Redevelopment Area #1B AIR, NEBRASKA
REDEVELOPMENT AREA #1
REDEVELOPMENT PLAN
FEBRUARY, 2002
PREPARED FOR:
CITY OF BLAIR
PREPARED BY:
HANNA:KEELAN ASSOCIATES, P.C.
Community Planning & Research
Lincoln, Nebraska
www.hannakeelan.com
with assistance from
Kevin S. Siebert, Attorney at Law
Kirkham Michael, Engineers
TABLE OF CONTENTS
Table of Contents ................... ............................... i
RedevelopmentPlan ................ ............................... 1
ExecutiveSummary ................. ............................... 1
1. Future Land Use Patterns ......... ............................... 8
2. Future Zoning Districts .......... ............................... 10
3. Recommended Public Improvements ............................... 12
4. Unified Elements of the Redevelopment Area #1 ..................... 16
5. Redevelopment "Action Plan" ..... ............................... 20
LIST OF ILLUSTRATIONS
1. Location Map ................... ............................... 7
2. Future Land Use Map ............ ............................... 9
3. Future Zoning Map .............. ............................... 11
Redevelopment Plan
Redevelopment Area #1
i
REDEVELOPMENT PLAN
EXECUTIVE S UM3 ARY
Purpose of Plan/Conclusion
The purpose of this Redevelopment Plan is to serve as a guide for implementation of
redevelopment activities within Redevelopment Area #1. Redevelopment activities
associated with the Community Development Law, State Statutes, 18 -2101 through
18 -2154 should be utilized to promote the general welfare, the enhancement of the tax
base, the economic and social well being, the development of any public activities and
promotion of public events in the Area, along with any and all other purposes, as
outlined in the Community Development Law.
A Redevelopment Plan prepared for a Community Development Authority (CRA) must
contain the general planning elements required by Nebraska State Revised Statues,
Section 18 -2111 re -issue 1991 items (1) through (6). A description of these items are
as follows:
(1) The boundaries of the redevelopment project area with a
map showing the existing uses and condition of the real
property therein; (2) a land -use plan showing proposed uses
of the area; (3) information showing the standards of
population densities, land coverage and building intensities
in the area after redevelopment; (4) a statement of the
proposed changes, if any, in zoning ordinances or maps,
street layouts, street levels or grades, or building codes and
ordinances; (5) a site plan of the area; and (6) a statement
as to the kind and number of additional public facilities or
utilities which will be required to support the new land uses
in the area after redevelopment.
Furthermore, the CRA Redevelopment Plan must further address the items required
under Section 18 -2113, "Plan; considerations ", which the CRA must consider prior to
recommending a redevelopment plan to the Planning Commission and City Council for
adoption. These "considerations" are defined as follows:
"...whether the proposed land uses and building requirements in the
redevelopment project area are designed with the general purpose of
accomplishing, in conformance with the general plan, a coordinated,
adjusted and harmonious development of the City and its environs which
will, in accordance with present and future needs, promote health, safety,
morals, order, convenience, prosperity, and the general welfare, as well
as efficiency and economy in the process of development; including,
among other things, adequate provision for traffic, vehicular parking, the
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Redevelopment Area #1
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promotion of safety from fire, panic, and other dangers, adequate
provision for light and air, the promotion of the healthful and convenient
distribution of population, the provision of adequate transportation,
water, sewage, and other public utilities, schools, parks, recreational and
community facilities and other public requirements, the promotion of
sound design and arrangement, the wise and efficient expenditure of
public funds, and the prevention of the recurrence of insanitary or unsafe
dwelling accommodations, or conditions of blight."
Onnoliicinn
The Redevelopment Plan applies to Redevelopment Area #1 in Blair, Nebraska, which
consists of the blight and substandard determination area. Illustration i delineates
the Redevelopment Area. In essence, the area included in the Redevelopment Plan
equals an estimated 707 acres. The Downtown and portions of the Highway 30, 75
and 91 corridors, including adjacent residential areas within the City of Blair are
likewise included in the Redevelopment Area. The boundary description of the Area
is as follows:
The Redevelopment Area #1of the City of Blair, Nebraska, shall be described as
follows: Beginning at a point on the west boundary line of Twenty- Fourth Street at the
north /south mid point line of the east line of Block 18, Dexter's Addition; thence east
through the north /south center line of Blocks 15, 16 and 17, Dexter's Addition and
through the north /south center line of Larson Fourth Addition and the north /south
center line of Lot 2, Block 14, Neff s Second Addition to a point on the west line of
Twentieth Street; thence north along the west line of Twentieth Street to the northeast
corner of the intersection of Wright Street and Twentieth Street; thence east on the
north line of Wright Street and due east across Nineteenth Street to a point on the east
line of Nineteenth Street; thence south/southeast along the east line of Nineteenth
Street to the northwest corner of Block 19, Dexter's Second Addition; thence east on
the north line of said Block 19, Dexter's Second Addition, to the east /west mid point of
said north line of said Block; thence south to the center point of Block 19, Dexter's
Second Addition; thence east along the north/south center line of Block 19, Dexter's
Second Addition due east across Eighteenth Street to the northeast corner of Tax Lot
357; thence due north to a point on the west line of the Chicago Northwestern Railroad
