Blight and Substandard Study City of Blair, Nebraska

Transcription

1 Blight and Substandard Study City of Blair, Nebraska 2014 JEO Consulting Group, Inc. Project No Adopted, 2014 Resolution No.

2 Introduction Introduction Purpose of the Study This Blair Blight and Substandard Study of the Designated Study Area is intended to give the Community Redevelopment Agency and City Council the basis for determining the existence of blight and substandard conditions within the delineated Study Area. Through this process, the CRA may employ and exercise the power authorized in Nebraska Community Development Law to eliminate economic and/or social concerns which are detrimental to the future public health, safety, morals, and general welfare of the entire community as well as the surrounding region. The findings of this Blight and Substandard Study will guide the structure of the Redevelopment Plan for the community concerning the Proposed Blight Area. The area that was evaluated for blighted and substandard conditions for this Study is graphically displayed in Figure 1, found on page 10. For purposes of this analysis, the Designated Study Area includes four areas. Area A is bounded by four streets in an area generally described as north of Clark Street, west of Highway 30, east of 25 th Street, and south of Elm Street. Area B runs along the west side of Highway 30 and includes properties on both sides of the drainage creek. Area B is bounded by Hollow Road to the south. Area C is also bounded to the south of Hollow Road and follows parcels along the east side of Highway 30 and the northern most point is Davis Street. Area D is best described as the parcels to the south of the Highway 133 and Highway 30 round-about. This Study examines existing land-uses, platting, structures, and infrastructure systems to determine whether the area meets the statutory requirements for the designation as a Blight and Substandard Area, enabling the CRA to stimulate and manage development and redevelopment efforts. The City of Blair, when evaluating blight and substandard conditions, must closely adhere to the provisions set forth in the Nebraska Revised State Statutes. The findings of this Study will guide the general redevelopment for the designated Area. The General Redevelopment Plan the companion document to the Blight and Substandard Study - will contain local objectives regarding appropriate land uses, improved traffic circulation, economic development activities, public transportation, public utilities, and other public improvements, in accordance with the provisions of the Nebraska Community Development Law. The proposed requirements in the redevelopment area shall include without being limited to: The boundaries of the redevelopment project area, with a map showing the existing uses and condition of the real property therein, A land-use plan showing proposed uses of the area, Information showing the standards of population densities, land coverage, and building intensities in the area after redevelopment, A statement of the proposed changes, if any, in zoning ordinances or maps, street layouts, street levels or grades, or building codes and ordinances, A site plan of the area, and A statement as to the kind and number of additional public facilities or utilities which will be required to support the new land uses in the area after redevelopment. Background In 1975, the Nebraska Unicameral enacted legislation in response to the existence of areas in cities and villages that had become deteriorated and substandard for a variety of reasons. These areas were considered harmful to the social and economic well-being of the entire community in which they existed. Conditions in such areas were considered beyond the remedy and control of the normal regulatory process or impossible to reverse through the ordinary operations of private enterprise. The Community Development Law, as it is known, enables cities and villages to take steps to eliminate blight through the acquisition, clearance, and disposition of property for redevelopment or the conservation and rehabilitation of the property. City of Blair, Nebraska Blight and Substandard Study

3 Introduction Prior to the enactment of the legislation, Nebraska communities were unable to carry out redevelopment programs involving assembly of land for conveyance to private developers without the creation of an urban renewal authority approved by the voters of the municipality. The Nebraska Community Development Law (Neb. Rev. Stat to ) permits cities of all classes and villages to establish Community Redevelopment Authorities (CRAs) by ordinance. Such authority empowers CRAs to undertake broad urban renewal and municipal growth opportunities through a variety of mechanisms. This law, with subsequent amendments, has been the cornerstone of redevelopment and community development activities in Nebraska. This Blair Blight and Substandard Study examines existing conditions of land-use, buildings, and structures within the Designated Study Area in the City of Blair to determine its eligibility for redevelopment activities. The area for this analysis is the Designated Study Area which is an area generally described as the northwest quadrant of the city with an interior island not included. A number of potential opportunities for redevelopment exist throughout the Proposed Study Areas, which would allow the City of Blair to overcome blighted and substandard conditions. When evaluating blight and substandard conditions, the City of Blair must adhere to Nebraska Community Development Law, as provided for in the Nebraska Revised Statutes. Nebraska Revised State Statutes Nebraska s Community Development Law (Neb Rev Stat to ) provides guidelines under which municipalities may address concerns and develop strategies for the rehabilitation and redevelopment of deteriorating areas, as well as the prevention and elimination of substandard and blighted areas. The Legislature has declared, in pertinent part: It is hereby found and declared that there exist in cities of all classes and villages of this state areas which have deteriorated and become substandard and blighted because of the unsafe, insanitary, inadequate, or overcrowded condition of the dwellings therein, or because of inadequate planning of the area, or excessive land coverage by the buildings thereon, or the lack of proper light and air and open space, or because of the defective design and arrangement of the buildings thereon, or faulty street or lot layout, or congested traffic conditions, or economically or socially undesirable land uses These conditions are beyond remedy and control solely by regulatory process in the exercise of the police power and cannot be dealt with effectively by the ordinary operations of private enterprise without the aids herein provided It is further found and declared that the prevention and elimination of blight is a matter of state policy, public interest, and statewide concern and within the powers and authority inhering in and reserved to the state, in order that the state and its municipalities shall not continue to be endangered by areas which are focal centers of disease, promote juvenile delinquency, and consume an excessive proportion of their revenue Consistent with these findings, municipalities have been granted the power to address deterioration, substandard conditions, and blight through any of a number of means, including the formulation of a workable program, the approval of community redevelopment plans consistent with the general plan for the development of the city, the exercise of its zoning powers, the enforcement of other laws, codes, and regulations, relating to the use of land and the use and occupancy of buildings and improvements, the disposition of any property acquired, and the providing of necessary public improvements. Neb. Rev. Stat Nebraska Revised Statutes enables a municipality to declare that blight and substandard conditions exist. The statute reads, The governing body of a city, to the greatest extent it deems to be feasible in carrying out the provisions of sections to , shall afford maximum opportunity, consistent with sound needs of the city as a whole, to the rehabilitation or redevelopment of the community redevelopment area by private enterprises. The governing body of a city shall give consideration to this objective in exercising its powers under sections to , including the formulation of a workable City of Blair, Nebraska Blight and Substandard Study

