alliance, nebraska community housing study with strategies for

Transcription

Alliance, Nebraska
Community Housing Study with
Strategies for Affordable Housing - 2019.
Prepared By:
NOVEMBER, 2014
PARTICIPANTS.
ALLIANCE, NEBRASKA
COMMUNITY HOUSING STUDY WITH
STRATEGIES FOR AFFORDABLE HOUSING - 2019.
BOX BUTTE DEVELOPMENT CORPORATION.
Chelsie Herian, Executive Director
CITY OF ALLIANCE.
Mayor:
Fred Feldges
City Manager:
J.D. Cox
Community Development
Administrator:
Brent Kusek
HOUSING STEERING COMMITTEE MEMBERS.
Brenda McDonald
Patricia Jones
Chad Wilcox
Ryan Gasseling
Chris Mischnick
Shaun Houchin
Delinda Neville
Shawn Nelson
John McGhehey
Susan Unziker
Marcia Vogel
Suzie Lore
Maurine Roller
Tricia Wood
Nancy Reiber
Troy Stoike
The Alliance Community Housing Study with Strategies for Affordable Housing
was funded by the Nebraska Investment Finance Authority Housing Study Grant
Program, with matching funds from Box Butte Development Corporation (BBDC)
and the City of Alliance. The Housing Study was completed with the guidance and
direction of BBDC and the Housing Steering Committee.
Consultant:
COMPREHENSIVE PLANS & ZONING * HOUSING STUDIES *
DOWNTOWN, NEIGHBORHOOD & REDEVELOPMENT PLANNING *
CONSULTANTS FOR AFFORDABLE HOUSING DEVELOPMENTS*
-----------*Lincoln, Nebraska* 402.464.5383 *
-----------*Becky Hanna, Tim Keelan, Lonnie Dickson, AICP, Keith Carl*
Alliance, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019
TABLE OF CONTENTS.
TABLE OF CONTENTS.
Page
Table of Contents………………………………………………………………………….
List of Tables…………………………………………………………………………........
i
iii
SECTION 1 – OVERVIEW OF RESEARCH ACTIVITIES &
EXPECTED OUTCOMES.
Introduction/Research Approach………………………………………………………
Purpose of Study…………... ……………………………………………………………
Summary………………………………………………………………………………….
1.1
1.2
1.3
SECTION 2 – COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Introduction..……………………………………………………………………………..
Housing Citizen Survey..……………………………………………………………….
Workforce Housing Needs Survey…………………………………………………….
Senior (55+) Household Survey………………………………………………………..
Community Housing “Listening Sessions” and “Key Interviews” ……………….
Housing Goals & Action Steps…….…………………………………………………..
2.1
2.2
2.3
2.4
2.5
2.6
SECTION 3 – ALLIANCE COMMUNITY PROFILE.
Introduction………………………………………………………………………………
Housing Market Area…………………………………………………………………..
Population Profile…………………………………………………………………........
Income Profile……………………………………………………………………………
Economic Profile…………………………………………………………………………
Housing Profile…………………………………………………………………………..
Housing Demand Situation……………………………………………………………
3.1
3.1
3.2
3.4
3.5
3.6
3.11
SECTION 4 – HOUSING DEMAND/NEEDS ANALYSIS.
Introduction……………………………………………………………………………….
Housing Demand Potential …………………………………………………………….
Housing Target Demand……………………………………………...........................
Housing Demand By Income Sector……………………………………....................
Housing Expectations for Specific Population Groups &
Price Products………………………………………………………………………….
Housing Rehabilitation & Demolition Demand……………………………………...
Housing Rehabilitation & Development Areas………………………………………
Downtown Housing Development Initiative……………….....................................
Alliance, Nebraska
4.1
4.1
4.4
4.5
4.6
4.9
4.10
4.10
i
TABLE OF CONTENTS.
TABLE OF CONTENTS (Continued).
Page
SECTION 5 –AFFORDABLE HOUSING CONCEPTS &
FINANCING/PARTNERSHIPS.
Introduction……………………………………………………………………………….
Site Analysis Process…………………………………………………………………….
Affordable Housing Development Options &
Residential Land Needs……………………………………………………………...
Housing Land Use Projections…………………………………………………………
Implementing Housing Development in Alliance, Nebraska…………….............
Housing Financial Resources…………………………………………………………..
5.4
5.5
5.9
5.10
SECTION 6 – ALLIANCE, NEBRASKA FIVE-YEAR
HOUSING ACTION PLAN.
Introduction……………………………………………………………………………….
Housing Projects………………………………………………………………………….
6.1
6.2
5.1
5.1
APPENDIX I – ALLIANCE SURVEY RESULTS.
APPENDIX II – ALLIANCE TABLE PROFILE.
Alliance, Nebraska
ii
TABLE OF CONTENTS.
LIST OF TABLES.
Table
Page
3.1
Survey of Rental Properties
Alliance & Box Butte County, Nebraska
2002-2013…………………………………………………………………………… 3.7
3.2
3.3
3.4
4.1
4.2
4.3
4.4
4.5
4.6
5.1
Vacancy Rates By Unit Type
Alliance, Nebraska
2012…………………………………………………………………………………..
3.8
Rental Property Attributes
Alliance, Nebraska
2012…………………………………………………………………………………..
3.8
Housing Structural Conditions Survey
Alliance, Nebraska
2014…………………………………………………………………………………..
3.9
Estimated Housing Demand – Target Demand & Required Budget
Alliance, Nebraska
2019………………………………………………………………………………….
4.4
Household Area Median Income (AMI)
Box Butte County, Nebraska
2014………………………………………………………………………………….
4.5
Estimated Year-Round Housing Demand By Income Sector
Alliance, Nebraska
2019………………………………………………………………………………….
4.5
Housing Demand –Target Sectors
Alliance, Nebraska
2019………………………………………………………………………………….
4.7
Housing Demand – Target Price Points (Products)
Alliance, Nebraska
2019………………………………………………………………………………….
4.8
Target Rehabilitation & Demolition Demand & Budget
Alliance, Nebraska
2019………………………………………………………………………………
4.9
Housing Land Use Projections/Per Housing Type & Age Sector
Alliance, Nebraska
2019…………………………………………………………………………………
5.5
Alliance, Nebraska
iii
TABLE OF CONTENTS.
LIST OF ILLUSTRATIONS.
Illustration
2.1
4.1
Page
Redevelopment Areas Map
Alliance, Nebraska…………………………………………………………………
2.13
Housing Development & Rehabilitation Map
Alliance, Nebraska…………………………………………………………………
4.11
Alliance, Nebraska
iv
SECTION 1
Overview of Research Activities &
Expected Outcomes.
SECTION 1
OVERVIEW OF RESEARCH ACTIVITIES & EXPECTED OUTCOMES.
OVERVIEW OF RESEARCH ACTIVITIES
&
EXPECTED OUTCOMES.
O INTRODUCTION. O
This Housing Study with Strategies for Affordable Housing provides statistical and
narrative data identifying a housing profile and demand analysis for the City of Alliance,
Nebraska. The Study describes the past, present and projected demographics, economic and
housing conditions in the Community, as well as a “Housing Action Plan,” identifying
recommended future housing projects and activities. This Housing Study recognizes housing
development in the Community as both a “quality of life” issue and an important “economic
development” event.
The Housing Study was conducted for Box Butte Development Corporation (BBDC), by
Hanna:Keelan Associates, P.C., a Nebraska based community planning and research
consulting firm, with the assistance of the BBDC Staff, Housing Steering Committee and Area
residents. Funding for this Study was provided by a Housing Study Grant from the
NEBRASKA INVESTMENT FINANCE AUTHORITY, with matching funds from BBDC
and the City of Alliance.
O RESEARCH APPROACH. O
The Alliance, Nebraska Community Housing Study is comprised of information obtained
from both public and private sources. All 2000 and 2010 demographic, economic and housing
data for the Community were derived from the U.S. Census and the 2008-2012 American
Community Survey. The projection of demographic, economic and housing data was completed
by the Consultant, with the use of these and secondary data sources and input from local
leadership and housing stakeholders.
To facilitate effective planning and implementation activities, housing demand
projections were developed for a five year period. The implementation period for
this Housing Study will be November, 2014 to November, 2019.
O PURPOSE OF STUDY. O
“The purpose of this Housing Study is to continue a ‘housing vision’ and provide a
‘vehicle to implement’ housing development programs with appropriate public and
private funding sources for Alliance, Nebraska. This will insure that proper
guidance is practiced in the development of various affordable housing types for
persons and families of all income sectors.”
Alliance, Nebraska
1.1
SECTION 1
The Objectives of this Housing Study are as follows:
 Analyze the recent past and present housing situation in Alliance, with emphasis
on determining the need for both owner and rental units for the local workforce, elderly
special populations;
 Provide a process for educating and energizing the leadership of Alliance to take
an active role in improving and creating modern and safe, both market rate and
affordable, housing options;
 Identify the future target housing needs for Alliance;
 Design program-specific housing projects to address the needs of the local workforce,
the elderly and retirees, families of all sizes and income levels and persons
with special needs;
 Establish a Downtown Housing & Redevelopment Initiative for Alliance;
 Introduce new and innovative housing programs that are a “fit” for Alliance, to
address both immediate and long-term housing needs.
 Address and eliminate any impediments and/or barriers to fair housing
opportunities for all citizens of Alliance;
This Housing Study included both quantitative and qualitative research activities. The
Qualitative activities included a comprehensive Community citizen participation program
consisting of Surveys, Housing “Listening Sessions” with key Community organizations, and
meetings with the Alliance Housing Steering Committee, comprised of Community citizens,
business and government leadership and local housing stakeholders. The purpose of these
qualitative activities was to maximize opportunities for citizen participation.
Quantitative research activities included the collection of multiple sets of statistical and
field data for Alliance. The collection and analysis of this data allowed for the projection of the
Area population and household base, income capacity and housing demand.
Alliance, Nebraska
1.2
SECTION 1
O SUMMARY. O
Future population and household growth in Alliance will be driven by new and expanded
housing and economic development and public service activities. The most critical housing
issues in the Community include promoting the development of housing for the
local workforce and young professionals, affordable to all salary income levels and
at a pace that will equal the demand of a progressively growing Community. Other
priority housing needs include providing opportunities for the elderly, first time homebuyers,
middle-income persons and families and persons with special needs.
Alliance will reach an estimated population of (at least) 8,588 by 2019. This will
represent an increase of 76 persons, or 0.9 percent, from the current (2014) estimated
population of 8,512. Alliance has the potential to reach an estimated population of 8,660, an
increase of 148, or 1.7 percent by 2019. The City will also need to prepare for any
potential “economic boosts” through job creation and economic development
activities that could result in larger population increases in Alliance. A community
housing stock consisting of safe, affordable owner and rental units is paramount to the longterm sustainability of the Community.
To meet the needs of current and future residents of the City, an estimated 166 new housing
units should be developed in Alliance by 2019. A total of 96 owner and 70 rental housing
units should be built to accommodate the housing needs of low- to moderate-income families,
the elderly and special population households, especially the housing needs of the local
workforce. A proposed Target Demand includes both new construction and purchase/rehab/
resale or re-rent activities.
Housing activities involving moderate- to substantial rehabilitation and demolition of
dilapidated housing stock will need to be implemented. Alliance currently has the need to
target an estimated 863 housing structures for moderate rehabilitation (new doors, paint,
windows, siding, roof, landscaping, etc) and an estimated 782 housing structures for
substantial rehabilitation (broken foundation, bowing/bearing walls, sagging roof, etc.).
Additionally, an estimated 211 housing structures could be targeted for demolition, due to
dilapidated conditions, making the structure not cost effective for rehabilitation.
A Downtown Housing & Redevelopment Initiative would address the target housing
opportunities and the related business expansion needs to compliment a comprehensive
Downtown housing development program.
An estimated 22 total housing units,
consisting of six owner and 16 rental housing units, should be developed in
Downtown Alliance by 2019. The Downtown has the potential to utilize an estimated
26,000 square feet for persons interested in moving to Downtown Alliance.
Alliance, Nebraska
1.3
SECTION 2
Comprehensive Citizen Participation Program.
SECTION 2
COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
COMPREHENSIVE CITIZEN
PARTICIPATION PROGRAM.
O INTRODUCTION. O
The Alliance, Nebraska Housing Study included both qualitative and
quantitative research activities. Discussed in this Section is the comprehensive
citizen participation program that was implemented to gather the opinions of
the local citizenry regarding housing issues and needs. Planning for the
Community’s future is most effective when it includes opinions from as
many citizens as possible. The methods used to gather information from the
citizens of Alliance included meetings with an organized Housing Steering
Committee, local housing “listening sessions” with Community organizations
and the implementation of three important Surveys: a “Housing Citizen Survey,”
a “Workforce Housing Needs Survey” and a “Continuum of Care for
Elderly Persons Household Survey”.
Alliance, Nebraska
2.1
SECTION 2
O HOUSING CITIZEN SURVEY. O
The “Housing Citizen Survey” was made available to households in Alliance
through an online collection process. Survey participants were asked to give
information regarding needed housing types in the Community. A total of 202
Surveys were completed. The following summarizes the results of the Survey.
The complete results of the Survey are available in Appendix I.

A majority of participants have lived in the Community of Alliance for 21
years or more; many were employed in the Non-Profit Organization,
Retail & Wholesale Trade, Health Care/Social and Education sectors.

Greatly needed housing types include housing for middle income families,
and existing employees, single family housing, general rental housing,
housing choices for first-time homebuyers, short-term rent-to-own
housing, and two+ bedroom apartments or houses.

55 percent of the Survey respondents supported Alliance using State or
Federal grant funds to conduct an owner housing rehabilitation program.

Federal grant funds to conduct a rental housing rehabilitation program.

73 percent of the Survey respondents supported Alliance
establishing a program that would purchase dilapidated houses,
tear down the houses and make the lots available for a family or
individual to build a house.

56 percent of the Survey respondents supported Alliance using
grant dollars to purchase, rehab and resell vacant housing in the
County.

Federal grant dollars to provide down payment assistance to first-time
homebuyers.
Alliance, Nebraska
2.2
SECTION 2
O WORKFORCE HOUSING NEEDS SURVEY. O
Box Butte Development Corporation (BBDC), in cooperation with major
employers, conducted a Workforce Housing Needs Survey to determine the
specific renter and owner housing needs of the Area's workforce. A total of 324
Surveys were returned.
Survey participants were asked to provide information on such subjects as issues
and barriers to obtaining affordable housing, place of employment, annual
household income and what participants could afford for monthly rent or house
payment. The following are highlights that were developed from the Survey. The
complete Survey results are available in Appendix I of this Housing Study.

Participating major employers included, but were not limited to: City
of Alliance, Box Butte General Hospital, Alliance Public Schools and
Burlington Northern Santa Fe Railroad.

Survey respondents included 230 homeowners and 94 renters. A total
of 66 participants were not satisfied with their current housing
situation. Reasons included their home was too small, in need of
substantial updating and being too far from their place of employment.
A total of 11 participants indicated an interest in moving to
Alliance.

A majority of respondents identified having the ability to afford a home
priced between $100,000 and $175,000, or a monthly house payment
between $300 and $870.

The most common barriers identified when obtaining affordable
owner housing included a lack of sufficient homes for sale,
housing prices, restrictive zoning/building codes and excessive
down payment and closing costs.

The most common barriers faced when obtaining affordable rental
housing included the high cost of rent and utilities and the
attitudes of landlords and neighbors.
Alliance, Nebraska
2.3
SECTION 2
O SENIOR (55+) HOUSEHOLD SURVEY. O
A “Continuum of Care for Elderly Persons Household Survey” was made
available at select locations in Alliance, to assist in determining the specific
immediate, short- and long-term housing and Community service needs of the
Area’s elderly (55+) population. A total of 21 Surveys were returned.
Survey participants were asked to provide information on subjects concerning the
types of housing needed for senior citizens and the appeal of a retirement housing
campus for the Community. The following are highlights from the Survey. The
complete results are available in Appendix I of this Housing Study.

Survey respondents consisted of 17 owners and four renters, the
majority being 65 to 74 years of age.

A majority of Survey respondents were satisfied with their current
housing situation.
Those not satisfied cited concerns about
maintenance/upkeep and the ability to afford certain housing unit
repairs, or needed to upgrade to a specific housing type.

Participants identified anticipating needing either a single
family home, rental duplex or a two-bedroom apartment for
rent to satisfy their housing needs within the next five years.

The bank, library, medical clinic, police/fire protection, parks
and recreation and churches were identified as the top
community services in Alliance. Emergency transportation, law
enforcement and volunteer opportunities were identified as the top
three support services in Alliance.
Alliance, Nebraska
2.4
SECTION 2
O COMMUNITY HOUSING “LISTENING SESSIONS” AND
“KEY INTERVIEWS”. O
The comprehensive citizen participation program included Housing “Listening
Sessions” with local organizations, elected leadership and general citizenry. A series of
three Housing Listening Sessions, along with several “Key Interviews” with local
elected officials, were conducted in Alliance. The following are consensus statements
made by those attending the Listening Sessions and Key Interviews.