right -of -way; thence due east across the Chicago Northwestern Railroad right -of -way;
east along the north line of Tax Lot 330 and due east across Seventeenth Street to the
northwest corner of Block 94, Fifth Addition to the City of Blair; thence south along the
west line of Block 94, to the north/south center line of said Block; thence east through
the center line of Blocks 94 and 93, Fifth Addition, and due east across Fourteenth
Street to a point on the east line of Fourteenth Street at the north/south center point
of the west line of Block 92, Fifth Addition; thence south to the northeast corner of the
intersection of Fourteenth Street and Park Street; thence east to the northwest corner
of the intersection of Thirteenth Street and Park Street; thence north to the
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Redevelopment Area #1
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north/south mid point on the east line of Block 92, Fifth Addition; thence due east
across Thirteenth Street and through the north/south center line of Blocks 91, 90 and
89, Fifth Addition; thence due east across Tenth Street to a point on the east line of
Tenth Street; thence south along the east line of Tenth Street to the northeast corner
of the intersection of Tenth Street and Iowa Street; thence east along the north line of
Iowa Street to the point where said north line intersects with the right -of -way of the
Chicago Northwestern Railroad; thence south/southeast to the southeast corner of the
intersection of Fourth Street and new U.S. Highway 30; thence south along the east
line of Fourth Street and due South across Grant Street to a point on the south line of
Grant Street; thence west along the south line of Grant Street to the northeast corner
of Tax Lot 199; thence south/southeast along the east lines of Tax Lot 199 and Tax Lot
198 to the east line of Tax Lot 198; thence south along the east line of Tax Lot 198 to
the southeast corner of Tax Lot 198; thence west along the south line of Tax Lot 198
to the intersection of the east line of the Chicago and Northwestern Railroad right -of-
way and the south line of Tax Lot 198; thence due north to a point on the south line of
Grant Street; thence west' along the south line of Grant Street to the southeast corner
of the intersection of Grant Street and Ninth Street; thence due south to a point on the
east line of the Chicago Northwestern Railroad right -of -way; thence south/southeast
along the east line of the Chicago Northwestern Railroad right -of -way to the
intersection of the Chicago Northwestern Railroad right -of -way and the southwest
corner of Tax Lot 198; thence due west across the Chicago Northwestern Railroad
right -of -way to a point on the west line of the Chicago Northwestern Railroad right -of-
way; thence south/southeast along the west line of Chicago Northwestern Railroad
right -of -way to the northeast corner of Tax Lot 175; thence west along the north line
of Tax Lot 175 to the northwest corner of Tax Lot 175; thence south along the west
lines of Tax Lot 175, Tax Lot 22, and Tax Lot 225, and due south across U.S. Highway
75 /Calhoun Boulevard to a point on the south line of U.S. Highway 75 /Calhoun
Boulevard; thence north/northwest along the west line of U.S. Highway 75 to the
southeast corner Block 111. Eighth Addition; thence west along the south lines of Block
111, Eight Addition, Horbach's Addition, due west across Sixteenth Street, west along
the south line of Hugley's Addition and Block 112, Eighth Addition, due west across
Seventeenth Street and along the south line of Beaty's Addition and Block 113, Ninth
Addition, to the southwest corner of Lot 113, Ninth Addition; thence north along the
west line of Block 113, Ninth Addition, to the southeast corner of Rhoade's Park,
thence due west along the south line of Rhoade's Park, due west across U.S. Highway
30 and west along the south line Davis Avenue to the southwest intersection of Davis
Avenue and Twenty -First Street; thence due north across Davis Avenue and north
along the east line Block 2, McMenemy's Second Addition to the northwest corner of
South Street and Twenty -First Street; thence north across South Street and continuing
north along the west line of Twenty -First Street (also the east. line of Block 2, T.M.
Carter's Addition), to the northeast corner of Block 2 of T.M. Carter's Addition, thence
west along the north line of said Block 2 to its intersection with the extended west line
of Twenty -First Street, thence due north across Colfax Street and continuing north
along the west line of Twenty -First Street one block north to Grant Street, thence due
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Redevelopment Area #1
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north across Grant Street to a point on the south line of Block 101, Original Town,
thence east along the south line of Block 101, Original Town, to the northwest corner
of the intersection of Twenty -First Street and Grant Street; thence north along the
west line of Twenty -First Street to the southwest corner of the intersection of
Washington Street and Twenty -First Street; thence west along the south line of
Washington Street to the southwest corner of the intersection of Washington Street
and Fontanelle Boulevard; thence north/northwest along the west line of Fontanelle
Boulevard to a point on the west line of Fontanelle Boulevard which is due south of the
east line of Tax Lot 247; thence due north across Fontanelle Boulevard and along the
east line of Tax Lot 247 and across the Chicago Northwestern Railroad right -of -way to
a point on the north line of the Chicago Northwestern Railroad right -of -way; thence
east along the north line of the Chicago Northwestern Railroad right -of -way to the
southeast corner of Lot 2, Block 6, Dexter's Addition; thence north along the east line
of said Block 2, Lot 6, to the southwest corner of the intersection of Twenty- Fourth
Street and Nebraska Street; thence north along the west line of Twenty- Fourth Street
to the point of the beginning.