4 Introduction program, the approval of community redevelopment plans consistent with the general plan for the development of the city, the exercise of its zoning powers, the enforcement of other laws, codes, and regulations relating to the use and occupancy of buildings and improvements, the disposition of any property acquired, and providing of necessary public improvements The process of improving an area begins with the creation of a municipality-wide workable program for utilizing appropriate private and public resources to address the specific conditions to be improved. Such workable programs may include provision for the prevention of the spread of blight into areas of the municipality which are free from blight through diligent enforcement of housing, zoning, and occupancy controls and standards; the rehabilitation or conservation of substandard and blighted areas or portions thereof by re-planning, removing congestion, providing parks, playgrounds, and other public improvements by encouraging voluntary rehabilitation and by compelling the repair and rehabilitation of deteriorated or deteriorating structures; and the clearance and redevelopment of substandard and blighted areas or portions thereof. Neb. Rev. Stat The statutes provide a means for the governing body of a municipality to address and develop strategies for rehabilitation and redevelopment of the community. Nebraska Revised Statutes also grants authority to the governing body to formulate a redevelopment program. The statute reads, The governing body of a city or an authority at its direction for the purposes of sections to may formulate for the entire municipality a workable program for utilizing appropriate private and public resources to eliminate or prevent the development or spread of urban blight, to encourage needed urban rehabilitation, to provide for the redevelopment of substandard and blighted areas, or to undertake such of the aforesaid activities or other feasible municipal activities as may be suitably employed to achieve the objectives of such workable program. Such workable program may include, without limitation, provision for the prevention of the spread of blight into areas of the municipality which are free from blight through diligent enforcement of housing, zoning and occupancy controls and standards; the rehabilitation or conservation of substandard or blighted areas or portions thereof by replanning, removing congestion, providing parks, playgrounds, and other public improvements by encouraging voluntary rehabilitation and by compelling the repair and rehabilitation of deteriorated or deteriorating structures; and the clearance and redevelopment of substandard and blighted areas or portions thereof The main substance of a workable program is an adopted general redevelopment plan for a defined area, as well as the subsequent individual redevelopment projects that identify specific projects within a redevelopment area. Prior to the adoption of a general redevelopment plan, a municipality must have adopted comprehensive plan ( ), and shall have declared the redevelopment area to be a substandard and blighted area in need of redevelopment ( ). The important community development terms are defined in Nebraska Revised Statutes , several of which are shown below (organization and emphasis added): Substandard area means an area in which there is a predominance of buildings or improvements, whether nonresidential or residential in character, which, by reason of dilapidation, deterioration, age or obsolescence, inadequate provision for ventilation, light, air, sanitation, or open spaces, high density of population and overcrowding, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, and crime, (which cannot be remedied through construction of prisons), and is detrimental to the public health, safety, morals, or welfare; City of Blair, Nebraska Blight and Substandard Study

5 Introduction Blighted area means an area, which (a) by reason of the presence of a substantial number of deteriorated or deteriorating structures, existence of defective or inadequate street layout, faulty lot layout in relation to size, adequacy, accessibility, or usefulness, insanitary or unsafe conditions, deterioration of site or other improvements, diversity of ownership, tax or special assessment delinquency exceeding the fair value of the land, defective or unusual conditions of title, improper subdivision or obsolete platting, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors, substantially impairs or arrests the sound growth of the community, retards the provision of housing accommodations, or constitutes an economic or social liability and is detrimental to the public health, safety, morals, or welfare in its present condition and use; and, (b) in which there is at least one of the following conditions: (i) Unemployment in the designated area is at least one hundred twenty percent of the state or national average; (ii) the average age of the residential or commercial units in the area is at least forty years; (iii) more than half of the plotted and subdivided property in an area is unimproved land that has been within the city for forty years and has remained unimproved during that time; (iv) the per capita income of the area is lower than the average per capita income of the city or village in which the area is designated; or (v) the area has had either stable or decreasing population based on the last two decennial censuses. In no event shall a city of the metropolitan, primary, or first class designate more than thirtyfive percent of the city as blighted, a city of the second class shall not designate an area larger than fifty percent of the city as blighted, and a village shall not designate an area larger than one hundred percent of the village as blighted; Redevelopment project means any work or undertaking in one or more community redevelopment areas: (a) To acquire substandard and blighted areas or portions thereof, including lands, structures, or improvements the acquisition of which is necessary or incidental to the proper clearance, development, or redevelopment of such substandard and blighted areas; (b) to clear any such areas by demolition or removal of existing buildings, structures, streets, utilities, or other improvements thereon and to install, construct, or reconstruct streets, utilities, parks, playgrounds, public spaces, public parking facilities, sidewalks or moving sidewalks, convention and civic centers, bus stop shelters, lighting, benches or other similar furniture, trash receptacles, shelters, skywalks and pedestrian and vehicular overpasses and underpasses, and any other necessary public improvements essential to the preparation of sites for uses in accordance with a redevelopment plan; (c) to sell, lease, or otherwise make available land in such areas for residential, recreational, commercial, industrial, or other uses, including parking or other facilities functionally related or subordinate to such uses, or for public use or to retain such land for public use, in accordance with a redevelopment plan; and may also include the preparation of the redevelopment plan, the planning, survey, and other work incident to a redevelopment project and the preparation of all plans and arrangements for carrying out a redevelopment project; City of Blair, Nebraska Blight and Substandard Study

6 Introduction (d) to dispose of all real and personal property or any interest in such property, or assets, cash, or other funds held or used in connection with residential, recreational, commercial, industrial, or other uses, including parking or other facilities functionally related or subordinate to such uses, or any public use specified in a redevelopment plan or project, except that such disposition shall be at its fair value for uses in accordance with the redevelopment plan; (e) to acquire real property in a community redevelopment area which, under the redevelopment plan, is to be repaired or rehabilitated for dwelling use or related facilities, repair or rehabilitate the structures, and resell the property; and (f) to carry out plans for a program of voluntary or compulsory repair and rehabilitation of buildings or other improvements in accordance with the redevelopment plan; Redevelopment plan means a plan, as it exists from time to time for one or more community redevelopment areas, or for a redevelopment project, which (a) conforms to the general plan for the municipality as a whole and (b) is sufficiently complete to indicate such land acquisition, demolition and removal of structures, redevelopment, improvements, and rehabilitation as may be proposed to be carried out in the community redevelopment area, zoning and planning changes, if any, land uses, maximum densities, and building requirements. City of Blair, Nebraska Blight and Substandard Study