Participants commented on a restrictive zoning/building code in the City
that prevents particular development and home improvement activities
from occurring.

Agricultural land adjacent and outside the Corporate Limits of Alliance is
highly suitable for additional housing development and Community
expansion, but owners are unwilling to sell their land. Community and
economic development leadership will need to develop partnerships with
these land owners to insure a streamlined process of future community
development and expansion.

The Burlington Northern Santa Fe Rail Yard routinely experiences large
influxes of employees, both temporary and full-time, at their facility.
Most reside in designated single room occupancy housing Alliance for an
average of three months before leaving to upgrade their housing situation.
Several employees choose to leave Alliance for other nearby Communities
for housing.

Downtown business/building owners
have not expressed an interest in
rehabilitating upper-level floors of
their buildings for residential use.
Partnerships with local contractors
and business owners may bridge this
gap through promoting affordable
housing development, redevelopment
and rehabilitation in Downtown
Alliance.

The Community of Alliance lacks
“Housing Options” for persons and
families of all ages and income
sectors. Participants identified that
available housing for sale or for rent
does not meet their family’s current
needs.
Alliance, Nebraska
2.5
SECTION 2
O HOUSING GOALS & ACTION STEPS. O
The Community of Alliance provided opportunities for input regarding the existing and future
housing situation in the City. The results allowed the Consultant to develop housing goals
for the Community of Alliance, complete with a series of action steps to achieve these goals.
The “Housing Goals & Action Steps” were created through both qualitative and
quantitative research planning activities.
The Qualitative activities included a
comprehensive Community citizen participation program consisting of the implementation of
housing Surveys, meetings with an organized Housing Steering Committee that identified the
issues and needs of the Community. Quantitative research activities included the collection
of statistical data and field observations. The analysis of this data allowed for the projection of
the Alliance population and household base, income capacity and housing profile and demand.
A complete housing target demand analysis is included in Section 4 of this
Community Housing Study.
Goal 1: The City of Alliance is projected to increase in population during the next five years.
The potential exists for an “economic boost” that would increase employment opportunities,
as well as the local population, by an estimated 15 to 20 percent by 2019. The Community of
Alliance should prepare and implement a Community Housing Initiative as both a quality
of life and economic development activity. This Housing Initiative should include the
development of a variety of housing options, up to 166 new housing units by 2019, including
an estimated 96 owner housing units and 70 new rental units. The development of up to
166 new housing units would add an estimated $29.4 Million to the Alliance property tax base.
This Housing Initiative would provide current and future residents of the City with access to a
variety of housing types for persons/families, household sizes and income sectors.

Action Step 1: The Community, or City of Alliance should create a Housing Partnership
comprised of organizations from both the private and public sector, including, but not
limited to, the Box Butte Development Corporation and the Alliance Housing Authority.
The Partnership would serve to monitor and encourage housing development in the City of
Alliance. The Partnership should work directly with both local and State housing
stakeholders and housing funders to encourage the development of specific housing
programs that meet the needs of the Community’s current and future residents, with
emphasis on housing constructed for the local workforce, young families, elderly
households, veterans and populations with special needs.
By 2019, the Community of Alliance will need to develop up to 58 owner units and
44 rental housing units for households, age 18 to 54 years, and 38 owner and 26
rental units for elderly households at 55+ years of age.
The Community of Alliance has established memberships and working
relationships with regional and community economic and housing
development organizations, including Northwest Community Action
Partnership and Panhandle Area Development District. The services and
programs provided by these organizations are vital to the successful
implementation of future affordable housing activities in Alliance.
Alliance, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019
2.6
SECTION 2

Action Step 2: The Alliance Housing Partnership should take the lead role to
design and implement a Workforce Housing Assistance Program for local major
employers to become directly involved with assisting their employees in securing
appropriate and affordable housing, with the eventual goal of becoming a homeowner in
Alliance. Approximately 60 units of the total 96 projected owner housing units, and 44
of the targeted 70 rental units needed in Alliance, by 2019, should be targeted for the
local workforce.
The Assistance Program could include, but not be limited to, locating and negotiating
the rent and/or purchase price of a housing unit and providing funding assistance.
Homebuyer assistance could be, for example, in the form of a $5,000 to $10,000 grant
and/or low-interest loan to persons and families for closing costs, down payment, etc.
These homebuyers could also be a participant in a first-time homebuyers program,
funded by the Nebraska Investment Finance Authority (NIFA) and/or the Nebraska
Department of Economic Development (NDED). A consortium of major employers
should consider forming a limited partnership to develop affordable housing
projects in Alliance, utilizing these and other available public and private
funding sources.

Action Step 3: Plan and implement a Continuum of (Housing) Residential
Care/Retirement Program in Alliance directed at persons and families 55+ years of
age. This Program would address all facets of elderly housing and supportive service
needs in Alliance, including the increasing need for in-home services and home
maintenance, repair and modification of homes occupied by elderly households in the
Community and additional affordable housing, both owner and rental, with and
without supportive services. Independent living housing types for the 55 to 75 year age
group should include smaller, space efficient detached single family houses, townhomes
and patio homes of 1,800 to 2,200 square feet. Modern programs of assisted and
long-term care living should always be on the Community’s housing agenda.
Alliance, Nebraska
2.7
SECTION 2
Goal 2: New Housing Developments. New housing developments in the Community of
Alliance should address the needs of both owner- and renter households, of all ages and
income sectors, of varied price products, producing a variety of housing options for new
and existing residents. Housing Citizen Survey participants identified housing for
moderate-income families, existing/new employees and first-time homebuyers,
single family housing consisting of three+ bedrooms, and general rental housing
as “greatly needed” in Alliance.
A portion of the targeted 166 new housing units required in Alliance, by 2019,
should consist of purchasing, rehabilitating and reselling or re-renting existing
units. Refurbished housing would be a cost effective method to provide housing
affordable to families of very low- to low-income status and satisfy a potential
“economic boost” in the Community.

Action Step 1: The Housing Partnership, will need to identify, at least, 54 acres of
land for new residential development to meet the estimated need for 166
additional housing units by 2019. Housing should be targeted for development in
both new and redeveloped neighborhoods in the Community.

Action Step 2: Produce an estimated eight units of owner housing for households of
low- to moderate-income, 44 units for moderate income households and an estimated 44
owner units for families and individuals of moderate- to upper income. Special
attention should be given the construction of single family housing units and
apartments for younger households and single family and townhome units for older
adults.
New owner housing price products should range between an
estimated $122,000 to $210,000, depending on the type of housing units and
the household income sector being targeted.

Action Step 3: Produce an estimated 48 rental housing units for persons and families
of low- to moderate-income and an estimated 22 rental units for households of
moderate- to upper-income.
The elderly household population should be targeted for new housing for all income
categories with emphasis on rental units for the low- to moderate-income persons
and/or families. Participants of the Continuum of Care for Elderly Persons
Household Survey identified a need for single family homes, two-bedroom
apartments and duplex/triplex units for rent.
Alliance, Nebraska
2.8
SECTION 2

Action Step 4: The average affordable monthly rent in Alliance should range
from $395 to $865, depending on the size, number of bedrooms and the
household income sector being served. Rental units of all types should be
constructed in Alliance, with emphasis on duplex and triplex rental units for both the
elderly and younger households and single family units for large families. A rent to
purchase option should be made available for rental units.

Action Step 5: Utilize the City’s designation as an NDED “Economic Development
Certified Community” as a marketing advantage in attracting housing developers to
build in Alliance.

Action Step 6: Additional rental housing projects are recommended for the City of
Alliance, by 2019, to meet the needs of young, single workers in the Community. These
projects should be designed and developed in a size and scale suitable for the
neighborhood location. The development of one or two SRO (Single Room
Occupancy) facilities, of eight to 10 units each, should be given consideration
to house single persons in the local workforce.

Action Step 7: New housing developments in the City of Alliance should incorporate
the construction of at least six owner and six rental housing units that address
the housing needs of persons and families with special needs.

Action Step 8: Future housing development in Alliance should focus on the needs of
Veterans and young professionals.

Action Step 9: In an effort to meet immediate housing needs in Alliance, the City
should consider allowing non-traditional housing developments at existing residential
locations. As an example, this could include allowing for the conversion of owner
occupied housing to allow for an accessory apartment and/or the development of
“granny flats” and “accessory homes” on lots typically not sized to code.
Alliance, Nebraska
2.9
SECTION 2

Action Step 10:
Future housing
development programs in Alliance
should be concentrated in the northern
and northeastern portions of City,
where new residential growth and
development is currently taking place.
Consider
new,
modern
housing
development types, such as new
subdivisions utilizing “New Urbanism”
and “Smart Growth/energy efficient”
planning concepts. Public and private
sectors should create a “shared cost”
program to finance needed public
utility,
sidewalk
and
road
improvement costs in both existing
and
improved
new
residential
developments.

Action Step 11: The City should
establish a policy for selecting,
condemning and demolishing existing
dilapidated housing. Approximately
211 structures in Alliance are
dilapidated, not cost effective to
rehabilitate,
and
should
be
targeted
for
demolition
and
replacement. A City-Wide Land
Bank
Program
should
be
established for future owner and
rental housing land development
needs, starting with land secured
via demolition.

Action Step 12: Several Downtown
commercial
buildings
could
be
adaptively reused for upper level
housing, to diversify the local housing
market and emphasize the Downtown
as
a
vibrant
commercial
and
residential center.
A total of 22
additional housing units, six
owner and 16 rental units, should
be
developed
in
Downtown
Alliance, by 2019. Housing for mixed
incomes and ages is encouraged.

Action Step 13: The Alliance
Housing Partnership should plan
and implement a Downtown
Housing and Redevelopment
Initiative that strategically matches
housing development activities with
the development of entertainment and
commercial services.

Action Step 14: Combine the efforts
of local, State and Federal funding
resources, Downtown Businesses and
the Historic Main Street Alliance
Program to expand the development of
residential development in the
Downtown. The availability of Tax
Increment Financing (TIF) and
Historical Preservation Tax Credits, in
combination with the resources of
property owners in Downtown
Alliance, should be marketed to area
developers to expand housing
development activities throughout the
Downtown.
Alliance, Nebraska
2.10
SECTION 2
Goal 3: Preservation of the Existing Owner and Rental Housing Stock. Housing
rehabilitation programs and activities in the City of Alliance should strive to protect and
preserve the existing housing stock in the Community.
Approximately 2,250
residential structures in Alliance are in need of some level of “moderate
rehabilitation,” while an additional 437 are in need of “substantial
rehabilitation.”

Action Step 1: The Community of Alliance should continue housing rehabilitation
programs for both owner and rental housing units, with emphasis on meeting the
housing rehabilitation needs of the elderly, low income families, and housing occupied
by persons with special needs. Rehabilitation of owner and renter-occupied
housing was identified as a need in Alliance by participants of the Housing
Citizen Survey.

Action Step 2: The Community of Alliance should continue to preserve housing of
historical significance. Housing that is architecturally significant or for its association
with persons or families who played key roles in the development and growth of the
Community adds to the character and uniqueness of neighborhoods.
Alliance, Nebraska
2.11
HOUSING GOALS & ACTION STEPS.
Goal 4: Financing Housing Development. The City of Alliance and housing
developers should consider both public and private funding sources to purchase/maintain
existing or construct new housing.

Action Step 1: The City should continue the pursuit of State and Federal Grants to
assist in financing housing rehabilitation, “housing purchase, rehabilitate and resale”
and “first-time homebuyer” programs. The City and private builders must work
together to coordinate the use of Community Development Block Grant funding in
combination with programs available from NIFA and NDED. Citizens that
participated in the Housing “Citizen” Survey expressed support for the City
in using State or Federal grant funds for housing programs, including
owner/renter housing rehabilitation, purchase/rehab/resale or re-rent and
down payment assistance (home purchase) programs.

Action Step 2: The City of Alliance should utilize TIF to assist in the financing of
new affordable housing developments, specifically for funding public utility and
transportation requirements. This would require the City to identify areas of blight
and substandard conditions consisting of, but not limited to, structures with major
deteriorating or dilapidated conditions, age or obsolescence of buildings and public
infrastructure, insanitary and unsafe conditions and the existence of conditions
which endanger life or property by fire or other causes.
A total of five “Redevelopment Areas” exist in the City of Alliance,
highlighted on Illustration 2.1, Page 2.13.
Two of these Areas (yellow)
include the Downtown and portions of eastern Alliance and are the most
suitable for housing development and/or redevelopment activities, utilizing
TIF dollars. The Alliance Housing Partnership should target these areas for
housing rehabilitation and/or replacement.
Crete, Nebraska Community Housing Study – 2023
Alliance, Nebraska Community Housing Study – 2019
Nebraska Community Housing Study – 2023
2.12
REDEVELOPMENT AREAS MAP
ALLIANCE, NEBRASKA
ILLUSTRATION 2.1
* Lincoln, Nebraska * 402.464.5383 *
2.13

Action Step 3: Housing developers should be encouraged to pursue and secure any and
all available tools of financing assistance for the development of new housing projects in
the Community, with the assistance of NIFA, NDED, Federal Home Loan Bank and the
Department of Housing and Urban Development, in the form of grants, tax credits and
mortgage insurance.

Action Step 4: The Alliance Housing Partnership should seek out and secure nontraditional funding sources to assist in providing the necessary gap financing to
needed housing programs and developments, including private foundations, housing
investment clubs and a local housing trust fund.
Goal 5: Impediments to Fair Housing Choice. As a Community, Alliance will need to
identify, discuss and establish a plan to eliminate all barriers and impediments to fair
housing choice in the City. All sectors of the Community, both public and private, should
play a role in this process. This would include the involvement of City government, schools,
churches and the local business sector.

Action Step 1: Address the following, primary impediments to fair housing choice in
Alliance, as identified by participants of the Alliance Workforce Housing Needs
Survey.
For Owner Households – Housing Prices, Excessive down
payment/closing costs and Lack of Sufficient homes for Sale. For Renter
Households – Cost of Rent, attitudes of neighbors and Cost of Utilities.

Action Step 2: The City of Alliance should maintain and enforce a Fair Housing
Policy, to insure all current and future residents of the Community do not experience
any discrimination in housing choice. Assist persons experiencing discrimination in
housing and provide citizens a housing discrimination complaint form upon request.
This policy should be enforced by reporting all complaints received by the City that allege
discrimination of fair housing practices to the Nebraska Equal Opportunity Commission.

Action Step 3: For persons with a disability(ies), supply fully accessible housing, both
for rent and for sale. Include supportive services where necessary. Units should be fully
accessible for persons with physical and/or sensory disabilities.

Action Step 4: Encourage lenders to aggressively market housing for minority
households. Support bilingual and impoverished families in their search for affordable
housing. This could include housing counseling, homeownership classes and information
on fair lending practices.

Action Step 5: Routinely inspect rental housing units to insure minimum standards for
dwelling units are met, as a form of Fair Housing Enforcement.