The redevelopment planning process for the Redevelopment Area #1 has resulted in
a comprehensive listing of planning and implementation recommendations. As
previously discussed in the Blight and Substandard Determination Study, there are
many existing land uses and structural and substandard conditions which are
nonconforming in nature, detrimental to the health, safety and general welfare of the
community and generally obsolete in respect to the development and living
environment norms of today's Nebraska communities and the City of Blair. To
eliminate these conditions and enhance private development activities within the
Redevelopment Area, the City of Blair will need to consider the following general
planning and redevelopment actions:
* Encourage removal of substantially dilapidated and
substandard structures within the Redevelopment Area;
* Removal of excessive debris;
* Rehabilitation of residential, commercial and industrial
properties;
* Improve public infrastructure to better service portions of
the Area that have age and/or condition problems;
* Encourage relocation of incompatible, socially undesirable
land uses;
Redevelopment Plan
Redevelopment Area #1
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* Continue the process of improving the overall efficiency of
vehicular circulation within the Redevelopment Area, as
identified in the Comprehensive Plan Update 2006;
* Continue to improve traffic control measures along
Washington Street (Highway 30/75) to further protect
pedestrian and vehicular safety, while enhancing the
environs of Downtown. Refer to the Proposed Bypass
Alignments, March 2001 Blair Bypass Study - Phase II for
additional information;
* Establish a facade improvement program in the Downtown
with highest priority given to buildings with historic
significance;
* Attain status as an Associate member of the Nebraska Lied
Main Street Program, and eventually become a Main Street
Community to expand access to technical assistance, as well
as state and federal funding for historic preservation and
adaptive reuse. efforts in the Downtown;
* Emphasize landscaping and partial screening of parking
areas within and adjacent the Downtown;
* Identify appropriate areas for development of additional
public parking areas in proximity to the Downtown,
utilizing vacant property and property containing
deteriorated structures;
* Promote the development of housing and additional office
space in upper floors of buildings within the Downtown.
Target adjacent buildings for the potential of shared
elevator and public use corridors;
* Continue to develop and improve safe pedestrian routes to
access the Downtown from adjacent residential
neighborhoods to the north, south and west;
* Develop a plan for screening and/or buffering of industrial
areas from residential and public land uses; and
* Develop more planned open spaces for public use and
enjoyment.
Redevelopment Plan
Redevelopment Area #1
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Implementation
Both a time -line and budget should be developed for the implementation of the
Redevelopment Plan. Each of these processes should be designed in conformance with
the resources and time available to the City. A reasonable time -line to complete the
redevelopment activities identified in the Plan would be 7 to 10 years.
Various funding sources exist for the preparation and implementation of a capital
improvement budget designed to meet the funding needs of proposed redevelopment
activities. These include city and federal funds commonly utilized to finance street
improvement funds, ie. Community Development Block Grants, special assessments,
general obligation bonds and tax increment financing (TIF). The use of TIF for
redevelopment projects in the Redevelopment Area is deemed to be an essential and
integral element of the Redevelopment Area and use of TIF in connection with such
projects is contemplated by the Plan and such designation and use of TIF will not
constitute a substantial modification to the Plan. The City agrees, when approving the
Plan, to the utilization of TIF by the Blair Community Redevelopment Authority for
redevelopment projects and agrees to pledge the taxes generated in redevelopment
projects for such purposes in accordance with the Act.
Any redevelopment program receiving TIF is subject to a cost benefit analysis. TIF,
as a source of public financing, ultimately impacts taxing authorities in the City of
Blair and Lincoln County. Proposed redevelopment projects using TIF must meet the
cost benefit analysis and the "But for" test. Accordingly, "But for TIF" a redevelopment
project could not be fully executed and constructed in the community.
Redevelopment Plan
Redevelopment Area #1
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1. Future Land Use Patterns
The existing land use patterns within the Redevelopment Area #1 were
described in detail and depicted in Illustration 3 of the Blight and Substandard
Determination Study. In general, the Redevelopment Area #1 consists of several
land use types. The primary land uses are commercial, industrial, residential,
vacant and public. The field survey revealed incompatible land uses in the
estimated 707 acre Area, primarily from commercial and industrial uses against
residential uses and areas.
Illustration 2, the Future Land Use Plan, represents an effort to encourage
land uses that stimulate future growth opportunities in the Redevelopment
Area, while creating compatible land uses resulting in the efficient use of the
physical features of the landscape. The recommended future land use
classifications are generally in conformance with "The Blair Comprehensive
Plan 2006."
Commercial land uses are planned to remain in their current locations
throughout the Downtown and along the primary transportation corridors,
Washington and south Nineteenth Streets (Highway 30), Thirteenth and north
Nineteenth Streets (Highway 75). Limited commercial uses, including
commercial offices and professional offices, are encouraged along with a variety
of residential uses in areas south and west of Downtown. These "transitional"
areas are encouraged to lessen the impacts of Downtown Blair and major
arterial upon adjacent residential streets neighborhoods.
Industrial uses are primarily proposed to be located in their current locations,
adjacent the Union Pacific Railroad corridor. Areas generally from Eighteenth
Street east to the eastern boundary of the Redevelopment Area, north of the
railway corridor to approximately State Street are included in this corridor.
Additionally, areas in the southeast portion of the Redevelopment Area along
Grant Street and a small area between Lincoln and Grant Streets between
Tenth and Twelfth Streets are also identified as industrial land uses.