7 Substandard and Blight Eligibility Analysis Eligibility Analysis Blair Designated Study Area The City of Blair selected the Designated Study Area to be a portion of a property within or adjacent to the corporate limits for evaluation pursuant to Neb Rev Stat to The area is comprised of primarily residential and agricultural land uses. The Designated Study Area was selected for a number of reasons, including: 1. The potential for private development and redevelopment activities within the Study Area. 2. The need for improvements in infrastructure due to specific existing conditions. 3. The economical and functional obsolescence of certain uses within the Study Area. 4. The presence of Blighted and Substandard characteristics within the Study Area. 5. The need for public intervention to stimulate the development and redevelopment of vital infrastructure systems to support these private redevelopment efforts. Once declared substandard and blighted, the City of Blair can stimulate and manage future development in this Area by creation and use of the redevelopment plan and its statutory authority to provide financial incentives for private development. Through the redevelopment process, the City of Blair can guide future development in these areas of the community and provide financial incentives for development. The use of the Nebraska Community Redevelopment Law by the City is intended to improve the community and enhance the quality of life for all residents by eliminating conditions that contribute to the spread of blight and retard private reinvestment in the area due to these factors. Using the Nebraska Community Development Law, Blair can eliminate negative factors and implement programs and/or projects identified to improve conditions, thereby removing blight and substandard conditions. Substandard and Blight Conditions As set forth in Section (10) Neb. Rev. Stat. (reissue 1997, as amended), substandard area shall mean an area in which there is a predominance of buildings or improvements, whether nonresidential or residential in character, which by reason of the following: 1. Dilapidation/deterioration* Exterior inspection of buildings to note deficiencies (sound, minor, major, dilapidated) Examples include structural (walls, foundation, roof), building systems (gutters, roof surface, chimney), and architectural systems (fire escapes, weatherization, steps, exterior paint, site conditions). 2. Age or obsolescence Estimate age of structures (40+ years criteria) 3. Inadequate provision for ventilation, light, air, sanitation, or open spaces Overall sight conditions Examples include Junk cars or debris, cluttered alleyways, antiquated infrastructure systems (overhead power lines), outdoor storage/sanitation facilities, unpaved parking/outdoor storage. 4. Other Substandard Conditions (a) High density of population and overcrowding (census); or (b) The existence of conditions which endanger life or property by fire and other causes as unsanitary and unsafe conditions which endanger life or property by fire and other natural causes flood plain; or City of Blair, Nebraska Blight and Substandard Study

8 (c) Eligibility Analysis Any combination of such factors is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, and crime; is detrimental to the public health, safety, morals or welfare (includes sanitation concerns, inadequate infrastructure systems (sewer, water service mains, storm sewers), poor lighting, crime statistics, flood plain area, outdoor storage, and site clutter). As set forth in the Nebraska legislation, a blighted area shall mean an area, which by reason of the presence of: 1. A substantial number of deteriorated or deteriorating structures* Exterior inspection of buildings to note deficiencies (sound, minor, major, dilapidated) Examples include structural (walls, foundation, roof), building systems (gutters, roof surface, chimney), and architectural systems (fire escapes, weatherization, steps, exterior paint, site conditions). 2. Existence of defective or inadequate street layout Condition of streets/inadequate access Examples include street conditions, dead ends, railroad crossings, linear downtown, narrow alleyways, and blind crossings. 3. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness Conditions associated with accessibility/usefulness of the lots Examples include land lock parcels, odd shaped lots, undersized lots, lots with accessibility concerns. 4. Unsanitary or unsafe conditions Conditions which pose a threat to public health and safety Examples include age and physical condition of structures, floodplain, the lack of public infrastructure systems, unsanitary conditions, and ventilation concerns. 5. Deterioration of site or other improvements Field observation of age and condition of public utilities, debris and inadequate public improvements Examples include lack of off-street parking, storm drainage, junk cars, dilapidated structures, debris, on-site storage, congested overhead power lines. 6. Diversity of ownership The total number of unduplicated owners Examples include the necessity of to acquire numerous lots is a hindrance to redevelopment. However, land assemblage of larger proportions necessary for major developments, is more economically feasible and will attract financial support, as well as public patronage required to repay such financial support. Such assemblage is difficult without public intervention. 7. Tax or special assessment delinquency exceeding the fair value of the land Examination of public records to determine the status of taxation of properties Examples include delinquent taxes, real estate taxes, and tax exempt. 8. Defective or unusual conditions of title Examine public records to determine any defective or unusual title defects Examples include improper filings, liens, defective titles, etc. City of Blair, Nebraska Blight and Substandard Study

9 Eligibility Analysis 9. Improper subdivision or obsolete platting Examine public records to determine improper subdivision and obsolete platting Examples include undersized lots, improper zoning, lot configuration, easement concerns, never recorded vacated streets, accessibility concerns. 10. The existence of conditions which endanger life or property by fire or other causes Examine conditions which endanger life or property Examples include inadequate, undersized or inoperative public infrastructure systems, floodplain, building materials, site access, on-site storage (cars), secluded areas for pests and vermin to thrive, inadequate surface drainage, street/sidewalk conditions, etc. 11. Any combination of such factors, substantially impairs or arrests the sound growth of the community, retards the provision of housing accommodations or constitutes an economic or social liability Economic and/or socially undesirable land uses Examples include incompatible land uses, economic obsolescence, functional obsolescence which relates to the property s ability to compete in the market place. 12. Is detrimental to the public health, safety, morals, or welfare in its present condition and use; and in which there is at least one of the following conditions: (a) Unemployment in the designated blighted area is at least one hundred twenty percent of the state or national average (Census statistics); (b) The average age of the residential or commercial units in the area is at least 40 years (Field observation); (c) More than half of the plotted and subdivided property in the area is unimproved land that has been within the city for 40 years and has remained unimproved during that time (Public records); (d) The per capita income of the designated blighted area is lower than the average per capita income of the city or village in which the area is designated (Census); or (e) The area has had either stable or decreasing population based on the last two decennial censuses (Census). *Where structural conditions are evaluated, individual structures are rated in accordance with the following rating schedule as defined by the U.S. Department of Housing and Urban Development: no problem, adequate condition, deteriorating condition, or dilapidated condition. The following descriptions define the rating schedule used to assess and evaluate building and structure conditions: No Problem (Rating of 1) No structural or aesthetic problems are visible. Adequate Condition (Rating of 2) Slight damage to porches, steps, roofs, etc. is present on the structure, Slight wearing away of mortar between bricks, stones, or concrete blocks, Small cracks in walls or chimneys, Cracked windows, Lack of paint, and Slight wear on steps, doors, and door and window frames. Deteriorating Condition (Rating of 3) Holes, open cracks, rotted, loose, or missing materials in parts of the foundation, walls, (up to onequarter of the wall), or roof (up to one-quarter of roof), Shaky, broken, or missing steps or railings, City of Blair, Nebraska Blight and Substandard Study