Action Step 6: Designate Alliance as a “Fair Housing Community” and create and
support a “Fair Housing Advisory Group” through the provision of adequate
resources for fair housing provisions. The Advisory Group should develop and implement
a “Fair Housing Action Plan” to ensure equal housing opportunity for all persons and
families.
2.14
SECTION 3
Alliance Community Profile.
SECTION 3
ALLIANCE COMMUNITY PROFILE.
O INTRODUCTION. O
This Section of the Alliance, Nebraska Community Housing Study with
Strategies for Affordable Housing provides a population, income, economic and
housing profile of the Community. Presented are both trend and projection analysis.
Emphasis is placed on a five-year projection of change.
Population, income, economic and housing projections are critical in the determination
of both housing demand and need in Alliance. The statistical data, projections and
associated assumptions presented in this Profile will serve as the very basic foundation
for preparing the Community with a future housing stock capable of meeting the needs
of its citizens.
The analysis and projection of demographic variables are at the base of all major
planning decisions. The careful study of these variables assists in understanding
changes which have and are occurring in a particular planning area. The projection of
pertinent demographic variables in Alliance included a five-year period, November,
2014 to November, 2019. This planning period provides a reasonable time frame for
development and allows the Consultant to propose demographic projections with a high
level of confidence.
The following narrative provides population, income, economic and housing trends and
projections for the Community of Alliance. All statistical Tables are included in
Appendix II of this Community Housing Study.
O EFFECTIVE (HOUSING) MARKET AREA. O
The Effective (Housing) Market Area
(EMA) for Alliance is divided into two
segments, a Primary and a Secondary
Housing Market Area.
The Primary
Housing Market Area includes all of the
City of Alliance. The Secondary Housing
Market Area includes the surrounding area
of Alliance, including portions of Box Butte,
Morrill, Sheridan and Garden Counties. In
order for the Community to attract residents
from the Secondary Area, the Box Butte
Development Corporation (BBDC) needs to
create partnerships that can provide a variety
of housing types, owner and renter, at various
price ranges, for all income levels/age groups.
Alliance, Nebraska
3.1
SECTION 3
O POPULATION PROFILE. O
Population Trends and Projections.
The population of the previous two Decennial Censuses (2000 and 2010) recorded a
decrease in population for Alliance. The Community’s population decreased from
8,959 in 2000, to 8,491 in 2010, a decrease of 468 persons, or 5.2 percent.
Currently (2014), the population for the Community is an estimated 8,512 and is
expected to increase by an estimated 0.9 percent, or 76, from 2014 to 2019, for an
estimated “medium” population projection of 8,588. The Community has the
potential to increase by an estimated 1.7 percent, or 148, to reach a “high”
population projection of 8,660, via increased housing and economic development
efforts and job creation.
The Alliance population may increase beyond the “high” projected
population in the event of an “economic boost” or a spike in employment
hiring activities by some of Alliance’s major employers, including the
Burlington Northern Santa Fe Railroad. City administration and BBDC
members will need to be cognizant of these activities in an effort to increase housing
development and rehabilitation activities.
An increasing population base
contributes to the need for new and improved housing for various forms, types and
sectors of the Community.
Age.
The “55 to 64” age group experienced the largest increase in population from 2000
to 2010, increasing by 435, or from 755 to 1,190. This age group is projected to
experience the largest increase (again) in population by 2019, 162 persons, or 12.3
percent.
The 55+ population groups, including elderly and frail-elderly populations,
are projected to increase by 2019. This is due, to several factors, including
a population that is aging in place, elderly populations from surrounding
Communities choosing to move to Alliance, and the development of new
elderly-related housing facilities, including retirement communities.
The current median age in Alliance is an estimated 40.2 years.
median age is projected to increase, but remain stable, at 41 years.
By 2019, the
Alliance, Nebraska
3.2
SECTION 3
Persons Per Household.
Persons per household decreased in Alliance, from 2000 to 2010, from 2.46 to 2.34.
Currently, the number of persons per household is an estimated 2.33. By 2019,
persons per household in Alliance is projected at an estimated 2.31.
Hispanic Origin.
Persons of Hispanic origin comprised an estimated 8.9 percent, or 801 of the total
8,959 persons living in Alliance in 2000. The Hispanic population increased from
2000, to consist of and comprised an estimated 12.3 percent of the Alliance
population, or 1,048 of the total 8,491 residents. This trend is likely to continue,
due to several employment opportunities in the Community.
Alliance, Nebraska
3.3
SECTION 3
O INCOME PROFILE. O
Information presented in the Income Profile of this Housing Study assists in
determining the number of households within Alliance having the financial capacity
to afford housing. In addition, the analysis of household incomes assist in
determining the size, type and style of housing needed in the Community. While
upper income housing has no limitations, low cost and government subsidized
housing are subject to federal regulations, such as size and type.
Per Capita Income.
Per capita income is equal to the gross income of an area (State, County, City,
Village) divided equally by the number of residents residing in the subject area. Per
capita income is presented for Box Butte County, Nebraska is, relatively, reflective
of the per capita income situation in Alliance. In 2014, per capita income in Box
Butte County is an estimated $41,078, an increase of 64.8 percent from 2002. By
2019, per capita income in Box Butte County is projected to increase an
estimated 15.2 percent, to $47,325.
The median income for all households in Alliance, in 2014, is an estimated
$45,512. The Community’s household median income is projected to increase to
$50,690, or 11.4 percent by 2019.
For households with persons 65+ years of age, the median income in 2014
is estimated to be $28,042. By 2019, this median income is expected to
increase to $31,593, or 12.6 percent.
Cost Burdened/Housing Problems.
A number of households throughout Alliance are considered to be “Cost
Burdened” and/or have one or more “Housing Problems”. A cost burdened
household is one paying 30 percent or more of their income on housing costs, which
may include mortgage, rent, utilities and property taxes. A household is considered
to have housing problems if the housing unit is overcrowded (more than one person
per room) and/or if the household lacks complete plumbing. An estimated 358
owner households and 481 renter households have been identified as cost
burdened and/or experiencing housing problems. By 2019, an estimated
328 owner and 448 renter households are projected to be cost burdened
with housing problems.
Alliance, Nebraska
3.4
SECTION 3
O ECONOMIC PROFILE. O
The following discussion provides a general Economic Profile of Box Butte
County. Economic trends and projections of the County reflect that of the City of
Alliance. Included is a review of relevant labor force data, annual employment
trends and the identification of major employers.
Employment Trends.
Between 2003 and 2013, the unemployment rate in Box Butte County ranged from
a high of 6.8 percent to a low of 3 percent. During this period, the total number of
employed persons decreased by 86.
Currently, an estimated 5,378 persons are employed in Box Butte County, an
increase from the 2013 number of 5,337. The trend of an increase workforce base is
projected to continue, with an estimated 5,521 employed persons in the County, by
2019.
Employment By Type.
Overall, non-farm employment (wage and salary) increased by 0.1 percent, between
2011 and 2013. The largest percent increases occurred in the Professional &
Business and Goods-Producing Sectors.
Alliance is home to several large employers, including, but not limited to,
the Burlington Northern Santa Fe (BNSF) (Railroad) Railyard, Alliance
Public Schools, Parker Hannifin, WESTCO and Box Butte General
Hospital; each having 300+ employees.
BNSF Railyard has experienced both large increases and decreases in
their employee base. In an effort to retain the workforce of the BNSF
Railyard and other employers, a partnership could be formed between
employers and local housing, community and economic development
entities to create various owner and rental housing types, including single
room occupancy/transitional housing for their employees.
Alliance, Nebraska
3.5
SECTION 3
O HOUSING PROFILE. O
Households.
Currently, an estimated 3,588 total households exist Alliance, consisting of
2,397 owner households and 1,191 renter households. By 2019, renter
households will account for an estimated 33.6 percent of the households in the
Community. Alliance is projected to experience an increase in both owner
and renter households, by 2019.
Group quarters include such housing structures as dormitories, nursing care
centers, correctional facilities, etc. The number of persons in group quarters in the
Community, currently estimated at 151, is expected to decrease, slightly, during the
next five years to an estimated 146.
Housing Units/Vacancy & Occupancy.
Currently, Alliance is comprised of an estimated 4,116 housing units,
consisting of approximately 2,586 owner and 1,530 rental units. Of these
4,116 units, approximately 528 are vacant, resulting in an overall, housing vacancy
rate of 22.1 percent; an estimated 189 owner and 339 rental vacant units. This
results in an owner vacancy rate of 7.3 percent and a renter vacancy rate of 22.1
percent.
An estimated 39.1 percent of the existing housing stock in Alliance was built prior
to 1940. A total of 25 housing structures have been demolished or lost in the
Community since 2010.
The Adjusted Housing Vacancy Rate includes only vacant units that are
available for rent or purchase, meeting current housing code and having modern
amenities. The overall adjusted housing vacancy rate for Alliance is an
estimated 5.1 percent, which includes an adjusted owner housing vacancy
rate of 3.6 percent and adjusted rental housing vacancy rate of 7.3 percent.
This concludes that the Community has an owner housing vacancy
deficiency and has a lack of available, quality owner housing.
Alliance will need to continue consistent housing production during the
next five years. This can be accomplished by building new homes and
rehabilitating (economically worthy) existing housing units.
Alliance, Nebraska
3.6
SECTION 3
Table 3.1 identifies a Survey of rental properties, conducted by the Nebraska
Investment Finance Authority, for Alliance for 2012 and 2013, and Box Butte
County, from 2002 to 2012. A total of 18 rental properties in Alliance participated
in the 2013 Survey, totaling 584 rental housing units. Results identified a 2013
rental housing vacancy rate of 6.7 percent.
The survey of rental properties revealed that units in Alliance took an average of 22
days to occupy and 26 days, County-wide. An estimated 6.8 percent rental vacancy
rate existed in Box Butte County, in 2013.
TABLE 3.1
SURVEY OF RENTAL PROPERTIES
ALLIANCE & BOX BUTTE COUNTY, NEBRASKA
2002-2013
Completed
Year
Surveys
Total Units
Alliance:
Box Butte
County:
Vacancy
Rate (%)
Absorption
Rate (Days)
2012
2013
20
18
919
584
5.8
6.7
23.3
22.0
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
6
8
7
16
15
17
20
18
17
21
23
22
259
469
503
533
643
725
590
758
702
573
952
632
20.5
22.0
8.7
15.8
11.2
11.0
7.8
21.8
14.5
5.1
5.7
6.8
33.1
47.2
41.1
35.0
34.7
51.3
22.0
23.1
59.4
23.2
41.4
26.0
Source: Nebraska Investment Finance Authority, 2014.
Alliance, Nebraska
3.7
SECTION 3
Table 3.2 identifies the 2012 vacancy rate by unit type for Alliance. For Only
39 of the total 584 managed units that were surveyed were available. The total
rental vacancy rate was an estimated 6.7 percent.
TABLE 3.2
VACANCY RATES BY UNIT TYPE
ALLIANCE, NEBRASKA
2012
Type of Units
Single Family Units
Apartments
Mobile Homes
Not Sure of Type
Total Units
Units Managed
61
515
0
8
584
Available Units
4
34
0
1
39
Vacancy Rate (%)
6.6
6.6
-12.5
6.7
Table 3.3 identifies rental property attributes for Alliance, for 2012. Seven
properties had a wait list. A total of 161 individuals were recorded as being on a
wait list for rental housing.
TABLE 3.3
RENTAL PROPERTY ATTRIBUTES
ALLIANCE, NEBRASKA
2012
Attributes of Completed Surveys
Units with Rental Assistance
Have Wait List
Wait List Size
Responses
9
7
161
Alliance, Nebraska
3.8
SECTION 3
Housing Conditions.
A Housing Structural Condition Survey, identified in Table 3.4, was
implemented for Alliance, via the Box Butte County Assessor’s Office, to determine
the number of structures showing evidence of minor or major deterioration or being
dilapidated.
The housing structural conditions survey identified an estimated 77 percent of the
local housing structures as being in “Average” to “Very Good” condition. A total of
690 total housing structures in “Badly Worn” or “Worn Out” condition. During the
next five years, these structures should be targeted for substantial rehabilitation or
demolition. Units in “Worn Out” condition have the highest potential to be targeted
for demolition and should be replaced with appropriate, modern, safe and decent
housing units, with a special focus on the local workforce populations.
TABLE 3.4
HOUSING STRUCTURAL
CONDITIONS SURVEY
ALLIANCE, NEBRASKA
2014
Very Good
Good
Average
Badly Worn
Worn Out
Total
37
635
1,683
599
91
3,045
Source: Box Butte County Assessor’s Office.
Hanna:Keelan Associates, P.C., 2014.
Alliance, Nebraska
3.9
SECTION 3
Housing Values.
The cost of housing in any Community is influenced by many factors, primarily the
cost of construction, availability of land and infrastructure and, lastly, the
organizational capacity of the Community to combine these issues into an
applicable format and secure the appropriate housing resources, including land and
money. The City of Alliance is challenged to organize necessary resources to meet
the needs of their residents, including both financial and organizational resources.
Currently, the Alliance median owner housing value is an estimated $92,300. By
2019, the estimated median housing value is projected to increase an estimated 8.8
percent to $100,500.
The current estimated median gross rent for Alliance is $520. The median gross
rent is projected to increase an estimated 8.3 percent to $563.
Affordable Housing Stock.
With the population and number of housing units projected to increase, by 2019, it
is important appropriate, affordable housing stock of various types be available in
the Community, including housing for new and existing families, retirees, the
elderly and persons with a mental and/or physical disability(ies). Residents and
local housing stakeholders have expressed a need for larger, more affordable
housing units to meet the demand of families, as well as an active role in housing
rehabilitation for homes that are cost effective for such activity.
The Community of Alliance currently has an estimated 138 units of affordable
housing in seven housing projects. These projects are funded by the Nebraska
Investment Finance Authority, Nebraska Department of Economic Development
and Department of Housing and Urban Development. Each of these affordable
housing projects sustain a 95 to 98 percent occupancy.
The Community also has an estimated 56 units of assisted living and 137 beds of
skilled nursing/long-term care for elderly persons.
The Alliance Housing Agency (Authority) also produces/manages 187 Section 8
Vouchers for rental assistance for low-income persons and families.
Alliance, Nebraska
3.10
SECTION 3
O HOUSING DEMAND SITUATION O
Approximately 116 new housing units have been built in Alliance since 2000. The
majority of these new homes were built in the northern portions of the Community,
where new residential subdivisions have been platted. Most of the owners of these
new homes are previous homeowners or renters from the Community, desiring to
move into a new/larger or more appropriate housing situation.
Some of the housing needs expressed in the Housing Surveys and during the
Housing Steering Committee Meetings and Listening Sessions included housing
for middle income families, and existing employees, single family housing,
general rental housing, housing choices for first-time homebuyers, shortterm rent-to-own housing, and two+ bedroom apartments or houses.
Participants of the “Household Citizen” and “Workforce Housing Needs” Surveys
stressed a need for expanded housing options that include safe, decent and
affordable housing and rehabilitation or demolition of distressed housing structures
in the Community. Future housing activities in the Community should be directed
towards providing the local workforce and first-time homebuyers with a variety of
housing options through both new construction and the moderate- or substantial
rehabilitation of the current housing stock.
Survey respondents identified a need for both affordable owner and renter housing
options, consisting of three+ bedrooms to support large families. There is an
increasing need for starter homes in Alliance, especially in the $125,000 to $175,000
price range for first-time homebuyers.
The rehabilitation of homes in Alliance could help to meet the needs of households
wanting to purchase a home within a moderate price range. Both a purchaserehabilitate-resale/re-rent program and a “Land Bank” Program are recommended.
Elderly housing in Alliance is available, but more is needed. A home
repair/modification program would be appropriate to assist elderly persons to stay
in their homes. Future housing options for elderly persons in the Community
should also include low- to medium density housing, such as duplexes, triplexes and
town homes.
Alliance, Nebraska
3.11
SECTION 4
Housing Demand/Needs Analysis.
SECTION 4
HOUSING DEMAND/NEEDS ANALYSIS.
O INTRODUCTION. O
This Section of the Alliance, Nebraska Housing Study with Strategies for
Affordable Housing provides a Housing Needs/Demand Analysis.
The
needs/demand analysis includes the identification of housing “target” demand for
both new housing development and housing rehabilitation activities.
O HOUSING DEMAND POTENTIAL. O
To effectively determine housing demand potential, three separate components were
reviewed. These included (1) housing demand based upon new households, the
replacement of substandard housing units and the need for affordable
housing units for persons/families cost burdened, (2) vacancy deficiency
(demand), and (3) local “pent-up” housing demand. The following describes each
of these components.
(1) HOUSING DEMAND-NEW HOUSEHOLDS, REPLACEMENT &
AFFORDABLE DEMAND.
New households, the replacement of substandard housing and the assistance that can
be provided to maintain affordable housing, for both its present and future households,
are important considerations in the determination of a housing demand potential for
any particular neighborhood or community.
Future Households.
The Community of Alliance is projected to increase in both population and
households by 2019. Population is projected to increase an estimated 0.9
percent from 2014 to 2019, or from 5,812 to 8,588. Households are projected to
increase from the current (2014) estimate of 3,588, to 3,654 by 2019. Housing
development programs will need to be implemented to insure safe, decent and
affordable housing is provided for both current and new residents.
Alliance, Nebraska
4.1
SECTION 4
Substandard Units/Overcrowded Conditions.
A substandard unit, as defined by HUD, is a unit lacking complete plumbing, plus
the number of households with more than 1.01 persons per room, including
bedrooms, within a housing unit. The 2000 and 2010 Census and research
completed by Hanna:Keelan produced data identifying substandard housing units
and housing units having overcrowded conditions.

According to the Box Butte County Assessor’s Office, 1,683 total housing
structures are rated in “Average” condition, while 690 structures are
rated in “Badly Worn” or “Worn Out” condition. During the next five
years, these structures should be targeted for substantial rehabilitation or
demolition. Units in poor to salvage condition have the highest potential to
be targeted for demolition and should be replaced with appropriate, modern,
safe and decent housing units, with a special focus on the local workforce
populations.