Multifamily residential uses are identified in areas south of Downtown
generally between Nineteenth and Fourteenth Streets and between Twelfth and
Tenth Streets. Multifamily uses are also planned north of the Union Pacific
railway corridor generally between Sixteenth and Nineteenth Street and
between Twenty -Third and Twenty- Fourth Streets. An area of mobile home
residential is identified along the eastern side of Tenth Street, from Grant Street
south to nearly Butler Street. Single family residential uses are planned in
the three remaining areas of the Redevelopment Area, in the northeast, the
extreme southeast and western portions of the Area.
Redevelopment Plan
Redevelopment Area #1
8
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The land area located within the Downtown commercial area, between
Washington and Grant Streets contains a mixture of land uses and a variety of
building types. It is recommended that substantially deteriorated structures in
this described region and throughout the entire Redevelopment Area, those too
deteriorated to rehabilitate, be replaced with new commercial or residential uses
in conformance with the Future Land Use Plan.
2. Future Zoning Districts
The recommended future zoning districts map for the Redevelopment Area #1
is identified in Illustration 3. Areas are depicted to be in conformance with the
2006 Comprehensive Plan Update and specifically with the proposed Future
Land Use Plan, Illustration 2, of this document.
The portion of the Redevelopment Area within the Downtown and adjacent
residential and commercial uses south to Grant Street are recommended to be
reclassified with separate commercial zoning districts. The commercial Central
Business District (CCB) currently extends beyond Ninth Street, see the Existing
Official Zoning Map, Illustration 4, within the Blight and Substandard
Determination Study. It is the recommendation of this Redevelopment Plan to
scale back the eastern CCB District boundary line to Fifteenth Street and
reclassify the area east of Fifteenth Street as Agricultural/Highway Commercial
District (A/CH). The commercial uses east of Fifteenth Street have sufficient
front yard depths to meet the yard requirements of the A/CH District and are
better. associated with the commercial uses contained in this highway
commercial district.
A four block area bound by Lincoln and Grant Streets, from Eighteenth to
Fourteenth Streets is currently zoned Multi- family Residential High Density
District (RMH). This area contains a variety of land use types including
public /quasi - public, commercial, multifamily, single family and vacant uses. An
additional two block area between Lincoln and Grant Street, from Fourteenth
to Twelfth Street is currently zone as a CCB District (see Illustration 4) within
the Blight and Substandard Determination Study, and contains commercial and
single family land uses. These two areas are both advised to be reclassified as
Limited Commercial (CL) in order to better represent the existing uses.
Redevelopment Plan
Redevelopment Area #1
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3. Recommended Public Improvements
The primary purpose for a Redevelopment Plan, accompanied with the
preceding Blight and Substandard Determination Study, is to allow for the use
of public financing in a specific area. This public financing is planned and
implemented to serve as a "first step" for public improvements and encourage
private development within the Redevelopment Area. The most common form
of public improvements occur with infrastructure, specifically streets, water,
sanitary sewer and storm sewer systems, sidewalks, open space and recreational
uses.
The major infrastructure concerns in the Redevelopment Area are street
improvements, sidewalks, and the need for improvements to underground
water, storm water, and sanitary sewer systems.
The Redevelopment Area generally has a good grid system of streets providing
adequate circulation patterns. However, in order to provide enhanced traffic
circulation in the northerly portion of the Redevelopment Area, the widening of
Nebraska Street should be considered. The estimated cost of this work is
between $1,500,000 and $2,000,000, depending on the extent of the work. There
are no other specific street improvement projects planned for the immediate
future by the City.
Streets throughout the Redevelopment Area are generally in good condition with
a continued need for replacement, overlay, or relaying of the existing brick
streets within the area. Approximately 10 percent of the streets are rated in
poor and fair condition.
An estimated 75 percent of the lots in the Redevelopment Area have sidewalks,
however nearly 23 percent of the existing sidewalks are rated in poor and fair
condition and are in need of replacement. As these streets and sidewalks
continue to age, the potential of further deterioration and the potential for
repairs and/or replacement will become increasingly necessary. A planned
program of sidewalk improvement should be established in the Area which
coordinates improvements with the One- and Six Year Road Plan and the
Capital Improvement Program of the City. This process would allow
Community Development Block Grants and tax increment financing to be used
to finance public improvements. This would need to be a target. area of 100
homes or more to qualify for CDBG funds.
Redevelopment Plan
Redevelopment Area #1
12
Aging water, storm sewer, and sanitary sewer systems in the Redevelopment
Area are and will continue to present maintenance and repair problems. As
identified in the Blight and Substandard Determination Study, underground
infrastructure is approximately 50 to 100 years of age. The City should identify
areas of greatest priority and budget for selective reconstruction projects.
Community Development Block Grants are one example of State and Federal
funding programs that become economically viable in designated blight and
substandard areas. The pooling of tax increment financing with other local
private and public monies with sources of State and Federal programs can
reduce the costs associated with expensive infrastructure repairs and or
replacement.
Streets
The non -brick streets are generally in good to excellent condition. The existing
brick streets need to have work performed in order to provide continued service
in the area. There are generally three options to address the issues related to
the brick streets.