10 Numerous missing and cracked window panes, Some rotted or loose windows or doors (no longer wind- or water-proof), Missing bricks or other masonry of chimney, and Makeshift (un-insulated) chimney. Eligibility Analysis Dilapidated Condition (Rating of 4) Holes, open cracks, or rotted, loose or missing material (siding, shingles, brick, concrete, tiles, plaster, floorboards) over large areas of foundation, on walls or on roof, Substantial sagging of roof, floors, or walls, Extensive damage by fire, flood or storm, and Inadequate original construction such as makeshift walls, roofs made of scrap materials, foundations or floors lacking, or converted barns, sheds, and other structures not adequate for housing. City of Blair, Nebraska Blight and Substandard Study

11 Designated Study Area Designated Study Area & Proposed Blight Area The initial study area as identified in the contract between the City of Blair and JEO Consulting can be found in Figure 1. For this study, the initial study areas will be known as the Designated Study Areas which are areas that were reviewed for Substandard and Blight characteristics. Figure 1: Designated Study Areas City of Blair, Nebraska Blight and Substandard Study

12 Proposed Blight Area Designated Study Area & Proposed Blight Area Based upon the review of the Designated Study Area, and its context with the community, JEO Consulting recommends the Proposed Blight Areas, as shown in Figure 2. The Proposed Blight Areas consist of approximately 16.8 acres (Area A), 58.6 acres (Area B), 57.1 acres (Area C), and 28.4 acres (Area D). The total area for all proposed blight areas is acres. The legal descriptions were drawn up and reviewed by a JEO registered surveyor. Adding this area of land increases the total declared blighted area for the City of Blair to acres of the total 3,536 acres within its Corporate Limits, assuming the Blair Blight and Substandard Study is approved. Approval of the blight studies will bring the total percentage of the corporate limits designated as blighted to 24.5%. Legal Descriptions AREA A: A PARCEL OF LAND CONTAINING TAX LOTS 230 AND 232, NW ¼ OF SECTION 14, TOWNSHIP 18 NORTH, RANGE 11 EAST TOGETHER WITH LOT 13, SOUTHFORK ADDITION TO THE CITY OF BLAIR, ALL WITHIN WASHINGTON COUNTY, NEBRASKA AREA B: A PARCEL OF LAND LOCATED IN SECTION 14, TOWNSHIP 18 NORTH, RANGE 11 EAST OF THE SIXTH P.M., WASHINGTON COUNTY, NEBRASKA. BEGINNING AT THE NORTHWEST CORNER OF TAX LOT 272; THENCE EAST ON THE SOUTH RIGHT OF WAY LINE OF HOLLOW ROAD AND THE NORTH LINE OF SAID TAX LOT 272, A DISTANCE OF 588 FEET, MORE OR LESS, TO THE CENTERLINE OF U.S. HIGHWAY 30; THENCE NORTHERLY ON THE CENTERLINE OF SAID U.S. HIGHWAY 30 TO THE EASTERLY EXTENSION OF THE SOUTH RIGHT OF WAY LINE OF CLARK STREET; THENCE WEST ON SAID SOUTH RIGHT OF WAY LINE, A DISTANCE OF 1033 FEET, MORE OR LESS, TO THE NORTHWEST CORNER OF LOT 15, RUSSEL S ADDITION; THENCE SOUTH ON THE WESTERLY LINE OF SAID LOT 15, TO THE SOUTHWEST CORNER OF SAID LOT 15; THENCE EAST ON THE SOUTHERLY LINE OF SAID LOT 15, TO THE SOUTHEAST CORNER OF SAID LOT 15; THENCE SOUTH TO THE NORTHEAST CORNER OF LOT 6, RUSSEL S ADDITION AS PLATTED IN THE CITY OF BLAIR; THENCE SOUTH ON THE EASTERLY LINE OF SAID LOT 6, TO THE SOUTHEAST CORNER OF SAID LOT 6; THENCE EAST TO THE NORTHEAST CORNER OF TAX LOT 115; THENCE SOUTH ON THE EASTERLY LINE OF SAID TAX LOT 115, TO THE POINT OF BEGINNING. AREA C: A PARCEL OF LAND LOCATED IN SECTIONS 11 AND 14, TOWNSHIP 18 NORTH, RANGE 11 EAST OF THE SIXTH P.M., WASHINGTON COUNTY, NEBRASKA. BEGINNING AT THE SOUTHWEST CORNER OF TAX LOT 258; THENCE EASTERLY ON THE SOUTH LINE OF SAID TAX LOT 258 TO THE SOUTHEAST CORNER OF SAID TAX LOT 258; THENCE NORTHERLY ON THE EAST LINE OF SAID TAX LOT 258, TO THE NORTHWEST CORNER OF LOT 1, OF GRAND VIEW ACRES AS PLATTED IN THE CITY OF BLAIR; THENCE EAST ON THE NORTH LINE OF SAID LOT 1 TO THE SOUTHERLY EXTENSION OF THE WEST LINE OF KENNARDS ADDITION AS PLATTED IN THE CITY OF BLAIR; THENCE NORTHERLY ON SAID SOUTHERLY EXTENSION TO THE SOUTH LINE OF LOT 12, SOUTH FORK ADDITION AS PLATTED IN THE CITY OF BLAIR; THENCE EASTERLY ON SAID SOUTH LINE TO THE SOUTHEAST City of Blair, Nebraska Blight and Substandard Study