Currently, an estimated 94 units, or 2.5 percent of all housing units in
Alliance have overcrowded conditions, while 23 units, or 0.6 percent of all
housing units, lack complete plumbing. This number of overcrowded housing
units could increase by 2019 if action is not taken to provide appropriate
housing to accommodate larger families.
Cost Burdened Households.
Owner and renter households experiencing cost burden are paying more than 30
percent of their income towards housing costs, including maintenance and mortgage
payments. Currently, an estimated 22.5 percent, or 806 of the total 3,588
households in Alliance, are considered cost burden. This equals an estimated
358 owner and 481 renter households. By 2019, the number of renter and owner
(housing) cost burdened households is projected to decline. Action should continue
to be taken to create more affordable housing units in the Community.
Alliance, Nebraska
4.2
SECTION 4
(2) HOUSING VACANCY DEFICIENCY (DEMAND).
Housing vacancy deficiency is defined as the number of vacant units lacking in
a Community, whereby the total percentage of vacant, available, code acceptable
housing units is less than 6 to 7 percent. A vacancy rate of 6 percent is the
minimum rate recommended for Alliance, to have sufficient housing available for
both new and existing residents.
An adjusted housing vacancy rate considers only available, year-round, vacant
housing units meeting the standards of local codes and containing modern
amenities.
Currently, the City of Alliance has an overall estimated housing vacancy
rate of 12.8 percent. The overall adjusted housing vacancy rate, which
considers housing units strictly for sale or for rent and meet City code, is
an estimated 5.1 percent. This includes a 3.6 percent owner housing
vacancy rate and a 7.3 percent renter housing vacancy rate, identifying an
owner housing vacancy deficiency in Alliance.
(3) “PENT-UP” HOUSING DEMAND.
The “Pent-Up” housing demand is defined as those current residents of Alliance
needing and/or wanting to secure a different and/or affordable housing type during
the next five years. This would include persons from all household types and income
sectors of the Community, including elderly, families, special populations, etc., verylow to upper-income. This includes persons and families needing a different type of
housing due to either a decrease or increase in family size, as well as households
having the income capacity to build new and better housing. Most often, pent-up
housing demand is created by renter households wanting to become a homeowner,
or vice-a-versa.
Alliance, Nebraska
4.3
SECTION 4
O HOUSING TARGET DEMAND. O
Table 4.1 identifies the estimated housing target demand for Alliance by 2019.
Community leadership and local housing stakeholders and providers need to be focused
on this housing target demand and achieving reasonable goals that will effectively
increase the quantity and quality of housing throughout the Community.
The total estimated five-year target housing demand is 166 units, including an
estimated 96 owner and 70 renter units. The total estimated development
cost, by 2019, is $29.4 million. Housing projects should include both, new
construction and purchase/rehab/resale or re-rent activities.
A demand for new and/or rehabilitated housing units exists in Downtown
Alliance. A total of 22 units, consisting of six owner and 16 rental housing
units, should be created in Downtown Alliance, by 2019. The Downtown has
the potential to utilize an estimated 26,000 square feet of living space for
persons and families.
TABLE 4.1
ESTIMATED HOUSING DEMAND TARGET DEMAND & REQUIRED BUDGET
ALLIANCE, NEBRASKA
2019
Target Demand*
Owner
Rental
Total Demand
96
70
166**
Est. Required
Budget
$29.4 M
*Based upon new households, providing affordable housing for 10% of cost burdened
households, with housing problems, replacement of 10% substandard (HUD) housing
stock, absorb owner housing vacancy deficiency by creating 6% vacancy rate
consisting of structurally sound housing units, build for Pent-Up demand at 1.5%.
Includes both new construction and purchase-rehab-resale or re-rent.
**Includes Downtown Housing Target: 22 Units - 6 Owner, 16 Rental.
Source: Hanna:Keelan Associates, P.C., 2014.
Alliance, Nebraska
4.4
SECTION 4
O HOUSING DEMAND BY INCOME SECTOR. O
Table 4.2 presents the estimated household AMI, per household size for Box Butte
County, Nebraska, which apply to Alliance.
TABLE 4.2
HOUSEHOLD AREA MEDIAN INCOME (AMI)
BOX BUTTE COUNTY, NEBRASKA
2014
1PHH
2PHH
3PHH
4PHH
5PHH
6PHH
7PHH
8PHH
30% AMI
50% AMI
60% AMI
80% AMI
100%AMI
125%AMI
$18,500
$30,800
$36,960
$49,250
$61,600
$77,000
$19,850
$33,100
$39,720
$52,900
$66,200
$82,750
$21,250
$35,350
$42,420
$56,550
$70,700
$88,375
$22,600
$37,650
$45,180
$60,200
$75,300
$94,125
$12,000
$19,950
$23,940
$31,950
$39,900
$49,875
$13,700
$22,800
$27,360
$36,500
$45,600
$57,000
$15,400
$25,650
$30,780
$41,050
$51,300
$64,125
$17,100
$28,500
$34,200
$45,600
$57,000
$71,250
Source: U.S. Department of Housing & Urban Development
Table 4.3 identifies the estimated year-round target housing demand, for
Alliance, for 2019, by income sector. Approximately 166 new units, consisting
of 96 owner and 70 rental units, should be targeted by 2019. Owner units should
focus on aiding families who have an Average Median Income (AMI) of 81 percent or
higher, while a majority of rental units should focus on families between 61 percent
and 125 percent AMI. These income sectors largely represent the middle- to upperclass persons and families of Alliance. Housing for persons with incomes at or
below 60 percent AMI are typically developed for persons with special needs and/or
very-low to low-income families.
TABLE 4.3
ESTIMATED YEAR-ROUND HOUSING DEMAND BY INCOME SECTOR
ALLIANCE, NEBRASKA
2019
Income Range
Type
Owner
Rental
0%-30%
AMI
0
4
31%-60% 61%-80%
AMI
AMI
8
12
22
22
81%-125%
AMI
32
14
126%+
AMI
44
8
Totals
96
70
Alliance, Nebraska
4.5
SECTION 4
O HOUSING EXPECTATIONS FOR
SPECIFIC POPULATION GROUPS & PRICE PRODUCTS. O
Target populations include elderly, family and special needs, per Area Median Income
(AMI). The housing types in Alliance include both owner and rental units of varied
bedroom types. This will allow housing developers to pinpoint crucial information in
the development of an affordable housing stock for the appropriate population sector. A
majority of homes in the Area should be geared toward family populations, including
those in the local workforce.
Table 4.4, Page 4.7 identifies housing target demand for the Alliance, for specific
population groups by 2019. A total of 166 units will be needed in Alliance by 2019,
consisting of 96 owner and 70 rental units. This includes an estimated 64 total units
for elderly (55+) populations, 90 total units for families and 12 total units for special
populations, or those with a mental or physical disability(ies). An estimated 104
housing units, consisting of 60 owner and 44 rental units should be built for
the workforce population in the Community.
Table 4.5, Page 4.8, identifies proposed housing types by price point or
product with the given Area Median Income (AMI) for Alliance, by 2019. The
owner housing type most needed are units with three or more bedrooms, for persons
or households at or above 81 percent AMI with an average affordable purchase price
at or above $174,100. Two-bedroom rental units, with an average affordable
monthly rent of $535 and three-bedroom units with an average affordable monthly
rent of $595 present the greatest need in the Community
Three-bedroom units at an average purchase price of $124,900 and threebedroom units at an estimated average monthly rent cost of $535 are the
most needed housing types for the workforce population in Alliance.
Alliance, Nebraska
4.6
SECTION 4
TABLE 4.4
HOUSING DEMAND – TARGET SECTORS
ALLIANCE, NEBRASKA
2019
OWNER
UNITS
Elderly (55+)
Family
Special
Populations1
Subtotals
RENTAL
UNITS
Elderly (55+)
Family
Special
Populations1
Subtotals
TOTALS
31%-60%
0
4
61%-80% 81%-125%
4
12
6
20
126%+ TOTALS
22
38
22
52
Workforce
Sector
45%+ AMI
14
44
4
8
2
12
0
32
0
44
6
96
2
60
0%-30%
0
2
8
12
6
14
6
8
6
2
26
38
10
32
2
4
2
22
2
22
0
14
0
8
6
70
2
44
4
30
34
46
52
166
104
* Includes lease- or credit-to-own units.
1 Any person with a special housing need due to a cognitive and/or mobility and/or other physical disability.
Note: Housing demand includes both new construction & purchase/rehab/resale or re-rent.
Alliance, Nebraska
4.7
SECTION 4
TABLE 4.5
HOUSING DEMAND – TARGET PRICE POINTS (PRODUCTS)
ALLIANCE, NEBRASKA
2019
PRICE – PURCHASE COST (Area Median Income)
Owner
Units*
2 Bedroom1
3+ Bedroom
TOTALS
(31%-60%)
$118,900*
3
5
8
(61%-80%)
$128,800*
4
8
12
(81%-125%)
$174,100*
8
24
32
(126%+)
$210,900*+
12
32
44
Totals
27
69
96
Work Force
(45%+ AMI)
$124,900*
10
50
60
Rental
Units**
1 Bedroom1
2 Bedroom1
3+ Bedroom
Totals
(0%-30%)
$395**
2
2
0
4
(31%-60%) (61%-80%)
$535**
$595**
6
2
12
8
4
12
22
22
(81%125%)
$775**
0
4
10
14
(126%+)
$865**+
0
2
6
8
Totals
10
28
32
70
Work Force
(45%+ AMI)
$535**
6
12
26
44
1 Includes
Downtown Housing Units.
*Average Affordable Purchase Price.
**Average Affordable Monthly Rent.
NOTE: Housing demand includes both new construction and purchase-rehab-resale or re-rent.
Alliance, Nebraska
4.8
SECTION 4
O HOUSING REHABILITATION & DEMOLITION DEMAND. O
Table 4.6 identifies the target rehabilitation and demolition demand for
Alliance, by 2019. The data presented is based on information collected from the Box
Butte County Assessor’s Office.
A total of 863 units are identified for moderate rehabilitation in Alliance, at an
estimated cost of $23 Million, while an estimated 782 units, pending appraisal
qualification, are identified for substantial rehabilitation, at an estimated
cost of $32 Million.
Up to 211 housing units in Alliance should be considered not cost effective for
rehabilitation and demolished. The estimated cost of demolition will range
(depending on acquisition of the housing unit) from an estimated $4.7 Million to $14.5
Million.
Land being occupied by “bad and unsafe” housing should be secured in a
single City “Land Bank,” reserved for future housing development. BBDC will
need to take a proactive role in housing development and rehabilitation
activities in the Community.
TABLE 4.6
TARGET REHABILITATION & DEMOLITION DEMAND & BUDGET
ALLIANCE, NEBRASKA
2019
- Moderate Rehabilitation
- Substantial Rehabilitation
- Demolition
863 / $23,301,000
782* / $32,062,000
211 / $4,747,234**
$14,504,000***
*Pending Appraisal Qualification.
**Estimated Cost without Acquisition.
***Estimated Cost with Acquisition.
Alliance, Nebraska
4.9
SECTION 4
O HOUSING REHABILITATION & DEVELOPMENT AREAS. O
The need for new housing development, along with the rehabilitation or
preservation of existing housing is important for the Community of Alliance, see
Illustration 4.1. The field analysis completed as an activity of this Community
Housing Study included research of the condition of the existing housing stock. A
majority of the housing stock in Alliance is in “average” condition, as per the Box
Butte County Assessor’s Office. “Pockets” or areas where houses have deteriorated
to the extent of needing substantial rehabilitation, or in some cases, demolition, do
exist, particularly in areas surrounding the Downtown, along the Highway 2
corridor and near the Burlington Northern Santa Fe Railroad corridor. Housing
that is not cost effective to be rehabilitated should be targeted for demolition and
replacement to take advantage of the existing infrastructure for new affordable
housing development.
The recently-updated Alliance Comprehensive Plan features an existing land
use analysis which includes the identification of vacant and agricultural land within
and adjacent the Corporate Limits of the Community.
According to the
Comprehensive Plan, an estimated 236 parcels of land, comprised of 189.3 acres
exist within or adjacent the City of Alliance. These land areas could potentially be
suitable for new housing development. The most favorable locations for new
residential development is located in the northern portions of Alliance,
particularly northeast and northwest of the current Corporate Limits.
These areas are generally free from of natural and man-made constraints to growth
such as floodplains, steep topography and areas in close proximity to current
developing areas and Community amenities.
O DOWNTOWN HOUSING DEVELOPMENT INITIATIVE. O
The City of Alliance has an opportunity to plan and implement a Downtown
Housing Development initiative. An estimated 22 units, including six owner
and 16 rental units, could potentially be developed in the Downtown. Page 4.12
provides a summary of a Downtown Housing & Redevelopment Initiative.
This information demonstrates the importance of including Federal, State and Local
funding and private financing in the development of both housing and related
commercial development in the Downtown.
Alliance, Nebraska
4.10
SECTION 4
HOUSING DEVELOPMENT &
REHABILITATION AREAS MAP
ALLIANCE, NEBRASKA
ILLUSTRATION 4.1
* Lincoln, Nebraska * 402.464.5383 *
Alliance, Nebraska
4.11
SECTION 4
SUMMARY
COMMUNITY OF ALLIANCE, NEBRASKA
DOWNTOWN HOUSING & REDEVELOPMENT INITIATIVE.
A. Housing Target Demand - 2019:
City-Wide – 166 Units (Owner = 96; Rental = 70).
Downtown – 22 Units (Owner = 6; Rental = 16) (13.2% of City Demand).
B. Downtown Housing Target Demand = 22 Units:
Estimated Square Feet = 26,000.
Estimated Development Cost = $5,400,000.
Estimated Additional Real Estate Tax Requirement,
or Increment = $132,000 (Mid 15yr Term).
Housing Tax Increment Financing Opportunity:
$1,400,000 ($132,000 @ 15yrs @ 4.5%).
C. Economic Impact of Housing, i.e. Retail, Services, Food,
Entertainment, etc.:
Estimated Added Real Estate Tax Requirement,
Economic Impact Tax Increment Financing Opportunity:
$408,000 ($38,000 @ 15yrs @ 4.5%).
D. Total Estimated Costs & Funds Required for the Alliance Downtown
Housing & Redevelopment Initiative = $7,000,000.
$1,808,000 (TIF/Assessment Loan 25.8%).
$2,742,000 (Other Local, State, Federal Funding* 39.2%) &
$2,450,000 (Private Financing 35%).
*Additional TIF; Area Bucket, CRA Assessment; CDBG, HOME, LIHTC, etc.
-----------* Becky Hanna, Tim Keelan, Lonnie Dickson, AICP, Keith Carl *
Alliance, Nebraska
4.12
SECTION 5
Affordable Housing Concepts &
Financing/Partnerships.
SECTION 5
AFFORDABLE HOUSING CONCEPTS & FINANCING/PARTNERSHIPS.
AFFORDABLE HOUSING CONCEPTS &
FINANCING/PARTNERSHIPS.
O INTRODUCTION O
Section 5 of this Housing Study provides a discussion of site analysis and
affordable housing concepts for the City of Alliance. As housing programs are
implemented in Alliance, the potential sites for future housing developments will
need to be identified. Proper site selection will greatly enhance the marketability of
housing in the Community.
Also included is a presentation and discussion of various affordable housing
development options successfully being implemented in Nebraska today. The
Community of Alliance can consider these and other successful affordable housing
models in the development of needed housing.
O SITE ANALYSIS PROCESS O
The location of a proposed housing project to pertinent facilities and services
crucially influences the benefits a person can derive from society.
These
facilities/services are comprised of many things, including schools, shopping,
recreation and medical, to name a few.
Physical capabilities, age and household structure establish the priority for
particular amenities. The services/amenities of households for the elderly and
persons with a physical or mental disability(ies) differ from those needed by young
and middle-aged families. Facilities are prioritized into categories: Primary and
Secondary Services.
In an attempt to rate a subject property in terms of proximity of Primary and
Secondary amenities, a point scale was derived based upon distance. The criteria
presented on the following page provides a basis from which to analyze a proposed
housing site. If, for example, the medical facility was located one mile from a
proposed housing site, one (1) point would be awarded to elderly/disabled housing
and three (3) points would be allocated for family housing. For each housing type, a
minimum total of 14 to 16.5 points are required for recommended development.
However, in smaller, rural communities the total number of points will vary based
upon the types of services and amenities available in the Community.
Alliance, Nebraska
5.1
SECTION 5
Residential Site Analysis Criteria
Housing for the Elderly and Disabled
Primary
Points
3
Points
2
Points
1
A.
B.
C.
D.
E.
Wkg.
Wkg.
Wkg.
½M
½M
½M
½M
½M
¾M
¾M
1M
1M
1M
1M
1M
1M
1M
2M
2M
3M
3M
Wkg.
Wkg.
½M
½M
1M
1M
½M
½M
¾M
¾M
2M
2M
1M
1M
1M
1M
3M
3M
2M
3M
4M
Grocery
Drug
Medical
Shopping
Religious
Secondary
F.
G.
Educational
Recreational
Family Housing
Primary
A.
B.
C.
D.
E.
F.
Educational
Recreational
Shopping
Religious
Grocery
Drug
Secondary
G.
Medical
Notes: Wkg = Within Walking Distance
M = Miles
Alliance, Nebraska
5.2
SECTION 5
The following provides a list of environmental criteria that should be
avoided in selecting a site for housing development.

