. Also, if yes, are you in favor of closing some existing Railroad Crossings?
51 (27.3%)Yes 95 (50.8%)No 41 (21.9%)No Opinion
15. Is there a need for public transportation in the City?
121 (31.0%) Yes 212 (54.4%) No
57 (14.6%) No Opinion