13 Designated Study Area & Proposed Blight Area CORNER OF LOT 12 OF SAID ADDITION; THENCE NORTHERLY ON THE EAST LOT LINE OF LOTS 12 AND 13 OF SAID SOUTHFORD ADDITION TO THE SOUTHEAST CORNER OF LOT 5, OF SAID KENNARDS ADDITION; THENCE WEST ON THE SOUTH LINE OF SAID LOT 5 TO THE SOUTHWEST CORNER OF LOT 5; THENCE NORTHERLY ON THE WEST LOT LINE OF LOTS 4 AND 5 OF SAID KENNARDS ADDITION, TO THE SOUTHERLY RIGHT OF WAY LINE OF DAVIS STREET; THENCE WEST ON SAID RIGHT OF WAY LINE OF DAVIS STREET TO THE CENTERLINE OF U.S. HIGHWAY 30; THENCE SOUTHERLY ON THE CENTERLINE OF U.S. HIGHWAY 30 TO WESTERLY EXTENSION OF THE SOUTH LINE OF TAX LOT 258; THENCE EASTERLY ON SAID WESTERLY EXTENSION, TO THE SOUTHWEST CORNER OF TAX LOT 258 AND THE POINT OF BEGINNING. AREA D: A PARCEL OF LAND LOCATED IN THE NORTHWEST AND SOUTHWEST QUARTERS OF SECTION 23, TOWNSHIP 18 NORTH, RANGE 11 EAST OF THE SIXTH P.M., WASHINGTON COUNTY, NEBRASKA. BEGINNING AT THE NORTHWEST CORNER OF TAX LOT 59 THENCE EASTERLY ON THE NORTH LINE OF TAX LOT 59 A DISTANCE OF 1013 FEET, MORE OR LESS, TO THE WESTERLY RIGHT OF WAY LINE OF U.S. HIGHWAY 30; THENCE IN A SOUTHEASTERLY DIRECTION A DISTANCE OF 471 FEET, MORE OR LESS, TO THE EASTERLY RIGHT OF WAY LINE OF SAID U.S. HIGHWAY 133 AND THE NORTHWEST CORNER OF TAX LOT 125; THENCE SOUTHERLY ON SAID EASTERLY RIGHT OF WAY LINE A DISTANCE OF 811 FEET, MORE OR LESS, TO A POINT ON THE EAST RIGHT OF WAY LINE OF SAID U.S. HIGHWAY 133, SAID POINT BEING ON AN EXTENSION EAST OF THE SOUTH LINE OF LOTS 4 AND 5 OF GUTSCHOW PLAZA SUBDIVISION; THENCE WESTERLY ON SAID EXTENDED SOUTH LINE OF LOTS 4 AND 5 A DISTANCE OF 1111 FEET, MORE OR LESS,TO A POINT ON THE WEST RIGHT OF WAY LINE OF U.S. HIGHWAY 30; THENCE NORTHEASTERLY ON SAID RIGHT OF WAY LINE A DISTANCE OF 450 FEET, MORE OR LESS, TO THE NORTHEAST CORNER OF TAX LOT 128; THENCE WESTERLY ON THE NORTH LINE OF SAID TAX LOT 128 A DISTANCE OF 537 FEET, MORE OR LESS, TO THE SOUTHWEST CORNER OF TAX LOT 59; THENCE NORTHERY ON THE WEST LINE OF SAID TAX LOT 59 TO THE POINT OF THE BEGINNING. City of Blair, Nebraska Blight and Substandard Study

14 Figure 2: Proposed Blight Areas Designated Study Area & Proposed Blight Area City of Blair, Nebraska Blight and Substandard Study

15 Findings and Contributing Factors Findings and Contributing Factors The intent of this Study is to determine whether the Proposed Blight Area within the community has experienced structural and site deterioration or if there are other negative factors which are decreasing the potential of development. The field survey conducted on December 12 th, 2013, indicated the community has such deterioration, thus the community warrants further examination with regard to blighted and substandard conditions. The following factors were evaluated to determine if there is a reasonable presence of blight and substandard conditions within the Designated Study Area. This section reviews the building and structure conditions, infrastructure, and land use found within the Proposed Blight Area based upon the statutory definitions, observations of the planning team during the field survey, and explains the identified contributing factors. Appendix A provides a visual description and shows examples of the different conditions described that led to the determination for each factor. City of Blair, Nebraska Blight and Substandard Study

16 Findings and Contributing Factors BLIGHTED CRITERIA CONDITIONS As set forth in the Nebraska legislation, a blighted area shall mean an area, which by reason of the presence of: Substantial Number of Deteriorated or Deteriorating Structures Exterior Inspections of Buildings As a rule, the primary structure for each parcel within the Proposed Blight Area was examined. These totals include both residential and commercial buildings. Area A: There were no residential or commercial structures. Area B: Of the 14 structures evaluated, one was evaluated as deteriorating. The average Area B structure was 3.2 on a scale of 1 to 4. These structures were all commercial. Area C: There were a total of 33 structures evaluated. Of the 33 primary structures, 8 were evaluated as deteriorating or dilapidated. The average Area C structure was rated as 2.8 on a scale of 1 to 4. The Average residential structure was rated as 2.7 while commercial structures received a 3.2 average. Area D: There were a total of three structures evaluated. Two of the primary structures were considered deteriorating and dilapidated. The average Area D structure was 2 on a scale of 1 to 4. There were a total of 50 primary structures evaluated. Eleven of the 50 primary structures, or 24%, were evaluated as deteriorating or dilapidated. Twenty-two percent of all the residential buildings in the study areas have structural issues. The commercial structures evaluated were generally in good condition. Figure 3: Exterior Structural Conditions Dilapidated 4% Structural Conditions No Problems 16% Deterioring 18% Adaquate 62% City of Blair, Nebraska Blight and Substandard Study

17 Defective or Inadequate Street Layout Findings and Contributing Factors Street Conditions and Accessibility Street conditions and accessibility within the Proposed Blight Area were evaluated in relation to the provision of safe and efficient public circulation and access, and with regarded to ease of travel and appearance. Area A: The area is undeveloped and lacks infrastructure within the site. Area B: There are three parcels that are either land locked and require private easements or are adjacent to ta platted but unimproved street. In addition, portions of both Clark Street and Hollow Road are within the 100-year floodplain or 500-year floodplain. The portion of the area west of the drainage channel lacks sidewalks. Area C: There are various utility easements established for the residential housing area east of Highway 30. Butler Street has curbs with stormwater drains. Area D: U.S. Highway 30 is more than adequate; however, the area lacks connecting streets. The majority of Area D, including the highway, lies in the 100-year floodplain. Overall, the study areas have 1.33 miles of city roads within the Proposed Blighted Areas. Of this total, there are 0.86 miles with curb and stormwater systems. There are approximately 0.30 miles of private access for individual properties. *U.S. Highway 30 consists of 1.02 miles within the study area as well as a wide sidewalk/trail on the west side of the Highway in Area B. The Highway 30 statistics were omitted in since the state maintains the road. Figure 4: Road System Conditions Current Road Types Curb System (excluding Hwy 30) No Curb and Stormwater System 39% 61% City of Blair, Nebraska Blight and Substandard Study