Floodplain/wetland locations, which require lengthy public review process
and consideration of alternative sites in the area.

Sites in or adjacent historic districts, buildings or archeological sites, which
may mean expensive building modifications to conform to historic
preservation requirements and a lengthy review process.

Sites near airports, railroads or high volume traffic arteries which may
subject residents to high noise levels, air pollution and risks from possible
accidents.

Sites near tanks that store chemicals or petrochemicals of an explosive or
flammable nature.

Sites near toxic dumps or storage areas.

Sites with steep slopes or other undesirable access conditions which may
make them undesirable for use.
In addition to the previously mentioned criteria, the U.S. Department of Housing
and Urban Development (HUD) provides guidelines for analyzing proposed housing
sites. In Chapter 1 and Chapter 4 of the HUD 4571.1 Rev.-2, HUD addresses the
importance and requirements of proposed site locations:
“Site location is of the utmost importance in the success of any
housing development. Remote or isolated locations are to be
avoided. Projects which, by their location or architectural
design, discourage continuing relationships with others in the
community will not be approved (are not acceptable). A
primary concern is that the project not be dominated by an
institutional environment.”
Alliance, Nebraska
5.3
SECTION 5
O AFFORDABLE HOUSING DEVELOPMENT OPTIONS &
RESIDENTIAL LAND NEEDS O
A total of 166 new housing units have been targeted for the City of Alliance by
2019. This would include up to 96 owner units and 70 rental units throughout the
Community. Vacant land will need to be made available, both, within and adjacent
the Alliance Corporate Limits for the suitable development of various, needed housing
types.
Identifying locations of new housing development is important for Alliance. The
Community should review its Comprehensive Plan, Future Land Use Maps
and both voluntary and involuntary annexation policies, all in an effort to
identify land for new housing developments.
The City will need to focus on workforce families and young professionals needing safe,
efficient and affordable housing, including employees living outside of Alliance. This
can be accomplished through joint relationships with major employers in the City in an
effort to create decent rental housing units for employees.
The housing target demand for Alliance includes units in the Downtown. An
estimated 22 total housing units, consisting of six owner and 16 rental
housing units, should be developed in Downtown Alliance. The Downtown
has the potential to utilize an estimated 26,000 square feet of living space for
persons and families interested in moving to Downtown Alliance.
Alliance should implement housing rehabilitation activities, including
purchase-rehab-resale and/or re-rent programs. The Community has an
estimated 1,645 housing structures needing moderate- to substantial
rehabilitation and an estimated 211 housing structures targeted for
demolition. The demolition or removal of dilapidated or severely deteriorated housing
structures will create additional vacant land for the Community that can be used for
the development of new and creative housing concepts. Newly acquired vacant land
should be secured in an official Community-Wide Land Bank Program.
Both the population and number of households are projected to increase in Alliance, by
2019. City administration, economic development representatives, major employers
and housing lenders, funders and contractors will need to be cognizant of the increasing
demand for housing in Alliance, especially in the event of potential “economic boosts” to
the local economy. These economic boosts could potentially increase the rate of
population growth, as well as the demand for new owner and rental housing in the
Community.
Alliance, Nebraska
5.4
SECTION 5
O HOUSING LAND USE PROJECTIONS. O
Table 5.1 identifies the estimated land use projections and housing types per
age sector in the Community of Alliance, Nebraska, by 2019. An estimated 49.5
acres of land will be required to complete the needed housing developments
throughout the Community.
An estimated 64 units should be developed for the 55+ age group, including special
populations. This would require an estimated 14.8 acres. An estimated 102 units
will need to be developed for non-elderly families (18 to 54 years), requiring an
estimated 34.7 acres.
New housing types should include single family,
duplex/triplex, town home and apartment units. Rental units should be geared
towards providing housing for persons involved in the local workforce, at 45+
percent AMI, needing decent, affordable rental housing.
A total of 22 units, including six owner and 16 rental units, should be
considered for buildings in the Downtown that consist of vacant upperstory floor space.
TABLE 5.1
HOUSING LAND USE PROJECTIONS/ PER HOUSING TYPE/ AGE SECTOR
ALLIANCE, NEBRASKA
2019
Age Sector
#Owner /
#Rental
42 / 12*
8/6
8 / 16
0 / 10
58 / 44
Land Requirements
(Acres)
25
3.5
5.5
0.7
34.7
Totals
16 / 0
10 / 8
6/4
6/6
38 / 26
7.5
4
2.5
0.8
14.8
TOTAL UNITS / ACRES
96 / 70
49.5
18 to 54 Years**
Type of Unit
Single Family Unit
Town Home Unit
Duplex/Triplex Unit
Apartment - 4+ Units***
Totals
55+ Years
Single Family Unit
Town Home Unit
Duplex/Triplex Unit
*Includes Credit- or Lease-To-Own Units.
**Includes housing for persons with a disability
***Includes housing in the Downtown.
Alliance, Nebraska
5.5
SECTION 5
Single family homes are being developed as Credit-, or Lease-To-Own
(CROWN), affordable housing options in Nebraska Communities, including
Alliance. This housing option is typically funded with Low-Income Housing Tax
Credits, awarded by the Nebraska Investment Finance Authority, with the CROWN
or Credit-To-Own Program, HOME Funds and/or Nebraska Affordable Housing
Trust Funds, available through the Nebraska Department of Economic
Development (NDED) and/or Affordable Housing Program funds, provided by the
Federal Home Loan Bank. Also included in funding affordable single family homes
is conventional financing and Tax Increment Financing.
Although reasonably modest by design, all in an effort to maximize the use of tax
dollars, the single family home CROWN units provide all necessary living space for
a family of up to six persons. This includes three-bedrooms on the first floor, with
the opportunity of an additional bedroom(s) in the basement, one bath, on the upper
level, with the potential for another in the lower level, a great or family room, with
additional space in the basement for family activities, a kitchen and dining area
and, at least, a single stall garage. The square footage of these affordable single
family homes typically ranges from 1,100 to 1,300 square feet. These homes are
usually constructed on lots of 8,000 to 10,000 square feet, allowing for ample yard
space.
Nebraska Bar-None, or Prairie Gold Homes are available to be used for a
CROWN Program.
Net monthly rents for affordable single family homes range from $500 to $675,
based on rental comparables and the level of affordability of the target population in
the Community. Typically, CROWN single family housing programs are affordable
to persons/households of 50 to 80 percent of the Area Median Income (AMI). In a
CROWN Program, a small percentage of the net monthly rent is set-a-side for use
by the tenant as a down payment to eventually purchase a home.
Affordable single family housing options can also be used for First-Time
Homebuyers, utilizing grant and loan monies available from the NDED.
Households of 50 to 80 percent AMI are typically income eligible to participate in a
home buyer program. Depending upon whether the home selected for purchase is
new construction or an existing house, the cost for the homes, typically, range from
$95,000 to $130,000. In a First-Time Homebuyers Program, the income eligible
household is provided a down-payment assistance ranging from 5 to 20 percent of
the purchase price.
Alliance, Nebraska
5.6
SECTION 5
Duplex/triplex rental housing is a popular affordable housing program in Nebraska
for both, older adults, 55+ years of age, singles and couples, and two-, three- and fourperson family households. Financing similar to that available for the lease-to-own
single family homes is also available for affordable duplex/triplex rental housing. This
type of affordable housing can be made available for households ranging from 0 to 80
percent AMI, depending upon the level of funding subsidy. Net monthly rents for
duplex/triplex rental housing have traditionally ranged from $475 to $685, depending
upon the local housing economics of the subject community.
Affordable duplex and triplex rental housing provides an excellent low-density housing
option for Nebraska communities, while maintaining a cost containment approach to
building living space and maximizing the use of tax dollars. Duplex and triplex rental
housing units range from 950 to 1,100 square feet, contain either two- or threebedrooms, include a kitchen and dining area, a family room, at least one bath and a
garage. Basements can be included in the development process, to provide additional
living space, if necessary. Affordable housing programs with supportive services
for the subject tenant are the most successful programs.
The availability and use of tenant- or project-based “Section 8 Rental Assistance” with
either single family or duplex/triplex affordable housing options would prove to be an
“economic enhancement” to any housing program, allowing more households to be
income eligible and, thus, allowing more local households access to affordable housing
options.
Immediate housing alternatives are needed in the City of Alliance as a solution to
the Community’s growing population of workforce employees. Participants of the
Housing Listening Sessions and Survey respondents identified a large number of
employees are seeking affordable housing in Alliance, but due to a lack of units being
provided, are moving into homes and apartments that do not meet their needs, or are
higher than their desired price.
The following immediate housing alternatives would create additional housing choices
in Alliance for persons and families of all income sectors. It is recommended that
BBDC support this type of housing development through the identification of
suitable lots, the approval of infill ordinances and design guideline review.
Infill Housing.
Infill housing serves the purpose of creating housing units on vacant lots, generally
located in or near the center of the Community, that would otherwise be considered too
small for today’s development standards. An advantage to this housing type is to make
use of existing water, sewer and electrical utilities that are already in place. Infill
housing is widely considered to be a “smart growth” technique for Communities, with
an average sale price, generally, lower than that of new residential subdivision
development.
Alliance, Nebraska
5.7
SECTION 5
“Accessory” Housing.
Also known as “In-Law Suites” or “Granny Flats,” accessory housing can create
additional housing opportunities in urban and suburban neighborhoods from
surplus space, such as a second story of an existing housing unit or a detached
structure. Accessory housing structures are growing in popularity in Communities
dealing with issues pertaining to the displacement of low- to moderate-income
residents. Advantages to this housing unity type include, but are not limited to,
property owners living on-site, construction not consuming additional land, an
alternative to traditional apartment life and a reduced cost of construction when
compared to conventional apartment development.
Example of Infill Housing (left) and Accessory Housing (right).
Conversion Housing.
Families meeting required guidelines established by the U.S. Department of
Housing and Urban Development can apply for “conversion vouchers” that support
families in public housing units being displaced due to demolition, transfer of
ownership or unacceptable living conditions. Families are allowed to find a housing
unit that is suitable for their needs and income whereby 30 percent of the family’s
income and Housing Authority payment standard, or the gross rent, whichever is
lower, is covered through a Housing Assistance Payments contract with the owner.
It is important for the Community of Alliance to provide a variety of safe, decent
housing alternatives in the event a public housing complex falls victim to the
previously mentioned scenarios of substandard housing.
Single Room Occupancy (SRO) Housing.
This housing type is typically developed as expanded dormitory-style housing and
consisting of six, eight or more units per building. SRO housing is a suitable
housing type for young professionals entering the workforce and serves as a type of
transitional housing for young families. Major employers should see this housing
type as an advantage to reduce the commute times of their employees and become
active in its production through partnerships with local development corporations
and developers.
Alliance, Nebraska
5.8
SECTION 5
O IMPLEMENTING HOUSING DEVELOPMENTS IN
ALLIANCE, NEBRASKA. O
The successful implementation of housing developments in Alliance depends on a firm
understanding of the local housing industry and available housing funding resources.
Solutions to housing opportunities in the Community can be achieved with a pro-active
approach via collective partnerships among housing developers, funders, non-profit
organizations, local elected officials and Alliance citizenry.
The development of Affordable housing throughout Alliance will require the
strategic application of a variety of both public and private funding sources.
Typical private funding is secured from banks, Foundations, major employers
and individuals with a passion for funding housing and sustaining the
livability of a Community.
“Affordable housing applies to persons and households of all income sectors
of the Community. Affordable independent living housing requires no more
than 30 percent of the occupant's annual income for the cost of rent and
utilities, or mortgage and associated mortgage interest payment, insurance
and utilities for owner housing.”
“Traditional “low-income housing” is for persons and families at 0 percent to
80 percent of the Area Median Income, commonly referred to as "Very-Low to
Moderate Income". Housing for households within this income range,
typically requires one or more public program of financial intervention or
support for buying down either or both the cost of development and/or
operation, allowing the housing to be affordable (see above). The use of public
programs of financial support will, typically, require income and rent or
purchase limits.”
“Market-Rate Housing”, as it is typically referred to, is housing, both owner
and rental, that typically meets the current "street cost", utilizing no
programs of public intervention or support, but, yet, is affordable (see above)
to the tenant.”
“Section 8 Rental Housing (Project-Based),” is a government-funded program that
provides rental housing to low-income households in privately owned and managed
rental units. The subsidy stays with the building; when you move out, you no longer have
the rental assistance. Most units rental cost will be 30 percent of your household
adjusted gross income. There may be a variety of housing types available through this
program including single-family homes, townhomes, or apartments.
“Section 8 Rental Housing (Tenant-Based).” Families with a tenant-based voucher
choose and lease safe, decent, and affordable privately-owned rental housing.
Alliance, Nebraska
5.9
SECTION 5
O HOUSING FINANCIAL RESOURCES. O
To produce new and upgrade existing renter and owner occupied housing in Alliance,
Nebraska, a public/private partnership must occur to access affordable housing
programs, which will reduce the cost of development and/or long-term operations. The
following information identifies various funding sources, programs and strategies
available to assist in financing future housing activities in Alliance. The (strategic)
combination of two or more sources can assist in reducing development and/or
operational costs of proposed affordable housing projects.
LOCAL FUNDING OPTIONS
Local funding for use in housing development and improvement programs are limited
to two primary sources (1) local tax base and (2) dollars secured via state and federal
grant and loan programs, which are typically only available to local units of
government (Village, City or County).
Local Tax Base
Tax Increment Financing (TIF) can use added property tax revenues, created by
growth and development in a specific area, to finance improvements within the
boundaries of a designated Redevelopment Area. Utilizing the Nebraska Community
Development Law, each community in Nebraska has the authority to create a
Community Redevelopment Authority (CRA) or Community Development Agency
(CDA).
A City or Village with a CRA or CDA has the authority to use TIF for commercial,
industrial and residential redevelopment activities. The CRA/CDA can utilize TIF for
public improvements and gain the revenue associated with these improvements. The
tax increment is the difference between the taxes generated on an existing piece of
property and the taxes generated after the redevelopment occurs. One hundred percent
(100%) of the increment can be captured for up to 15 years, by the CRA, and used for
public improvements in a designated Redevelopment Area.
Every Community in
Nebraska is eligible to utilize TIF, after a CRA or CDA has been established and a
Blight and Substandard Determination Study has been completed by the Community.
TIF may be used for infrastructure improvements, public façade improvements in the
Downtown and to purchase land for commercial or industrial development.
Currently, the Community of Alliance has multiple “Redevelopment Areas”
throughout the City, which are monitored for potential development
activity, including housing. The Community would benefit greatly from
being more actively involved in providing TIF for new housing
development projects.
Alliance, Nebraska
5.10
SECTION 5
Other Local Options
Local Housing Authority – Public Housing Authorities or Agencies can sponsor
affordable housing programs. The Housing Authority is empowered by existing
legislation to become involved in all aspects of affordable housing in the
Community. The Housing Authority has access to a variety of sources of funding, as
well as the ability to secure tax exempt bond financing for local based housing
projects.
The Alliance Housing Agency (Authority) currently manages 59 family
public housing units and 187 Section 8 Vouchers available for low-income
persons and families.
Local Major Employers and/or Community Foundation Assistance – This is
a common occurrence today within many cities and counties nationwide, in an effort
to provide housing opportunities to low- and moderate-income persons and families.
Major local employers and community foundations are becoming directly involved in
housing developments and improvements.
These Foundations and/or major
Employers could provide the following:
a)
b)
c)
d)
e)
f)
g)
Direct grants;
Low interest loans;
Letter of Credit, for all or a percentage of loans;
GAP Financing – provides financing to cover the unfunded portion of
development costs, as a deferred or less than market rate loan to the
development;
Mortgage Interest Rate Subsidy – provides buy down of a conventional loan;
Purchase Bonds/Tax Credits – make a commitment to purchase either/both
taxable/tax exempt bonds and/or low-income tax credits utilized to Finance
housing development.
Single-Room Occupancy housing for new employees of major employers.
Local Lender Participation – Local and regional lending institutions serving a
particular Community or County should create a partnership to provide technical
assistance to housing developers and share bridge- and permanent financing of local
housing programs.
The previously described local funding options could be used separately or “pooled”
together and utilized in equal proportions for the implementation of County-wide
housing programs.
Alliance, Nebraska
5.11
SECTION 5
STATE PROGRAMS
State programs available to assist in funding a community housing initiative
include resources available from the Department of Economic Development
(NDED), Nebraska Investment Finance Authority (NIFA), Nebraska
Affordable Housing Trust Fund (NAHTF), Nebraska Energy Offices (NEO)
and Nebraska Department of Health and Human Services (NDHHS). The
following describes the housing funding programs provided by these State agencies.
Nebraska Department of Economic Development (NDED)
The 2014 Annual Action Plan, prepared and administered by the NDED, has the
following, approximate allocations of State and Federal funds available for housing
activities.
$10 Million Community Development Block Grant
$2.7 Million HOME Investment Partnership Fund
$669,000 Emergency Solutions Grant Program
$2.6 Million Homeless Shelter Assistance Trust Funds
$7.7 Million Nebraska Affordable Housing Trust Fund
$328,000 Housing Opportunities for Persons with AIDS
NDED also administers the non-entitlement Community Development Block
Grant (CDBG) program, available to local Community and County municipalities
for financing housing, planning and public works projects. All Nebraska Counties
and Communities are an eligible applicant for CDBG funds. Lincoln, Omaha and
Bellevue receive an annual allocation of CDBG funds, from the Department of
Housing and Urban Development, as entitlement communities. The remaining
Nebraska Communities are classified as non-entitlement Communities and compete
annually for CDBG funds for various community and economic development
programs, including housing. Nebraska Communities, with a population of 5,000+
are eligible for multi-year CDBG funding from the Comprehensive Revitalization
Category of funding.
NDED also administrates the HOME funds. HOME funds are available to
authorized, local or regional based Community Housing Development Organizations
(CHDOs) for affordable housing repair and/or new construction, both rental and
owner. An annual allocation of HOME funds is established for CHDOs based on
individual housing programs. HOME funds are also available to private developers,
via a local non-profit as gap financing on affordable housing projects.
Alliance, Nebraska
5.12
SECTION 5
Nebraska Affordable Housing Trust Fund (NAHTF) – The NAHTF is available
to assist in funding affordable housing programs. The Trust Fund is administered
by the NDED and is used to match with Low-Income Housing Tax Credit
allocations, for new affordable rental housing, funding of non-profit operating
assistance, financing distressed rental properties and the acquisition/rehabilitation
of existing rental programs.
Nebraska Investment Finance Authority (NIFA)
NIFA is a primary provider of funding for affordable housing development in
Nebraska. The primary program is the Section 42 Low Income Housing Tax Credits
(LIHTC) utilized to help finance both new construction and rehabilitation of
existing rental projects.
A popular LIHTC Program is the CROWN (Credit-to-Own). CROWN is a lease-toown housing program developed to bring home ownership within reach of very lowincome households while assisting local governments in revitalizing their
neighborhoods. The objectives of the program are to:
1. Construct housing that is decent, safe, and permanently affordable
for low-income residents;
2. Develop strong public/private partnerships to solve housing problems;
3. Offer renters a real plan to own a home; and
4. Restore unused, vacant, in-fill lots to become a neighborhood asset.
CROWN utilizes the LIHTC program as one financing tool. Other sources of
financing may be HOME funds, NAHTF, Federal Home Loan Bank funding, local
government grants and loans and traditional development financing sources.
CRANE (Collaborative Resources Alliance for Nebraska) is a LIHTC set-a-side
program for targeted resources, for community development and housing programs.
NIFA also provides the Single Family Mortgage Program – This program provides a
less than current market interest rate for First-time Homebuyers in Nebraska.
Local lender participation is encouraged in this Program.
Midwest Housing Equity Group (MHEG)
The MHEG was created in 1993 to secure equity capital to invest into affordable
rental housing throughout several Midwestern states, including Nebraska. MHEG
is a privately-owned non-profit corporation with a nine-member board of Directors
and receives no federal or state dollars. MHEG’s income is derived from its ability to
obtain equity capital and investing into affordable housing properties.
Alliance, Nebraska
5.13
SECTION 5
MHEG provides equity financing for the federal low income housing tax credit
program, as defined in Section 42 of the Internal Revenue Code. In addition to tax
credit syndication, MHEG staff provides technical assistance to developers, owners
and management companies on the development and management of tax credit
properties.
CHDO/Community Action Partnership/Economic Development District
The Community Action Partnership serving a particular Community or County can
provide housing and weatherization programs in a specified service area. A
Community Action Partnership also provides community social services, emergency
services, family development and nutrition programs. Nebraska Communities and
Counties should work with their Community Action Partnership to provide safe,
accessible, affordable housing to its residents. Northwest Community Action
Partnership serves Alliance and Box Butte County, Nebraska
One CHDO serves the Alliance Area: High Plains CDC, located in Chadron,
Nebraska. The Nebraska Housing Developers Association is a State-wide
organization providing important housing capacity building and support
for local housing development corporations. Community, economic and
housing development grant writing administration is available with
Panhandle Area Development District.
Nebraska Energy Office (NEO)
Low-Income Weatherization Assistance Program – This Federally funded
program assists people with low-incomes by making energy improvements to their
homes. The program is a State-wide effort carried out primarily by Nebraska
Community Action Partnerships.
The weatherization program concentrates on energy improvements which have the
greatest impact on making recipient’s homes more energy efficient, thereby
lowering their energy consumption. Eligible weatherization measures include
caulking, weather stripping, ceiling, wall and floor insulation and furnace repair.
Nebraska Department of Health and Human Services (NDHHS)
NDHHS administers the Nebraska Homeless Shelter Assistance Trust Fund
and Emergency Shelter Grant to assist local or regional based groups in the
provision of housing improvements for homeless and “at risk of homeless” persons
and families.
Alliance, Nebraska
5.14
SECTION 5
REGIONAL FUNDING
Federal Home Loan Bank
Affordable Housing Program – This program makes low-interest loans to Finance
home ownership for families with incomes at or below 80 percent of the median income
for the area. The program can also Finance the purchase, construction or rehabilitation
of rental housing in which 20 percent of the units are occupied by and affordable to very
low-income households. These funds are available through the Federal Home Loan
Bank member institutions in Nebraska and are loaned on a competitive basis, with
semi-annual application dates. This program can be combined with other programs
(i.e., State CDBG, Low-Income Housing Tax Credit, etc.) to absorb the development
subsidy requirements for both rental and owner occupied housing projects.
FEDERAL FUNDING
A primary provider of Federal funding to Nebraska Communities and Counties for
housing development, both new construction and rehabilitation, is the Department of
Housing and Urban Development (HUD). Housing programs provided by HUD are
available for both profit and non-profit developers. Funds from these programs are
commonly pooled with other public funding sources, as well as conventional financing.
U.S. Department of Housing and Urban Development (HUD)