The first option is placement of a 2 -inch thickness asphalt overlay on the
existing brick surface. The life expectancy of such a surface may range up to five
years, depending on the condition of the brick and subgrade. The cost is
approximately $10 per square yard.
The second option is the removal of the existing brick and the inlay of either
asphalt or concrete. Life expectancy of this option is estimated to range from 15
to 20 years, depending on the condition of the subgrade material. The cost of this
option ranges from $20 per square yard for asphalt to $30 per square yard for
concrete.
The third option is the removal and resetting of the brick. This method is very
labor intensive and will require ongoing maintenance to the brick surface
throughout its life expectancy. The cost of this option can range up to $65 per
square yard of brick surface.
Assuming that nearly two miles of streets are in need of repair or replacement
within the Redevelopment Area, then estimated construction costs could range
from $350,000 for an asphalt overlay of these streets to $1,100,000 for concrete
inlay streets to $2,000,000 for a combination of concrete inlay and brick removal
and resetting. Construction costs could be even higher if the street subgrades
are found to be in need of repair as well. Other considerations that would affect
the cost estimates would include the amount of curb and gutter requiring
replacement and storm drainage improvements that might be incorporated into
the project. Federal STP funds could be utilized for this work.
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Redevelopment Area #1
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A detailed Street Condition Evaluation for the Redevelopment Area and City
might be considered to prioritize the improvements.
Sidewalks
Sidewalk construction may include the construction of ramped curb cuts to
provide enhanced accessibility to the area. Sidewalk construction costs are
approximately $10 per linear foot with ramped curb cuts costing approximately
$1,250 each. If a program is established to provide sidewalks in areas that
currently do not have sidewalks and to replace existing deteriorated sidewalks,
the construction costs could range up to $1,100,000. Construction of ramped
curb cuts will require even more expenditures.
Water
In addition to the issues related to the 50 to 100 year old water system, it is
estimated that nearly 30 percent of the water system in the Redevelopment
Area consists of pipe that is less than 6 -inch in diameter. While water supply
to the area is sufficient from the recently completed upgrades to the feeder
system, the smaller mains restrict the flow in the area. This reduces the fire
flows available from the fire hydrants and affects insurance rates to the
property owners. Water quality issues can also arise due to the smaller mains,
restricted circulation, and the lack of cement mortar lining in pre -1950 vintage
mains in the system.
The City is working to complete the inventory of the water system in conjunction
with the continued development of the GIS system. Once the system inventory
has been completed the City should establish a water main replacement
program to continue the upgrade of the system.
The cost associated with the replacement of water mains can range from $25 to
$35 per linear foot. Fire hydrant costs are approximately $2,500 each and water
valves cost approximately $750 each, depending on size. The minimum size of
replacement water mains should be 6 -inch diameter for residential areas and
8 -inch diameter for commercial areas. If 30 percent of the water system is
deficient in size within the Redevelopment Area, then costs of upgrading the
system could range from $800,000 to $1,200,000. These costs do not include
additional costs for replacement of the remaining 70 percent of the system which
will continue to deteriorate in the future.
No specific water main upgrade projects have been identified by the City. A
Water Distribution System Master Plan update could help prioritize the needed
improvements.
Redevelopment Plan
Redevelopment Area #1
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Sanitary Sewer System
The sanitary sewer system in the Redevelopment Area is generally in good
condition. The recent construction of sanitary relief sewers has positively
impacted the capacity of the remaining system to accommodate the sanitary
flows. An Infiltration/Inflow (I /I) Study should be undertaken to determine if
there are areas of the system subject to excessive inflow or infiltration and to
identify areas where the structural integrity of the pipe is in question. This
could include the use of TV cameras to identify problem areas. The results of the
I/I Study could lead to the replacement of sections of the sanitary system to
address specific concerns. A Collection System Master Plan update could help
prioritize needed improvements.
Sanitary sewer costs to replace existing system facilities can range from $50 to
$60 per linear foot, depending on the size and depth of the sanitary sewer.
Storm Sewer System
Most of the storm sewer system in the Redevelopment Area is substandard. The
City has attempted to address areas of immediate storm sewer concerns in
conjunction with the construction of other street improvement projects. An
example is with the widening of 10 Street north of Highway 30 to Nebraska
Street, where a storm sewer system is being installed to address the storm
drainage concerns in this area in conjunction with the street widening.
The cost of storm sewer is dependent up on the size of the storm sewer pipe and
on the number of inlets required.
No specific storm drainage construction projects have been identified by the City
within the Redevelopment Area. A detailed Storm Sewer Master Plan for the
City could help identify the needed improvements and prioritize the
implementation of the construction.
Redevelopment Plan
Redevelopment Area #1
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4. Unified Elements of the Redevelopment Area #1
The Blight and Substandard Determination Study for the Redevelopment Area
#1 analyzed the current conditions of the Downtown —its built environment,
infrastructure and the overall condition of the Area. In general, the
requirements of the Nebraska Community Development Law, which enables the
use of tax increment financing, requires redevelopment plans to include a
Future Land use Plan, Future Zoning Plan and a plan for public improvements.
A syntheses of key issues and visions for the Downtown provided direction for
the following unified elements of redevelopment efforts.