18 Findings and Contributing Factors The majority of paved roads were considered adequate condition. There were a few spots with potholes or disruptions in the material; however, the majority of this was found on private property access. The lack of street connectivity along businesses in Area B was noted in the field survey. It was also noted that this is due to the floodplain and its constraints to such access near the creek. Improvements to the public right-of-way on the west side of the creek would allow access to all six lots. There is an existing trail that runs along the west side of Highway 30. This trail connects the study areas to the Blair trail system. The four study areas, after excluding the highway trail, only have 0.6 miles of sidewalk. New sidewalks have been installed with construction along Southfork Road. City of Blair, Nebraska Blight and Substandard Study

19 Figure 5: Road System Type Findings and Contributing Factors City of Blair, Nebraska Blight and Substandard Study

20 Findings and Contributing Factors Faulty lot layout in relation to size, adequacy, accessibility, or usefulness Conditions associated with accessibility/usefulness of lots Area A: This area lacks the grid patterns due to topography constraints. Therefore, this area is subject to development which lacks consistency and connectivity. The lots are irregular in shape and size. Area B: The lots are formed to accommodate for the creek and floodplain. Accessibility is a concern for current lots along Highway 30. The lots are inconsistent in size and shape with three flag lots that have limited street access. Area B also has two landlocked lots between floodway and street access lots. There is unimproved right-of-way on the west side of the creek as two lots currently have limited access due to the similar ownership of adjacent parcels. Area C: This Area has parcels of different sizes and shapes. There are three flag lots with limited access for residential housing. Two isolated or island property use one of the flag lot for street access. Area D: The parcels are inconsistent and irregular shapes. On the west side of Highway 30, a large and elongated flag lot wraps around two parcels and has very limited highway access. The east side of Highway 30 has parcel lines bounded by both highways and the steep terrain on the south side limiting access. Overall, the lot sizes vary throughout the Proposed Blight Areas. The majority of the lots are obsolete with mismatched dimensions, orientations, and accessibility. There are multiple isolated or landlocked parcels with no street frontage as well as flag lot parcels that have limited access. Therefore, this area is subject to development which lacks consistency and connectivity. Unsanitary or unsafe conditions Conditions which pose a threat to public health and safety Age and physical condition of structures The age of structures and materials used in older building stock pose a potential safety hazard to the general public. Some of the older properties had condition issues, debris, and junk cars found within the Proposed Blight Area. Area A has no residential or commercial buildings. Area B s average total structural age was 26.8 (built in 1987). There were no residential buildings. Area C s average structural age was 45.4 (built in 1969). The average age of residential building was 56.1 years old (built in 1958). The average age of commercial buildings was 27.6 or built in Area D s average residential age was over 50 years old (built before 1965). Total Structural Average Age: 43 years old Floodplain Blair has a National Hydrography Dataset (NHD) labeled reach through the Proposed Blight Areas of B, C, and D. A reach is a continuous, unbroken stretch or expanse of surface water. They can be considered isolated or unconnected features. This identified reach also poses a greater threat than originally thought from the 1995 floodplain. The 2012 Floodplain identifies a much larger area that affects many lots and property owners along Highway 30. This can hinder the health and well-being of the owner and the public. The new floodplain will continue to affect insurance rates as well as future sales of the properties. City of Blair, Nebraska Blight and Substandard Study

21 Area A: 0 parcels Area B: 19 of 21 parcels (one is in 500-year floodplain) Area C: 3 parcels (all in 500-year floodplain) Area D: 5 parcels (one in 500-year floodplain) Findings and Contributing Factors Total parcels: 27 parcels (5 parcels in the 500-year floodplain) This study area has a variety of topography that drains to the low-lying areas. For the purpose of this Proposed Blight Area, the following statistics are based on only private property and not the public right of ways (State or City). As shown in Figures 6 and 7, the Floodway consists of 9.2 acres of the parcels in the Study Area while the 100-year floodplain covers 16.5 acres. The 100-year floodplain affects generally 22 parcels as well as the public right of way. The 500-year floodplain spreads into some parcels not included in the Study Area and could affect 29 parcels and cover 27.2 acres of private property in the Study Area. Lack of Public Infrastructure There are multiple streets that lack curbs and/or stormwater drainage systems. Some residential and commercial access is only available through private property. Area A: Although public utilities are in the vicinity, the site lacks infrastructure for individual parcel hook-ups or service Area B: Although public utilities are in the vicinity, the site lacks infrastructure for individual parcel hook-ups or service Area C: Private driveways and access in need of infrastructure; Butler Street may need more stormwater infrastructure. Area D: Lack of infrastructure City of Blair, Nebraska Blight and Substandard Study

22 Figure 6: Floodplain for Areas B and C Findings and Contributing Factors City of Blair, Nebraska Blight and Substandard Study

23 Figure 7: Floodplain for Area D Findings and Contributing Factors City of Blair, Nebraska Blight and Substandard Study

24 Deterioration of site or other improvements Findings and Contributing Factors Onsite Storage and Debris Totals: There were 18 individual examples of onsite storage and debris noted during the evaluation. Eleven (11) parcels of the study area had onsite storage or debris on their properties. Examples include concrete and wood piles, junk cars, and on-site storage. Only those characteristics visible from the Public Right of Way were noted. Area A: 0 parcels Area B: 5 parcels Area C: 4 parcels Area D: 2 parcels Storm Drainage The majority of the study area includes U.S. Highway 30. This road is in very good condition with curb and drainage. However, storm drainage poses concerns within the proposed Blighted Areas. Area A: There is no storm drainage infrastructure within the site Area B: Properties in Area B are subject to flooding with the current terrain as well as the floodplain. Area C: Multiple foundation cracks are found in this area. There are also numerous properties taking actions to drain water around their buildings. The topography is steep near Butler Street and may cause stormwater drainage problems for the properties near Highway 30. Area D: The stormwater drainage in the 100-year flood could cause damage to the structures on the west side of Highway 30. The parcel of land between Highway 30 and 133 may collect pooling water due to the current terrain. Overall, the standing waters of the reach in Areas B and D may cause ponding and pooling of water. The creek is located on the borders of private parcels; however, it can pose as a problem for the public since water pools provide mosquito breeding environments. This can contribute to the spread of diseases such as the West Nile Virus. Diversity of ownership The diversity of ownership is evident in each study area. Area A: 2 different owners of 3 properties Area B: 15 different owners of 21 properties Area C: 34 different owners of 42 properties Area D: 4 different owners of 9 properties Total: 55 owners of 75 properties Improper subdivision or obsolete platting Obsolete platting There are properties divided into different sizes, shapes, and road access. There are oversized lots as well as limited road access for other parcels. City of Blair, Nebraska Blight and Substandard Study