Section 8 Moderate Rehabilitation SRO’s – Available to Public Housing
Authorities to provide rental assistance for homeless individuals in rehabilitated
single-room occupancy housing.

Shelter Plus Care – Provides rental assistance and supportive services on a longterm basis for homeless individuals with disabilities.

Mortgage Insurance – The HUD 221(d)(3) provides up to 100 percent mortgage
insurance for non-profit developers and 90 percent mortgage insurance coverage for
profit-motivated developers 221(d)(4). Permanent financing can be provided via the
public funds (i.e., CDBG, HOME) and/or conventional financing.
Other Federal Funding
Other funding products that may serve to be useful in the development of affordable
housing for persons with a serious mental illness are the HUD Rural Housing and
Economic Development Fund, the Native American Housing and Self-Determination
Act and CDBG funds and the Rehabilitation Tax Credit, available via the Historic
Preservation Act.
Alliance, Nebraska
5.15
SECTION 6
Alliance, Nebraska
Five-Year Housing Action Plan.
SECTION 6
ALLIANCE, NEBRASKA FIVE-YEAR HOUSING ACTION PLAN.
ALLIANCE, NEBRASKA
FIVE-YEAR HOUSING ACTION PLAN.
O INTRODUCTION. O
The greatest challenge for the Community of Alliance, during the next five years, will
be to develop housing units for low- to moderate-income families, the elderly and special
population households, with attention given to workforce households. In total, the
Community should strive to build up to 166 new units; 96 owner units and 70
rental units, by 2019.
The successful implementation of the “Alliance, Nebraska Five-Year Housing
Action Plan” will begin with the preparation of reasonable, feasible housing projects.
Such a Plan will address all aspects of housing, including new construction, housing
rehabilitation, the removal of “bad” housing, the reuse of infill residential lots,
appropriate housing administration and code and zoning enforcement. Also important
is the creation and implementation of a Housing Partnership, under the direction of
Box Butte Development Corporation, comprised of housing stakeholders throughout the
Community and region. “The bigger the circle of Partnerships, the better the
delivery of housing.” The following partners are most commonly used to create
new and preserve existing housing in Nebraska Counties and Communities.
The list does not include all possible housing partners, such as foundations,
private donors and financing available from local municipalities.
HUD = U.S. Department of Housing & Urban Development-Mortgage Insurance/Capital Advance.
NIFA = Nebraska Investment Finance Authority.
CD = Community Development-City of Alliance.
BBDC = Box Butte Development Corporation.
AHA = Alliance Housing Agency (Authority).
PADD = Panhandle Area Development District.
NCAP = Northwest Community Action Partnership.
HPCDC = High Plains Community Development Corporation.
AOWN = Aging Office of Western Nebraska.
MHEG = Midwest Housing Equity Group.
PED = Private Enterprise/Developer.
AHP = Federal Home Loan Bank-Affordable Housing Program.
LIHTC = Low Income Housing Tax Credit Program.
HTC = Historic Tax Credits.
CDBG = Nebraska Department of Economic Development-Community Development Block Grant.
HOME = HOME Program.
NAHTF = Nebraska Affordable Housing Trust Fund.
OE = Owner Equity.
CPF = Conventional Private Financing.
TEBF = Tax Exempt Bond Financing.
TIF = Tax Increment Financing.
Alliance, Nebraska
6.1
SECTION 6
O HOUSING PROJECTS O
The following Housing Action Plan presents the “priority” housing programs
proposed for Alliance during the next five years. Programs include activities associated
with the organizational or operational requirements of the Community to insure
housing development exists as an ongoing community and economic process, housing
units for both elderly and non-elderly households, persons with special needs and the
preservation or rehabilitation of Alliance’s housing stock. The Plan defines a purpose,
estimated housing program costs and, where relevant, estimated cost subsidy.
This Housing Action Plan should be monitored on a continuous basis and
reviewed annually for necessary changes and/or modifications.
ORGANIZATIONAL/OPERATIONAL PROGRAMS.
Activities.
Purpose of Activity.
Est. Total Cost.
Create an Alliance
Housing Partnership
(AHP), as the lead local
group for Community
housing capacity building,
educational and promotional
activities in Alliance.
Selected, pertinent local, both public and
private housing stakeholders and providers
should establish a program of housing
awareness, understanding and promotion, all in
an effort to better educate the Community on
the cause for new and improved appropriate
housing for the residents of Alliance. This
includes a Homebuyer Education Program. The
Partnership might include BBDC, PADD,
NCAP, HPCDC, AHA, AOWN, CD and NIFA.
Estimated Annual Cost:
$15,000.
Develop an Alliance
Workforce Housing
Initiative/ Employers
Assistance Program.
To encourage major employers of Alliance to
partner and financially assist the Community
in developing housing programs identified in
the Five-Year Housing Action Plan, including
first-time homebuyer, down payment assistance
and immediate need housing programs. The
collaboration of major employers to
implement needed workforce housing
projects is of high importance. The (#1)
AHP would play a major role in planning
and implementing this Program.
A $300,000 annual
contribution from major
employers would be
requested.
Create an Alliance
Continuum of (Housing)
Residential Care
Program.
Housing assistance program to address all
facets of elderly housing needs and housing
for special populations in Alliance, including
advocating for the development of all housing
types and needed supportive services for the
elderly and special populations, new
construction and home rehabilitation and
modification. The (#1) AHP would play a
major role in planning and implementing
this Program.
A $100,000 annual
contribution from local
businesses and housing
providers/stakeholders
would be requested.
(BBDC, CD, AHA,
NCAP & AOWN).
1.
2.
3.
Alliance, Nebraska
6.2
SECTION 6
ORGANIZATIONAL/OPERATIONAL PROGRAMS (Continued).
Activities.
4.
Create an Alliance
Community Housing
Investment Club.
5.
Purpose of Activity.
Est. Total Cost.
With the guidance of the BBDC and
assistance of the Alliance Housing
Partnership, create a bank of funds to invest
in needed gap financing for local housing
developments, specifically for difficult-tofinance affordable housing projects. Dollars
should be secured by individuals or
organizations, including private foundations
and businesses.
$250,000 Annually.
This Housing Partnership would work
with the City’s Community Development
Department to insure the availability of
land for future housing developments.
Create an Alliance
Community Land Bank
Program.
6.
Plan and implement an
annual Alliance Housing
Summit.
Financing could be secured via local
Community contributors, as well as
housing funding entities.
$200,000 Annually
Needed land areas for residential development
could be obtained from the benefits of an
accelerated housing demolition program.
Program could be combined with a
nuisance or neglected buildings
ordinance that targets vacant and
dilapidated housing structures.
BBDC, with the assistance of local funding
and Housing Partnership, would conduct an
annual presentation of housing
accomplishments and opportunities in the
Community.
Estimated Annual Cost:
$3,000.
Alliance, Nebraska
6.3
SECTION 6
HOUSING PRESERVATION.
Est.
Total Cost.
Est. Required
Cost Subsidy.
Potential
Partnerships.
$140,000.
50% or $70,000.
CD, AHA OE & CDBG.
Single Family Owner Housing
Rehabilitation Program, 145 Units,
moderate rehabilitation at $26,000 to
$32,000 per unit in Alliance, by 2019, to
meet the needs of low- to moderateincome households.
$4,200,000.
70% or
$2,940,000.
CD, NCAP, CDBG, HOME,
NAHTF & OE.
Target the purchase and demolition
of 32 substandard, dilapidated
housing units in Alliance, by 2019 and
establish a Land Bank of property (lots)
for redevelopment purposes. Can be
combined with a nuisance or
neglected buildings ordinance that
targets vacant and dilapidated
housing structures.
$2,100,000.
90% or
$1,890,000.
CD, AHA, OE, CDBG,
NAHTF & TIF.
Single Family Purchase-RehabResale/Re-Rent Program, 40 Units,
3+ bedroom houses, standard amenities
in Alliance, by 2019, to meet the
affordable homeowner/renter needs of
low- to moderate-income households
(51% to 80% AMI).
$5,200,000.
80% or
$4,160,000.
CD, AHA, NCAP, HPCDC,
CDBG, HOME, NAHTF, TIF,
CPF & OE.
Activity/Purpose.
7.
8.
9.
10.
Housing Code Inspection and Rental
Licensing Program, to provide a yearround, on-going housing inspection and
enforcement and licensing program. Can
combine with a nuisance abatement
program and nuisance or neglected
buildings ordinance that targets
vacant and dilapidated housing
structures.
Alliance, Nebraska
6.4
SECTION 6
HOUSING FOR ELDERLY & SENIOR POPULATIONS.
Est.
Total Cost.
Est. Required
Cost Subsidy.
Potential
Partnerships.
$4,950,000.
60% or
$199,045.
PED, AOWN, CD, AHA,
NIFA/LIHTC, MHEG,
HOME, NAHTF, AHP, HTC,
HUD, TIF & CPF.
$6,650,000.
35% or
$2,327,500.
PED, CD, AOWN, HOME,
NAHTF, HTCs, TIF & CPF.
Housing Rehabilitation/
Modification Program, 32 Units,
standard amenities, complete
visitability, accessibility design, to
meet the needs of very-low- to
moderate-income (0% to 80% AMI),
Including Elderly and Special
Population Households, with a
Person(s) with a Disability.
$1,760,000.
90% or
$1,584,000.
AHA, CD, AOWN, NCAP,
HPCDC, CDBG, HOME,
NAHTF, TIF & OE.
As needed, develop 26 additional
licensed assisted living units with
supportive/specialized services for
near-independent and frail-elderly
residents of Alliance.
$2,990,000.
65% or
$1,943,500.
PED, AOWN, AHA, TIF,
CPF & TEBF.
Activity.
11.
12.
13.
14.
Elderly Rental Housing Program,
26 Units, scattered site and/or
“retirement campus”, mixed income, 2and 3-bedroom duplex, triplex and
town home units, standard amenities,
to meet the rental housing needs of
low- to moderate- mixed-income
elderly households (30%+ AMI).
Approximately six units to be
located in Downtown Alliance.
Elderly Homeownership Initiative,
38 Units, scattered site and/or new
subdivision, mixed income, 2- & 3bedroom single family, patio home,
duplex and town home units, standard
amenities, complete accessibility
design, to meet the needs of Moderateincome elderly households (60%+
AMI). Approximately six units to
be located in Downtown Alliance.
Alliance, Nebraska
6.5
SECTION 6
HOUSING FOR FAMILIES.
Est.
Total Cost.
Est. Required
Cost Subsidy.
Potential
Partnerships.
$2,250,000.
90% or
$2,025,000.
PED, CD, AHA, HPCDC,
NIFA/LIHTC, MHEG, AHP,
NAHTF, HOME, TIF &
CPF.
General Rental Housing Program,
22 Units, scattered site, mixed
income, consisting of 2- & 3-bedroom
duplexes/triplexes and town home
units with standard amenities, to
meet the affordable rental housing
needs of low- to moderate-income
workforce households (51% to 125%
AMI).
$4,100,000.
75% or
$3,075,000.
PED, CD, AHA, HPCDC,
NIFA/LIHTC, MHEG, AHP,
NAHTF, HOME, TIF &
CPF.
Family Homeownership Initiative,
58 Units, scattered site, mixed
income, single family, patio home and
town home, 3+ bedroom units with
standard amenities to meet the
affordable housing needs of low- to
upper-income family households
(51%+ AMI). Utilize a PurchaseRehab-Resale or Re-rent Program.
$10,730,000.
60% or
$6,438,000.
PED, CD, HPCDC, FTHB,
CDBG, NAHTF, HOME,
TIF & CPF.
Single Room Occupancy Housing
Program, 20 rooms, three buildings,
in the Community, to meet the rental
housing needs of low- to moderateincome, single person workforce
households (35% to 80% AMI).
$1,800,000.
70% or
$1,260,000.
PED, Major Employers, CD,
NIFA/LIHTC, MHEG,
HOME & TIF.
Activity.
15.
16.
17.
18.
Single Family Rental, CROWN
Rent-To-Own Program, 12 Units,
scattered site, mixed income, 3+bedroom houses with standard
amenities to meet the affordable
housing needs of moderate-income
households (51% to 80% AMI).
Alliance, Nebraska
6.6
SECTION 6
HOUSING FOR FAMILIES (Continued).
Activity.
19.
20.
21.
Owner/Rental Housing Initiative for
Special Needs Populations, eight
Units (four owner, four rental),
scattered site, 2- & 3-bedroom units,
standard amenities, complete visitability
and accessibility design, to meet the
affordable independent living housing
needs of persons with special needs (0%
to 80% AMI).
Downtown Rental Units, 10 Units,
mixed income, scattered site, 1- & 2bedroom apartments. Units could
include rehabilitation of upper-level
commercial structures.
Immediate Housing Solution – Create
up to 16 units of rental housing, via
alternative housing scenarios, including
accessory housing for families, or as
rental properties.
Est.
Total Cost.
Est. Required
Cost Subsidy.
Potential
Partnerships.
$1,110,000.
95% or
$1,054,500.
PED, AHA, CD, HUD,
HPCDC, CDBG, NAHTF,
HOME, NIFA/LIHTC,
MHEG, TIF, AHP & CPF.
$1,450,000
85% or
$1,232,500.
PED, CD, HTC, CDBG,
HOME, NIFA/LIHTC,
NAHTF, AHP, MHEG, TIF
& CPF.
$1,360,000
90% or
$1,224,000.
PED, AHA, CD, HPCDC,
Major Employers, CDBG,
HOME, NAHTF, AHP, TIF
& CPF.
Alliance, Nebraska
6.7
APPENDIX I
Alliance Survey Results.
APPENDIX I
ALLIANCE SURVEY RESULTS.
Housing “Citizen” Survey
ALLIANCE, NEBRASKA
The Box Butte Development Corporation (BBDC) is currently conducting a Housing Study to
determine both the present and future housing needs of the Community for the next five years. The
Study is funded with a Housing Program Grant provided by the Nebraska Investment
Finance Authority, with match funding from BBDC and the City. An important activity of
this Housing Study is to ask you, a Community Citizen, about the housing needs of the City. Please
take a few minutes to complete and return the Survey to one of the following locations: Box Butte
Development Corporation (305 Box Butte Avenue, Alliance, NE), or City Hall (324 Alliance
Avenue, Alliance, NE), by WEDNESDAY, MARCH 26TH. Returned Surveys will be eligible
for a $100 “CHAMBER BUCKS” DRAWING!
TOTAL SURVEYS: 202
1. How long have you lived in Alliance?