Incentives for improvements to buildings are imperative to assist property
owners to rehabilitate buildings and attract additional b asinesses to the
Downtown area. Although there are very few vacant storefronts, under utilized
second stories above street level are the result of deteriorating and functionally
obsolescent buildings. However, many of these same buildings maintain their
historic significance and are architecturally distinctive.
All components that define the image and character of Downtown Blair should
be addressed by a "program" for design improvement efforts. The following
elements are representative of the priority redevelopment activities associated
with the Redevelopment Area #1.
Historic Preservation Tax Credits could be combined with tax increment
financing incentives 'to further encourage facade improvements,
rehabilitation of commercial buildings and to secure the future of the
Downtown.
Improvements to public infrastructure can be extended beyond streets,
sidewalks and underground infrastructure. Lighting, benches, planters,
landscaping, and signage are potential public improvement projects in the
Downtown and throughout entire Redevelopment Area.
Upper levels of downtown commercial buildings are generally under
utilized, used for storage, or are vacant. Future redevelopment efforts
need to provide incentives for the adaptive reuse of upper floors of
commercial buildings. Public access from the ground level could provide
elevator access to public corridors in upper levels of adjacent buildings.
Downtown parking areas include on- street spaces, and public and private
parking lots. The need for additional parking areas has been a re-
occurring issue during the creation of this Redevelopment Plan. Areas
with deteriorated structures and vacant parcels should be considered for
future parking facilities.
Redevelopment Plan
Redevelopment Area #1
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• Public improvements along the Thirteenth and Nineteenth Streets
corridors are recommended to address landscaping, lighting, street tree
planting and partial screening of parking lots to further enhance this
transportation corridor.
Conclusions
A design improvement program should call attention to the Redevelopment Area
#1 in the City of Blair, with emphasis upon the unique architectural and historic
commercial characteristics of the Downtown. The role of the Downtown as the
center of commerce and entertainment will foster an appreciation for its image,
character and uniqueness in Blair and western Nebraska
A successful Redevelopment Plan for the Downtown should guide redevelopment
and development opportunities, while basing the viability of the Downtown on
its historic foundation. New construction should not imitate historic styles or
characteristics, but rather be compatible by similar materials, colors, heights
and window, door and storefront designs.
The Community Redevelopment Authority (CRA) and the City of Blair should
seek funding sources to create a revolving loan and/or grant program for the
rehabilitation and improvement of buildings and public uses in the
Redevelopment Area. The rehabilitation of buildings would prolong the life of
structures and enhance the visual appearance of the community. To prevent
further decay, the Consultant recommends investment in all infrastructure
systems to secure the entire Redevelopment Area. Prior to the transportation
network improvements, the City and the CRA should develop a plan in
conjunction with the City's Capital Improvement Plan and the One- and Six
Year Street Plan to accommodate efficient infrastructure development and
improvements
The following identifies estimated costs for the improvement of various
infrastructure features in the Redevelopment Area #1.
Normal Street Replacement
Costs are dependent on street width and thickness of pavement or overlay.
Concrete paving of 6" thick with integral curbs costs an estimated $45 per
square yard. Asphalt overlay has a cost of $3 per square yard, per inch of
thickness of asphalt overlay.
The cost to construct a 6" thick, 30' wide concrete street is $150 per linear foot
The cost to construct a 6" thick, 60' wide concrete street is $300 per linear foot
The cost to construct a 2" thick, 30' wide asphalt overlay is $20 per linear foot
The cost to construct a 2" thick, 60' wide asphalt overlay is $40 per linear foot
Redevelopment Plan
Redevelopment Area #1
17
Ramped Curb Cuts
$1,250 each
Sanitary Sewer
$50 to $60 per linear foot
Water Valves
$750 each
Fire Hydrants
$2,500 each
Overlav of Parking Lots
Asphalt overlay costs $3 per square yard per inch of thickness of asphalt
overlay. Therefore the cost of a 2" overlay of a 150 x 150 foot parking lot is
$15
Paved Alleys
The cost for paved alleys is dependent on alley width and pavement thickness.
A 6" thick concrete alley would cost $45 per square yard.
The cost of a 6" thick, 16 foot wide concrete alley is $80 per linear foot.
The cost of a 6" thick, 20 foot wide concrete alley is $100 per linear foot.
Storm Sewers
The cost of Storm Sewers is dependent upon the size of the storm sewer pipe and
on the number of inlets required. A breakdown of approximate unit prices is as
follows:
15" RCP costs $25 per linear foot
18" RCP costs $30 per linear foot
24" RCP costs $35 per linear foot
30" RCP costs $45 per linear foot
36" RCP costs $55 per linear foot
42" RCP costs $65 per linear foot
48" RCP costs $75 per linear foot
Inlets cost $2,500 each
Therefore, assuming 470 linear feet of 30" storm sewer and four inlets per
block, a block of storm sewer would cost $31,150.
(All above costs include Engineering fees)
Cost estimates provided by Kirkham Michael Consulting Engineers
Redevelopment Plan
Redevelopment Area #1
18
This Redevelopment Plan addresses numerous community and economic development
activities for the Redevelopment Area #1 in Blair, Nebraska. The 'major components of this
Redevelopment Plan will be accomplished as individual projects, however, a comprehensive
redevelopment effort is recommended. Just as the redevelopment efforts should be tied
together, so should the funding sources to ensure a complete project. The use of state and
federal monies, local equity and tax incentives coupled with private funding sources, can be
combined for a realistic and feasible funding package. The following provides a summary
listing of the types of funding to assist in implementing this Redevelopment Plan. Each
selected redevelopment project should be accompanied with a detailed budget of both sources
and uses of various funds.