25 Findings and Contributing Factors Area A: This area lacks the street connectivity or grid pattern due to topography constraints. Therefore, this area is subject to development which lacks consistency and connectivity. The area consists of large irregular shaped lots. Area B: The lots are formed to accommodate for the creek and floodplain. Accessibility is a concern for current lots along Highway 30. The lots are inconsistent in size and shape with three flag lots that have limited street access. Area B also has two landlocked lots between floodway and street access lots. Improvements to the public right-of-way on the west side of the creek would allow access to all six lots. Area C: This Area has parcels of different sizes and shapes. There are three flag lots with limited access for residential housing. Two isolated properties use one of the flag lot for street access. Area D: The parcels are inconsistent and irregular shapes. On the west side of Highway 30, a large and elongated flag lot wraps around two parcels and has very limited highway access. The east side of Highway 30 has parcel lines bounded by both highways and the steep terrain on the south side limiting site access. Overall, the lot sizes vary throughout the Proposed Blight Areas. The majority of the lots are obsolete with mismatched dimensions, orientations, and accessibility. There are multiple isolated or landlocked parcels with no street frontage as well as parcels that create limited access. Therefore, this area is subject to development which lacks consistency and connectivity. The existence of conditions which endanger life or property Sidewalk Conditions The Condition of Roads and Sidewalks map shows the lack of consistency of sidewalks in the Proposed Blight Area. The lack of sidewalks, especially along 25 th and Clark Streets, pose a threat if construction continues in this area. Segments of sidewalks are missing in Study Areas. Areas where sidewalks conditions exist: Area A: No, the parcels do not have sidewalks Area B: No, however, wide trail available along Highway 30 Area C: No, existing sidewalks in residential areas Area D: No, State Highway and lacks sidewalks or trails Floodplain The 2012 Floodplain identifies large area that affects many lots and property owners along Highway 30. This can hinder the health and well-being of the owner and the public. The 2012 floodplain will continue to affect insurance rates as well as future sales of the properties. Area A: 0 parcels Area B: 19 of 21 parcels (one is in 500-year floodplain) Area C: 3 parcels (all in 500-year floodplain) Area D: 5 parcels (one in 500-year floodplain) Total parcels: 27 parcels (5 parcels in the 500-year floodplain) Storm Drainage The majority of the study area includes U.S. Highway 30. This road is in very good condition with curb and drainage. However, storm drainage poses concerns within the proposed Blighted Areas. City of Blair, Nebraska Blight and Substandard Study

26 Findings and Contributing Factors Area A: The site lacks storm drainage infrastructure. Area B: Properties in Area B are subject to storm drainage with the current terrain as well as the floodplain. Area C: Multiple foundation cracks are found in this area. There are also numerous properties taking actions to drain water around their buildings. The topography is steep near Butler Street and may cause stormwater drainage problems for the properties near Highway 30. Area D: The stormwater drainage in the 100-year flood could cause damage to the structures on the west side of Highway 30. The parcel of land between Highway 30 and 133 may collect pooling water due to the current terrain. Overall, the standing waters of a reach in Areas A, B and D may cause ponding and pooling of water. The creek is located on the borders of private parcels; however, it can pose as a problem for the public since water pools provide mosquito breeding environments. This can contribute to the spread of diseases such as the West Nile Virus. Onsite Storage and Debris Totals: There were 18 different examples of onsite storage and debris noted during the evaluation. 11 parcels of the study area had onsite storage or debris on their properties. Examples include concrete and wood piles, and equipment. Not all property was available for being seen in person from the public right of way. Area A: 0 parcel Area B: 5 parcels Area C: 4 parcels Area D: 2 parcels Onsite storage and debris are apparent within the Proposed Blight Areas and present potential fire risks and harboring of vermin that can spread disease. These findings show can be a detriment to development in Blair and should be evaluated for removal. Any combination of such factors, substantially impairs or arrests the sound growth of the community, retards the provision of housing accommodations or constitutes an economic or social liability. Economic and/or socially undesirable land uses Economic and Functional Obsolescence is present with the terrain as well as floodplain properties. This makes it difficult for these properties to compete in the market place. Area A: Two of the three parcels are economically and functionally obsolete due to their physical characteristics. The undesirable lots include two large irregular shaped parcels with a combination of functional obsolescence with layout, terrain, and extensive clearing of vegetation and steep grades. Area B: There are economically and functionally obsolete properties that share the floodplain. The owners of the properties will continue to have a financial commitment of flood insurance. The functionally obsolete parcels have layout, accessibility, and connectivity issues. Area C: Parcels with functionally obsolete issues have a lack of consistent street layouts and accessibility. The terrain causes functionally and economically undesirable properties along Highway 30. Storm Drainage concerns can be found on the north side of Area C. Economic obsolescence can be found in the vacant properties south of Pleasant Valley Boulevard. These properties would generally be described as undesirable investments due to site preparation caused by the current terrain. City of Blair, Nebraska Blight and Substandard Study

27 Findings and Contributing Factors Area D: Area D contains both economically and functionally obsolete properties. There are four undesirable properties in the floodplain along the west side of Highway 30 as well as terrain and site preparation needs along the southern edge of Area D. The visibility of deteriorating properties along Highway 30 in Areas C and D is undesirable to businesses searching for high visibility properties on the southern edge of Blair. Is detrimental to the public health, safety, morals, or welfare in its present condition and use; and in which there is at least one of the following conditions: The Average Age of the Residential or Commercial Units in the Area is at Least 40 Years Residential Structure Age Area A: Condition not met; no residential or commercial buildings Area B: Condition not met; no residential structures and commercial buildings are 26.8 years old Area C: 56.1 years old Area D: Over 50 years old Information regarding the age of the permanent structures within the Designated Study Area was provided by the Washington County Assessor s Office and verified during the field survey. According to the data received, there are 23 residential buildings within the Proposed Blight Area. Twelve buildings, or 52.2%, were built before The average age of residential structures built within the Proposed Blight Area is 56 years old. Because of these findings, the structure age of Area B and D are considered to be a contributing factor to the blight and substandard conditions in the Proposed Blight Area. Figure 8: Residential Age of Structure Residential Year Built Before After 1974 Source: Washington County Assessor s Data, 2013 More than half of the plotted and subdivided property in the area is unimproved land that has been within the city for 40 years and has remained unimproved during that time (Public records) Area A consists of three large parcels that have remained unimproved for over 40 years since being annexed in 1968 through Ordinance 935. City of Blair, Nebraska Blight and Substandard Study