Less than 1 Year (6)
1 to 5 Years (22)
6 to 10 Years (17)



11 to 20 Years (24)
21+ Years (121)
I do not live in Alliance (12)
2. Which of the following sectors are you employed?






















Government (18)
Non-Profit Organization (18)
Retail & Wholesale Trade (18)
Real Estate (3)
Information (5)
Education (19)
Leisure & Hospitality (1)
Transportation (14)
Accommodation & Food (2)
Retired (29)










Finance (12)
Manufacturing (10)
Agricultural/Forestry/Natural Resources (13)
Administrative (11)
Health Care/Social (17)
Utilities/Construction (8)
Professional/Technical (16)
Mining (0)
Arts/Entertainment (0)
Other (17)___________________________________
3. Which of the following housing types are needed in Alliance? Please Check ().
Greatly
Somewhat
Needed
Needed
Housing For:
-----------------------1. Lower-Income Families
52
68
2. Middle-Income Families
128
41
3. Upper-Income Families
41
64
4. Single Parent Families
61
82
5. Existing / New Employees
107
37
Single Family Housing
97
53
Rental Housing (General)
120
38
Manufactured Homes
19
71
Mobile Homes
11
36
Condominiums/Townhomes
52
65
Duplex Housing
36
82
Apartment Complexes (3 to 12 Units per Complex)
52
62
Rehabilitation of Owner-occupied Housing
44
77
Rehabilitation of Renter-occupied Housing
54
66
Housing Choices for First-Time Homebuyers
85
45
Single Family Rent-To-Own
-----------------------1. Short-Term 3 to 5 Years
67
54
2. Long-Term 6 to 15 Years
58
60
- OVER Alliance, Nebraska
Not
Needed
--------32
5
42
10
11
8
5
44
88
27
24
27
16
17
12
--------21
25
1
APPENDIX I
