Building Improvement District
Tax Increment Financing
LB 840 or LB 1240
Historic Preservation Tax Credits
Low Income Housing Tax Credits
Sales Tax
Community Development Block Grants (Including any unused Re -Use Funds)
Local Lender Financing
Owner Equity
Small Business Association -Micro Loans
Community Assistance Act
Donations and Contributions
Transportation Enhancement Act
Private Foundations
American Express Foundation
Kellogg Corporate Giving Program
Marietta Philanthropic Trust
Monroe Auto Equipment Company Foundation
Norwest Foundation
Piper, Jaffray & Hopwood Corporate Giving
Target Stores Corporate Giving
Pitney Bowes Corporate Contributions
Union Pacific Foundation
US West Foundation
Woods Charitable Fund, Inc.
Abel Foundation
ConAgra Charitable Fund, Inc.
Frank M. and Alice M. Farr Trust
Hazel R. Keene Trust
IBP Foundation, Inc.
Mid - Nebraska Community Foundations, Inc.
Northwestern Bell Foundation
Omaha World- Herald Foundation
Peter Kiewit and Sons Inc. Foundation
Thomas D. Buckley Trust
Valmont Foundation
Quivey -Bay State Foundation
Redevelopment Plan
Redevelopment Area #1
19
5. Redevelopment "Action Plan"
HISTORIC
PRESERVATION ACTIONS TO BE IMPLEMENTED SCHEDULE PARTICIPANTS
Facade Improvement Establish program which combines the resources of 2002 CRA, Property
Program the local architectural and design services with the Owners and local
funding potential of Tax Increment Financing. lenders
Schematic designs supportive of architectural
elements of individual buildings
List Downtown on
Preservation Tax Credits is vital to providing
2003
Blair Chamber of
the National Register incentives to property owners to preserve,
Commerce, CRA
of Historic Places
rehabilitate or adaptively reuse buildings in
and the State
Downtown Blair. Historic Preservation Tax Credits
Historic
used in combination with Tax Increment Financing
Preservation Office
will better enable redevelopment of Downtown
buildings.
Historic
Consider the use of multiple property or historic
2002-2004
Property Owners,
Neighborhoods
district nominations of residential areas to the
CRA, City of Blair,
National Register of Historic Places. Access to
NE Dept. of
historic preservation tax credits, combined with tax
Economic Dev.,
increment financing and potentially Community
and the State
Development Block Grants for housing rehabilitation
Historic
could pool local, state and federal monies to improve
Preservation Office
neighborhood conditions
Historic Theme
Create an historic theme, or identity, by which
2002-2003
Chamber of
Downtown Blair is identified. Correlations between
Commerce
signage, marketing and advertising should all be tied
together to promote the Downtown.
BUSINESS
DEVELOPMENT
Market the potential of Downtown Blair to recruit
2002-2012
Chamber of
New Businesses
new and vibrant businesses and speciality shops to
Commerce,
occupy vacant storefronts and, or, buildings.
Washington
Although service and professional businesses are
County Economic
appropriate, retail and restaurant uses are vital in
Development and
establishing the Downtown as a destination for Blair
the City of Blair
and northeast Nebraska residents
Upper Level
Under utilized upper levels of commercial buildings
2002-2008
Property Owners,
Development
should be considered for a variety of different uses.
CRA and Chamber
Service and Professional commercial uses not reliant
of Commerce
upon street level accessibility would be ideally suited
for upper level occupancy. Multiple buildings could
be serviced with public access corridors which share
centralized elevator cores.
Incubator Business
Work with current property owners or acquire a
2002-2005
Property Owners,
Building
building for this purpose. Retail space would be
Chamber of
leased at a reduced cost to start -up or growing
Commerce
businesses, which once firmly established, would
relocate to other buildings in the Downtown.
Highway
Limit highway commercial uses to the Washington
2002
Planning
Commercial Uses
Street (Highway 30) corridor east of Fifteenth Street.
Commission, City
This would further secure the viability of the
Council and
Downtown as a late nineteenth century historic
Property Owners
commercial center.
Redevelopment Plan
Redevelopment Area #1
20
BUSINESS
DEVELOPMENT ACTIONS TO BE IMPLEMENTED SCHEDULE PARTICIPANTS
Cooperative Businesses in the Downtown should establish 2002-2003 Business Owners,
Marketing uniform business hours and jointly advertise sales, Chamber of
special events and promotion. Emphasize the Commerce
diversity of Downtown Blair by including service and
professional businesses along with the promotional
efforts of the retail establishments
Commercial Uses as Promote the development of limited commercial uses 2002 - 2012 City of Blair, CRA,
Buffers
along Nineteenth and Thirteenth Streets, and to a
Property Owners,
more limited extent, between Lincoln and Grant
and Neighborhood
Streets from Eighteenth to Fourteenth Streets.
Associations
Professional offices limited to one story in height
would serve to lessen the negative impacts of
Downtown and major arterial streets from adjacent
residential neighborhoods.