28 Findings and Contributing Factors Area B qualifies with more than half of the plotted and subdivided property in Area B has been unimproved since being annexed in 1968 through Ordinance 935. There are six large parcels on the west side of the creek that have been undeveloped since this ordinance. These parcels total acres, or 70.1% of acres. City of Blair, Nebraska Blight and Substandard Study

29 SUBSTANDARD CRITERIA Findings and Contributing Factors A substandard area shall mean an area in which there is a predominance of buildings or improvements, whether nonresidential or residential in character, which by reason of the following: Dilapidation/deterioration As part of the Blight and Substandard Study, a Structural Conditions Survey was completed along with an analysis of the land use patterns in the Proposed Blight Area. The condition of the structures was analyzed and rated according to the schedule as defined by the U.S. Department of Housing and Urban Development (described in the Eligibility Analysis Section). See Appendix A for a visual description of the structures within the Study Area. There were a total of 50 primary structures evaluated. Area A: There are no residential or commercial buildings were located in this Area. Area B: Fourteen commercial buildings were evaluated and scored 3.2 on a scale between 1 and 4. No residential structures were located in Area B. Area C: There were a total of 33 primary structures evaluated with an average of 2.8 on a scale from 1 to 4. Six of the twenty residential structures evaluated were evaluated as deteriorating or dilapidated. The average Area C residential structure was 2.7 on a scale of 1 to 4. One of the thirteen commercial buildings was deemed deteriorating. The average commercial structure was 3.2. Area D: There were a total of three structures with an average of 2 on a scale of 1 to 4. Two residential structures evaluated. One of the primary housing structures was evaluated as dilapidated. The average Area C residential structure was 2. Overall, of the 23 residential structures, seven (or 30.4%) were evaluated as deteriorating or dilapidated. After including the commercial buildings (many in the floodplain), a total of 50 structures were evaluated and only 22% were deemed to be deteriorating or dilapidated. As a rule, the primary structure for each parcel within the Proposed Blight Area was evaluated. There were multiple outbuildings in deteriorating condition in Area C. The percentage of buildings is not overwhelming, but deteriorating structures are present in the Proposed Blight Area and highly visible along highway traffic. The large majority of these structures are inside areas of deteriorating sites caused by drainage and the presence of realistic flood hazard risk. This can result in higher percentages in the near future. Structure conditions are considered to be a contributing factor to the blight and substandard conditions in the Study Areas C and D. City of Blair, Nebraska Blight and Substandard Study

30 Figure 9: Residential Conditions Findings and Contributing Factors Residential Structure Conditions 9% 0% 23% 68% No Problems Adequate Deteriorating Dilapidated Age or obsolescence The majority of the residential structures were built before The average age of a structure for residential units in the Proposed Blighted Area is 53 years old. Therefore, the average residential house in this area was built in Area A has no residential or commercial structures. Area B does not have residential buildings. The commercial average age was Area C s total average age is The average residential age is 56.1 while the commercial is 27.6 years old. Area D s average residential age is over 50 years old. Total Residential Average Age: 53 years old Inadequate provision for ventilation, light, air, sanitation, or open spaces Onsite storage and debris are apparent within the Proposed Blight Areas posing potential fire risks and harboring of vermin that can spread disease. These findings show a detriment to Blair and should be evaluated for removal. Overall sight conditions included on-site storage and debris. There were junk cars present, a few dilapidated auxiliary structures, and multiple sites with outdoor storage which also had nearby debris. This can lead to unwanted pests and unsanitary conditions. There were 18 individual examples of onsite storage and debris noted during the evaluation. Eleven (11) parcels of the study area had onsite storage or debris on their properties. Examples include concrete and wood piles, and equipment. Not all property was visible from the public right of way. City of Blair, Nebraska Blight and Substandard Study

31 Area A: 0 parcels Area B: 5 parcels Area C: 4 parcels Area D: 2 parcels Findings and Contributing Factors Other Substandard Conditions The existence of conditions which endanger life or property The majority of conditions that endanger life and property are found within the floodplain for all areas. These conditions can hinder the health and well-being of the owner and the public. The new floodplain will continue to affect insurance rates as well as future sales of the properties. Areas where floodplain conditions exist: Area A: 0 parcels Area B: 19 of 21 parcels (one is in 500-year floodplain) Area C: 3 parcels (all in 500-year floodplain) Area D: 5 parcels (one in 500-year floodplain) Total parcels: 27 parcels (5 parcels in the 500-year floodplain) Area A poses fire safety concerns with steep terrain and overgrown vegetation in close proximity to existing homes. Additional conditions in Area C include drainage issues with the topography of the east side Highway 30. Overall, multiple streets in each study area do not have a curb or proper drainage system. The majority of residential structures within the study areas is over forty years old and potentially contains obsolete materials that pose a threat to the community. The presence of onsite storage and debris meet the substandard conditions and are a detriment to Blair in which should be evaluated and addressed. Any combination of such factors is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, and crime; is detrimental to the public health and safety There are many factors that can be detrimental to the public health. The floodplain and onsite storage can create problems by establishing an environment for unwanted animals. Some debris and ponding of water are examples that can contribute to the transmission of disease. Onsite storage, debris and disorder can lead to juvenile delinquency, as cited in James Q. Wilson and George Kelling s Broken Window Theory. The 2012 Floodplain identifies an area that affects many lots and property owners along Highway 30. The floodplain can hinder the health and well-being of the owner and the public. The new floodplain will continue to affect insurance rates as well as future sales of the properties. Areas where floodplain conditions exist: Area A: 0 parcels Area B: 19 of 21 parcels (one is in 500-year floodplain) Area C: 3 parcels (all in 500-year floodplain) Area D: 5 parcels (one in 500-year floodplain) Total parcels: 27 parcels (5 parcels in the 500-year floodplain) There were 18 individual examples of onsite storage and debris noted during the evaluation. 11 parcels of the study area had onsite storage or debris on their properties. Examples include concrete and wood piles. Area A: 0 parcels; Area B: 5 parcels; Area C: 4 parcels; Area D: 2 parcels City of Blair, Nebraska Blight and Substandard Study

32 Figure 10: Residential Built Year Findings and Contributing Factors City of Blair, Nebraska Blight and Substandard Study

33 Figure 11: Parcels Showing Blight and Substandard Conditions Findings and Contributing Factors City of Blair, Nebraska Blight and Substandard Study