Limited Industrial
Limit the development of future industrial uses to
2002-2012
Planning
Uses
those which are "light" industrial. Locations of light
Commission, City
industrial uses should be limited to the north side of
Council and
the Union Pacific Railroad corridor, generally south
Property Owners
of State Street. The extreme eastern portion of the
Redevelopment Area, south of the railway corridor, is
also proposed as light industrial development areas.
Railway Corridor
Promote the use of additional screenage and
2002-2006
Property Owners,
Industrial Uses
landscaping mechanisms to lessen the negative
CRA, City of Blair
impacts of outside storage areas upon adjacent
commercial and residential areas.
HOUSING
OPPORTUNITIES
New housing
Multifamily residential uses are encouraged to be
2002-2012
Planning
Construction
implemented south of the Downtown and in selected
and beyond
Commission, City
areas north of the railway corridor. Substantially
Council and
deteriorated single family dwellings should be
Property Owners
considered for replacement with multifamily
residential uses.
Housing
Access to cost effective methods for moderate and, or
2002 - 2012
Property Owners,
Rehabilitation and
substantial rehabilitation of single family dwellings
and beyond
City Council, CRA
Demolition
should be provided to residences in the
and NE
Redevelopment Area. However, substantially
Department of
deteriorated dwellings, not cost effective to rehab,
Economic
should be targeted for replacement. The combination
Development
of Tax increment Financing, CDBG funding„ private
equity and local lending institutions should be
combined to effective provide incentives for property
owners to rehabilitate their dwellings.
Housing
Locations currently identified vacant property, or
2002-2012
CRA, Planning
development
properties where existing buildings are determined
and beyond
Commission, City
opportunities
"not cost effective for rehabilitation ", should be
Council and
replaced with appropriate single and multiple family
Property Owners
residential uses in accordance with the Future Land
Use Plan.
Redevelopment Plan
Redevelopment Area #1
21
PUBLIC
IMPROVEMENTS ACTIONS TO BE IMPLEMENTED SCHEDULE PARTICIPANTS
Sidewalk Expand upon the Downtown sidewalk improvements 2002-2010 Property Owners,
Repair /replacement by making connections to adjacent residential City Council, CRA
neighborhoods. Priority should be place upon major
arterial and collector streets. A sidewalk
improvement program should be implemented in
phases throughout the entire Redevelopment Area.
Street Condition
Conduct a Street Condition Evaluation of all streets
2002-2004 City of Blair
within the Redevelopment Area, and potentially the
City of Blair as a whole. A completed study of this
nature would allow the City to coordinate street
improvements with the Capital Improvements Plan
and the One and Six Year Roads Plan.
Trails and Safe
Develop trails along abandoned Chicago &
2003-2007 Planning
Pedestrian Routes
Northwestern Railroad corridor, designated street
Commission, City
routes and separated on road routes in conformance
Council, CRA and
with the Blair Trails Plan. Connections between the
the City and State
Redevelopment Area, the City as a whole and regional
Wide Trails Plans
trail systems will enhance recreation and economic
development potentials
Nebraska Street
Traffic circulation improvements in the northerly
2005-2006 CRA, City of Blair
portion of the Redevelopment Area should be enhanced
by the widening of Nebraska Street. Sidewalk
improvements should be coordinated with the Street
improvements
Brick Streets
Streets in general throughout the Redevelopment Area
2003 - 2006 City of Blair,
are in good condition. However, brick surface streets
CRA, Property
are in need of improvements. Asphalt overlay,
Owners
concrete paving or resetting the brick streets are
options available the community.
Highway 30 Bypass
Continue to seek out all methods to further the
2002-2008 City Council,
development of an Highway 30/75 Bypass around the
Planning
community. Heavy truck traffic and highway
Commission, City
travelers could be diverted from Downtown, relieving
Administration
the congestion vehicular traffic.
and NE Dept. of
Roads
East Highway 30
Encourage additional landscaping and street scape
2002-2004 Property Owners,
improvements to enhance the appearance of the
CRA and City of
Highway 30 corridor east of Fifteenth Street. Low
Blair
height shrubbery or other screening techniques should
be utilized to partially screen parking and outside
storage areas.
Redevelopment Plan
Redevelopment Area #1
22
PUBLIC
IMPROVEMENTS ACTIONS TO BE IMPLEMENTED SCHEDULE PARTICIPANTS
Public Parking Evaluate the potential of creating additional public 2002-2004 CRA, Property
Areas parking lots in selected areas within, nor adjacent to Owners
Downtown. Provisions should be made for both
employee and public parking.
Traffic Control Expand street and sidewalk improvements to enhance 2003 - 2007 City of Blair, CRA,
the visual character and better control traffic along Property Owners
Nineteenth and Thirteenth Streets (Highways 30 and
75). Work the State Roads Department to lower
posted speeding limits which are more appropriate in
urbanized areas.
Underground Implement a phased program of utility analysis and 2004-2012
Utilities replacement, if needed. Water, sanitary sewer and
storm sewer system improvements should be
coordinated with street improvement projects. Thirty
percent of the water mains, as an example, are less
than 6 inches in diameter and should be replaced for
proper fire protection.
City of Blair, CRA,
Property Owners,
and the NE Dept. of
Economic
Development
Redevelopment Plan
Redevelopment Area #1
23