Duplex/Townhouse Rent-to-Own
1. Short-Term 3 to 5 Years
2. Long-Term 6 to 15 Years
One Bedroom (Apartment or House)
Two Bedroom (Apartment or House)
Three+ Bedroom (Apartment or House)
Independent Living Housing for
Persons with a Mental/Physical Disability
Group Home Housing for
Persons with a Mental/Physical Disability
Housing in Downtown
Retirement Housing – Rental
Retirement Housing – Purchase (Owner occupant)
Retirement Housing For:
1. Low-income Elderly Persons
2. Middle-income Elderly Persons
3. Upper-income Elderly Persons
Licensed Assisted Living, w/ Specialized Services
(i.e. health, food prep, recreation services, etc.)
Single-Room-Occupancy Housing (Boarding Homes)
Short-Term Emergency Shelters – 30 Days or Less
Long-Term Shelters – 90 Days or Less
Transitional Housing
(3-12 month temporary housing)
Other (specify):
---------41
38
31
74
96
--------------62
61
68
55
44
--------37
39
42
15
10
29
80
28
29
69
37
31
51
43
---------52
58
41
47
65
73
--------------72
71
61
65
30
27
--------22
19
37
21
74
44
11
39
27
50
61
59
76
38
50
31
65
41
4. Do you support the City of Alliance using State and/or Federal grant funds
to conduct:
… an owner housing rehabilitation program? __111__ Yes
__53__ No
… a renter housing rehabilitation program? __111__ Yes
__51__ No
5. Do you support the City of Alliance establishing a local program that would
purchase and remove dilapidated houses, making lots available for a family
or individual to build owner or rental housing?
__148__ Yes __25__ No
6. Do you support the City of Alliance securing State and/or Federal grant dollars to
purchase, rehabilitate and resale vacant housing? __113__Yes __55__No
7. Do you support the City of Alliance securing State and/or Federal grant dollars to
provide down payment assistance to first-time homebuyers? __154__Yes __26__ No
8. Please provide any additional comments regarding the future of housing in
the Community of Alliance:
_____________________________________________________________________________________
_____________________________________________________________________________________
Thank You For Your Participation!
Please return the Survey by WEDNESDAY, MARCH 26TH, to one of the following locations:
- Box Butte Development Corporation (305 Box Butte Avenue, Alliance, NE)
- City Hall (324 Alliance Avenue, Alliance, NE)
Please enter your Name and Telephone Number for a
$100 “CHAMBER BUCKS” DRAWING!!!
Name_______________________________ Telephone Number_______________________
E-Mail __________________________________________________________________
Alliance, Nebraska
2
APPENDIX I
ALLIANCE, NEBRASKA
HOUSING “CITIZEN” SURVEY COMMENTS.
Responses
There seems to be a shortage of housing available when moving to Alliance. Custom home builds or new construction recently built
would be a helpful option for those new to the community.
Really need to provide housing for single income families.
Need to renovate apartment buildings built in the 70s and 80s. Housing for new railroad employees is needed. Perhaps we need to
survey them to find out what they are looking for.
I would vote yes to #5 if the city would condemn the property and take ownership , no purchase of property necessary. No need to
bailout deadbeat owners.
Townhomes would satisfy alot of retirees and single parent families
Affordable housing for young families just starting out. When my daughter was looking there was nothing for under $50,000 which
on a single income is just too much.
We have more than adequate housing available at this time including all price ranges. It is very difficult to sell a home for what the
owner has in it after expensive repairs and remodel projects.
I think we just need more housing available, We moved here in July of last summer and finding a simple HOUSE to rent is next to
impossible.
Question 5. I answered no because I don't think people can afford to build a home. The cost is too much in this economy.
I think everyone needs to have a financial stake in wherever they live. Money invested makes people take better care of their home.
More rent to own property
Need for modernized housing for younger single or married couples. I believe that there are lots of open lots available in
Alliance. Need to Introduce an incentive to build a new home on a vacant city lot. Need to think about the use of post frame
building homes. There cheaper and can be constructed faster. Ultimate design layout and cost can be configured by the
consumer. Biggest complaint I have heard was last year about building and zoning. Alliance needs to have a full time local
inspector. There are also no new houses out in the country with small to medium size acreages. This is a big demand as ag and
ranching is a draw to our town. I know when my family moved here a few years ago trying to find modern homes with small to
medium acreages was a struggle. Most middle income families in this area either want average or large lots for a shop or have
room for 4h animals ect. for there children's entertainment.
Hospice Home
There are a lot of houses in Alliance that need maintenance. This should be the homeowner’s responsibility
The city needs revamp/enforce zoning laws and codes for property maintenance. Weeds, debris and other junk accumulating in
yards and vacant fields is destroying the look of our city. Persons who own property need to be held accountable for not only looks
but public safety as well.
Senior living community
More affordable rent and more options on purchasing homes. Also city expansion
With the hospital expanding and businesses booming such as Parker, the railroad, etc. Apartments, duplexes, and houses are greatly
needed and fast... If jobs keep hiring and space becomes less available I think landlords will raise their prices drastically.
enforcement of property codes including weed and debris mitigation.
Affordable housing!!!!
Alliance, Nebraska
3
APPENDIX I
A Senior Living with meals provided as well as housekeeping. Would have to accommodate pets as well.
There are many houses in this town that need a lot of help. People that work hard on their homes' curb appeal have to deal
with neighbors that don't care at all. I think enforcing the codes would help a lot of the upkeep get done, as I believe that lax
enforcement is to blame for most of the eyesores. People witho ut funds or the physical ability to do upkeep would benefit from
the help; but, stricter standards would help clean up the places that aren't kept up just because of negligence and plain
laziness.
Need for elderly housing for middle income with reasonable rent and without income guidelines. Rosewood estates are very nice, but
income guidelines are restrictive.
Habitat for Humanity needs lots on which to construct future homes. If the city were to donate a lot, it would be bringing in long
term tax income once the house is built (which usually takes less than a year).
Need more flexibility with the building department. Get rid of the rules which make no sense. Also the town is so noisy with the railroad
sounds. A berm or trees could be planted to buffer the noise. Okay, that's another issue.
We have plenty of apartments; people want affordable family rentals.
We need builders and comparative sales...Builders from the Valley won't come up here because the city makes it too difficult to do
business and the local guys are swamped. Financing of new construction is difficult because there are no comparables in the 2 00300K range...that's what you are looking at for price of a new home right now...$150/sq ft. And that doesn't include the cost of the
lot/site prep. We don't need any more bi-levels or 1400 sq ft homes. Tearing down old homes is a great idea, but you won 't be able to
build anything there because the appraisers will ding the value for being in a "poor neighborhood". Besides who wants to buil d a
250K home south of 10th street on a postage stamp of a lot? Where else are you going to build? Homestead? Where t he methane gas
from the landfill helps make for some beautiful sunsets? Unless you have 60 -100K saved don't plan on building a new home here. I
had an appraiser actually tell me that he de-values homes in Alliance because we are at an "economic disadvantage" to SB/Gering
and Chadron. Banks will only loan 80% of new construction, and appraisers don't look at the cost of materials...they look at what
other homes in the same area would sell for. When the highest priced home for sale in Alliance right now is as king $250K and
would cost about $400K to build, no bank that is going to lend enough money to build a even something half the size.
3 bedroom apartments!
easier loans to buy and fix older houses for rentals
Alliance, Nebraska
4
APPENDIX I
Workforce Housing Needs Survey
The Box Butte Development Corporation (BBDC) and the City of Alliance, in
cooperation with major employers in the Alliance Area, are conducting the following Survey to
determine the specific renter and owner housing needs of the Area's workforce. This Survey is
part of a Community Housing Study, funded with a Housing Program Grant provided by the
Nebraska Investment Finance Authority, with match funding from BBDC and the City. We
would appreciate you completing and returning the following Survey to your employer by
WEDNESDAY, MARCH 26TH.
TOTAL SURVEYS: 242
Place of Employment? _______(See Comments)________________________________
Do you currently live in Alliance? ___208___Yes ____34___No
If No, are you interested in moving to Alliance? ___5___Yes ___33___No
Number of Persons in your household? ______ 1 = 30 2 = 87 3 = 53 4 = 38 5+ = 30
Do you rent or are you a homeowner? __178__Own __65__Rent
Are you satisfied with your current housing situation? __193__Yes __46__No
If No, why? ____________________________________________________________________
What is your current annual total household income?
_12_Less than $25K _57_$25K-$50K _65_$50K-$70K _58_$70K-$80K _45_$80K+
As a renter or homeowner, what are some of the issues or barriers you
experience with obtaining affordable, suitable housing for your household?
Please check all that apply.
For Renters
Lack of handicap accessible housing
Lack of adequate public transportation
Lack of knowledge of fair housing rights
Cost of rent
Restrictive zoning/building codes
Job status
Attitudes of landlords & neighbors
Lack of availability of decent rental units in
your price range
0 Use of background checks
11 Excessive application fees and/or rental
deposits
23 Cost of utilities
For Owners
Lack of handicap accessible housing
Lack of adequate public transportation
Lack of knowledge of fair housing rights
Housing prices
Restrictive zoning/building codes
Job status
Attitudes of immediate neighbors
Mortgage lending application
requirements
32 Excessive down payment/closing costs
2 Cost of utilities
0
1
7
30
5
17
29
3
4
7
4
44
30
5
10
17
3
10 Lack of educational resources about
homeowner responsibilities
3 Cost of homeowners insurance
Lack of educational resources about
tenant responsibilities
Other:___________________________
Other:___________________________
67 Lack of sufficient homes for sale
Other:__________________________
OVER
Alliance, Nebraska
5
APPENDIX I
Which one of the following hosing types would you most like to purchase
or upgrade to in the next five years?
Which one of the following housing types would you most like to purchase?
__99__Single Family
___8___Townhouse Or Duplex Type Unit
__0__Mobile Home
__125___None, I plan to remain where I am
How many bedrooms would your family need?
__11__One __48__Two __91__Three __82__Four +
What is the most your family could afford for a home?
_23_Less than $50K _61_$50K-$100K _54_$100K-$125K
_62_$125K-$175K _23_$175K-$225K _9_$225K+
What can you afford for a monthly house payment, not including house insurance
and property taxes?
__15__Under $300 __79__$300 to $645 __77__$646 to $870
__40__$871 to $1,025 __21__$1,026+
Alliance, Nebraska
6
APPENDIX I
ALLIANCE, NEBRASKA
WORKFORCE HOUSING NEEDS SURVEY COMMENTS.
Place of Employment:
City of Alliance (City Hall, Police, Fire, Utilities, etc.) – 55
Box Butte General Hospital – 112
Alliance Public Schools – 61
Burlington Northern Santa Fe Railroad – 80
TWO EACH: PCU, Alliance Public Library, Retired, Other.
ONE EACH: WESTCO, Agricultural Cooperative, RSVP, Sandhills Center.
Survey Comments:
The city needs to attract medium sized employers, so people want to move here. The
city needs to be more contractor friendly (not by relaxing building codes though) so
builders will work in Alliance. The city should also try to get Walmart and Menards
type stores, so people do have to leave town to shop.
We do not plan on selling soon, but if we did we would like a one level home with 23 bedrooms and at least 1 3/4 bathrooms. There is not enough senior housing unless
you do not have very much in savings or retirement. It could be along the lines of
the low income housing above 25th street, but for higher income people. Give them
something nice in a good area and some would be glad to sell their homes for the
convenience of one level living. They might need to be about twice the size of the low
income senior housing and include 2 or 3 bedrooms, at least 1 3/4 bath, living room
kitchen, family room, laundry room two car garage, patio or deck and a yard. If the
community would take care of the yard work and maintenance it would be a big
plus. A game center/meeting/dining area might also be nice. It could be like a gated
community in the south, but with smaller houses.
I would like to see some type of rehabilitation program/incentive for the many run
down houses. I have two in my block alone.
Alliance needs to have more model homes instead of cookie cutter type. Instead of
having homes with basements I believe slab houses would work better with good
square footage. 3BR 2BA double garage. People do not need basements necessarily.
Even though we are in tornado alley there is technology as in Oklahoma where safe
rooms can be built that can absorb F5 tornados. These can be mandatory by
ordinance as in Oklahoma City.
Our family has been considered "homeless" since a house fire, and we feel trapped.
Living with family is clean, and nice, but feel like we will never be able to get back
out in our own home again with current rental market.
There are not a lot of rental homes available in Alliance.
Alliance, Nebraska
7
APPENDIX I
Since the housing market crash, it has become very hard to buy a house as a first
time homeowner. All of the stipulations for the NIFA and HUD financing are now
so strict, that unless you can afford to buy a new house in mint condition, the loans
will not be given out, or the sellers don't want to even negotiate due. We had to wait
until we saved enough money to get a conventional loan, which was a minimum of
20% down plus closing costs. It also would be nice if there were more than two
realtors in town.
It is hard to feel like you’re not being taken for a ride when there is a good
possibility that the same realtor is representing both the seller and the buyer. It
creates a conflict of interest when trying to negotiate price. We ran into problems
with this more than once and had to walk away from houses we should have been
able to purchase because we feel the realtors were interfering with the negotiation
process.
I have lived in Alliance since 1978 and want to remain here. I plan to remain in my
current home for 5 more years, but will stay in it for another 10-12. If in another 8
years desirable, suitable housing is not available or soon to be available I will likely
leave Alliance after selling my home.
Without adequate availability to airline access is a major concern of mine to reside
in Alliance.
Housing in Alliance is based on the wages of the railroad so those of us that don't
make those wages can't afford a decent place to live.
There is a lack of good housing in Alliance. I am currently looking for another place
to rent, but most apartments only have 1 to 2 bedrooms and I still have four kids at
home plus my mom. The place I'm renting needs a lot of repairs, which I found out,
is my responsibility, but I barely have the money to do these repairs or the
knowledge to do them. I don't think I can afford to hire someone to fix them for me
right now. I've also had to call the plumber numerous times to fix leaks and that's
almost $100 every time they fix something.
I just moved to Alliance in December of 2013 and I can tell you I was very lucky to
find the rental that I did. The only reason I found it was because we knew someone
who knew that it would need rented soon. If this place was not available to rent I
am not sure what we would have done! I did look at one other place while we were
searching and the ceilings were missing and it was a complete disaster. Something I
would have never lived in! I feel bad for people who are currently moving to town
because there is nothing nice in this town to live in.
Make it easier for citizens to clean up their properties. Many residents try to clean
up or tear down or remodel, but there is a permit (and fee) for EVERYTHING!!! We
are not made of money and are in the same economic climate as the next person.
But while trying to remove an eyesore, residents are almost punished for it. There
should be some sort of meet in the middle agreement.
Alliance, Nebraska
8
APPENDIX I
Because housing is so hard to find prices for 2 bedroom houses run at about 800-900
a month. It is beyond ridiculous. I've never been more disgusted with a town and its
housing than I am here. People are rude and charge way too much for something
that should be 500-600.
I do not like that my sewage is tied into my neighbors
It is difficult to upgrade a home in this town due to very few contractors in the
community. People do not take as good a care of their homes in this community as
in other towns I have lived in and it may be due to lack of contractors. I wish the
city would be strict on regulations for the upkeep of the outside of homes and
maintenance. There should be stricter enforcement of what can be parked or left
outside of your home, etc. There are many homes that appear like "salvage yards"
and it makes our town appear dirty.
There needs to a mid-level housing development for seniors who wish to move out of
their current homes allowing them to have yard service, one-level housing.
Rosewood Estates is great, but there needs to be a little higher income level for
those who do not qualify for this housing development. We have become more of a
retirement community and need to be able to serve the senior needs, also having
housing for younger generations who will be providing local services. There needs to
be new housing as long as Alliance continues to grow, but we've lost population.
With the diminishing use of coal, BNSF could be affected and that would cause
Alliance's population to continue to decline. We need new businesses that will be
hiring locally.
We love living in Alliance and owning our home. The only thing is the construction
rules. We want to add a garage to our home but the rules and regulations are so
extreme that we can't afford to do so at a reasonable price. I understand that the
city wants to keep Alliance looking nice, but the city should decide what can be done
by what wants to be done.
Housing prices are very reasonable in Alliance given the average income. I think
there is a need for more & better quality apartment options (not low income). I
would like to see an expansion of Handi-Bus hours of operation and a fixed route.
Housing codes and restrictions are ridiculous. If you have the "money" and the
"status" however, you get the go ahead to build.
When I was looking for houses last year, there were very few houses coming on the
market that were well taken care of. Several were old and had been added onto
which resulted in odd floor plans. It was difficult for me to find a small house for
one person (2-3 bedroom) in good condition.
Most renters cannot afford the rent landlords charge because most landlords know
they can charge a high amount because of the high wage the Railroad pays. Not
everyone wants to work for the Railroad and therefore cannot afford the high rent.
Alliance, Nebraska
9
APPENDIX I
I drive 63 miles one way to work in Alliance, sometimes I spend the night, I would
like to rent a sleeping room, not a motel, because that becomes very expensive to
stay here. I have not found any yet.
I believe there is a need for more rental properties in Alliance; duplexes, townhomes
or single family homes. It seems if one cannot buy, the only other option is an
apartment as there are very few homes for rent in Alliance.
When we moved here 7 years ago, we looked at a number of houses. Nothing new to
buy and what was for sale was not updated at all everybody was living in the 70s.
We looked to rent and was not able to b/c lack of rental houses. The housing market
here is poor and I have family that has looked into moving to Alliance, but nothing
here and what is here you would pay 130,000 and then have to put 50-75 thousand
in updates in.
I feel that one of the biggest problems for people in Alliance that want to obtain a
building permit is the lack of clarity that they get from the people that deal with
building permits and codes. They seem to have own agenda and have a lack of
knowledge of buildings in general.
New homes need to be on bigger lots and meeting a certain criteria.
The availability of low-income housing is abysmal. I've heard people are being told
the waiting could be up to 18 months. Whether or not that's true.
I feel that many home owners in Alliance have a negative attitude towards renting
their home to other families. We had to live in an apartment for a year because
there were not any homes for rent in Alliance and we had to move to Hemingford
because we finally found a rental there. Even renting an apartment that had more
than two bedrooms would have allowed us to stay in Alliance, however there are not
many of those either and especially if you are over the guidelines for HUD housing.
There is a need for houses to rent. Not everyone enjoys living in an apartment
complex.
HONESTLY, HOUSING HERE IS PRETTY BAD. WE RENTED BEFORE WE
BOUGHT BUT IT WAS SO HARD TO FIND ANYTHING AND THEN WHAT WE
FOUND WAS FULL OF MOLD AND OUR KIDS WERE CONSTANTLY SICK. WE
FINALLY BOUGHT BUT DIDN'T WANT TO BECAUSE WE DON'T PLAN ON
STAYING HERE LONG.
There needs to be more thought put into where low-income areas are built. Why put
low income housing next to the nice neighborhoods? You mix homes that are take
care of with homes that become run down.
Alliance, Nebraska
10
APPENDIX I
There needs to be a new designated area in and close to Alliance where people could
build . . no open lots . . . need for more ranch type homes . . . would love to see
airport land be opened up for building sites.
We purchased our home about a year ago and we look at 10 different houses in our
price range. I think that is a sufficient amount of houses to look at. I do not see that
there is a housing shortage in Alliance.
There seem to be a lot of run down and vacant properties in Alliance. If these could
be up dated it would help ease the rental property crunch
We have lived in Alliance for 5 years and we rented for the first 4 years being here.
It was extremely difficult finding an affordable, decent place to live. It seems if you
are an outsider and don't have connections with people in town it is very hard to
find somewhere to live.
Alliance, Nebraska
11
APPENDIX I
Continuum of Care for
Elderly Persons Household Survey
Alliance, Nebraska
The Box Butte Development Corporation (BBDC) and the City of Alliance are currently conducting a
Community Housing Study, to determine both the short- and long-term housing needs of persons and
families in the Alliance Area. This Study will include the identification of housing and service needs of
persons 55+ years of age. The Study is funded with a Housing Grant provided by the Nebraska
Investment Finance Authority, with match funding from BBDC and the City. Please take a few minutes
to complete and return the following Survey to the drop box/envelope, by TUESDAY, MARCH 18 TH.
1)
Sex:
Male__5__
2)
Location/
Age Status:
Female__16__
TOTAL SURVEYS: 21
Where do You currently live? __15__Alliance __6__Rural County/Other
If Rural County/Other, Please identify your location________________
What is your current age?
Under 45_0_ 45-54_0_ 55-64_3_ 65-74_13_ 75-84_5_ 85+_0_
Are you currently retired? Yes___17___ No___2___
If no, do you plan on retiring in the Area? Yes__3___ No__0___
3)
4)
Family
Status:
Disability
How many people live in your household? _____ 1 = 10 2 = 11
How many people 55+ years live in your household? ______ 1 = 10 2 = 9
Do you or anyone in your household have a disability or any special
assistance needs (Mobility, Mental, Hearing/Speech Impaired,
Nutrition/Medication Assistance, etc.)? Yes___2___
No___19___
If yes, please explain the disability or special needs type.
__________(See Comments)_________________________________________
__________________________________________________________________
5)
6)
7)
Please indicate your household income range, for 2013, before taxes. $__________________
Less Than $25K = 5 $25K to $50K = 4 $51K+ = 3
Do you own or rent where you live now? __17__Own __4__Rent
Please rate the quality of the following Community Services in your Town.
(1 = Excellent, 2 = Good, 3 = Fair, 4 = Poor).
______2.57_Social/Rec. Activities _2.16_Continuing Education
______2.79_Entertainment Options
______1.25_Church
______2.67_Discount/Variety Store
______1.71_Library
______2.16_Grocery Store ______2.13_Hospital
______1.60_Medical Clinic
______2.48_Pharmacy
______3.27_Downtown Businesses
______1.71_Police Protection
______1.37_Fire Protection ______2.20_Senior Center
______1.50_Bank
______2.12_City/Village Offices
______2.03_Post Office
______2.44_Schools
______1.61_Parks/Recreation______2.42_Restaurant/Cafe
_________Other:__________________
8)
Are you satisfied with your current housing situation? ___18___Yes ___2___No
If no, please explain:______(See Comments)_____________________________________________
- OVER Alliance, Nebraska
12
APPENDIX I
9)
Do You plan on changing housing in the future?
One Year
__0__Yes
Two Years
__2__Yes
Three to Five Years
__2__Yes
Six to 10 Years
__2__Yes
___13___No
___11___No
___10___No
___11___No
If yes to Question #9, which of the following types of housing do You anticipate needing?
Check () three (3).
___4___Single Family Home
___0___Apartment - Purchase
___2___Duplex - Rent
___4___Assisted Living Housing
___1___Duplex - Purchase
___3___One Bedroom Apartment - Rent
___1___Town Home - Rent
___2___Two Bedroom Apartment - Rent
___2___Town Home - Purchase
___1___Other__________________________
___3___Nursing Home/Long-Term Care
10)
Which of the following additional housing types are needed in Your Community, for persons 55+
years of age, during the next 10 years. Check () the top three (3).
___10___Single Family Home
___2___Apartment - Purchase
____8__Duplex - Rent
___2___Assisted Living Housing
____1__Duplex - Purchase
___4___One Bedroom Apartment - Rent
____6__Town Home - Rent
___7___Two Bedroom Apartment - Rent
____4__Town Home – Purchase
___1___Other___________________________
____2__Nursing Home/Long-Term Care
11)
How appealing is living at a Retirement Housing Campus to You?
___4___Very appealing ___4___Somewhat appealing ___11___Not appealing
12)
Please rate the quality of the following Support Services in your Community.
(1 = Excellent, 2 = Good, 3 = Fair, 4 = Poor).
_2.77_Case Management/Legal Aid
_2.50_Transportation/Auto Repair
_2.59_Cultural/Language Assistance
_2.79_Finance Assistance/Management
_2.38_Continuing Education Opportunities
_2.00_Health Services (Mental, Physical, etc.)
_3.23_Employment Opportunities/Training
_1.75_Law Enforcement
_2.56_Adult Care Services
_2.75_Senior Social & Recreation Activities
_2.50_Alcohol/Drug Abuse Services
_3.07_Housing (Permanent, Transitional, etc.)
_2.05_Food/Meals-On-Wheels
_1.75_Emergency Transportation
_2.62_Home Health Care
_1.85_Volunteer Opportunities
_2.80_Counseling Services
_2.50_Veteran Services
_2.57_Aids for Disabilities
_3.42_Homeless Services
_3.75_Home Repair/Rehabilitation Services
_____Other:____________________________
13)
Considering the list of Supportive Services in Question 12, what are the three (3) most
critical Services at this time, for persons 55+ years residing in Alliance?
____________(See Comments)______________________________________________________
___________________________________________________________________________________
____________________________________________________________________________________
Alliance, Nebraska
13
APPENDIX I
ALLIANCE, NEBRASKA
CONTINUUM OF CARE FOR ELDERLY PERSONS HOUSEHOLD SURVEY
COMMENTS
#4 Do you or anyone in your household have a disability or any special
assistance needs (Mobility, Mental, Hearing/Speech Impaired,
Nutrition/Medication Assistance, etc.)? If yes, please explain.
- Alzheimer’s Disease.
- Hearing Issues.
#8 Are you satisfied with your current housing situation? If No, please
explain.
- An older home always needs work, but I can’t afford to hire to have it done or move
to another home.
- Too many steps; would prefer Wildflower Terrace or Rosewood Estates, but I do
not qualify.
#13 Considering the list of Supportive Services in Question 12, what are
the three (3) most critical Services at this time, for persons 55+ years
residing in your Community?
- Home Health. (4)
- Home Repair. (4)
- Senior Social & Recreational Activities. (4)
- Housekeeping Services.
- Transportation. (8)
- Auto Repair.
- Medical, Health & Adult Care Services. (8)
- Housing. (5)
- Employment Opportunities. (4)
- Veteran Services. (2)
- Legal Assistance. (3)
- Financial Assistance. (2)
- Alcohol/Drug Abuse Services.
- Food/Meals on Wheels
Alliance, Nebraska
14
APPENDIX II
Alliance Table Profile.
APPENDIX II
ALLIANCE TABLE PROFILE.
TABLE 1
POPULATION TRENDS & PROJECTIONS
2000-2019
Total
Year
Population
Change
Percent
Alliance:
2000
8,959
--2010
8,491
-468
-5.2%
2014
8,512
+21
+0.2%
Low 2019
8,533
+21
+0.2%
Medium 2019
8,588
+76
+0.9%
High 2019
8,660
+148
+1.7%
Box Butte
County:
2000
2010
2014
2019
12,158
11,308
11,327
11,435
--850
+19
+108
Annual
Change
Percent
---46.8
-0.52%
+5.2
+0.05%
+4.2
+0.04%
+15.2
+0.18%
+29.6
+0.34%
--7.0%
+0.1%
+0.9%
--85.0
+4.7
+21.6
--0.7%
+0.02%
+0.18%
NOTE: 2012 Census Estimates: Alliance, 8,499; Box Butte County, 11,317.
Source: 2000, 2010 Census.
TABLE 2
POPULATION AGE DISTRIBUTION
TRENDS & PROJECTIONS
ALLIANCE, NEBRASKA
2000-2019
Age Group
19 and Under
20-34
35-54
55-64
65-74
75-84
85+
Totals
Median Age
2000
2,766
1,486
2,764
755
603
449
236
8,959
37.4
2010
2,404
1,369
2,262
1,190
550
487
229
8,491
39.8
Change
-362
-117
-502
+435
-53
+38
-7
-468
+2.4
2014
2,372
1,312
2,217
1,319
547
509
236
8,512
40.2
2019
2,293
1,270
2,181
1,481
573
530
260
8,588
41.0
2014-2019
Change
-79
-42
-36
+162
+26
+21
+24
+76
+0.8
Alliance, Nebraska
1
APPENDIX II
TABLE 3
SPECIFIC HOUSEHOLD CHARACTERISTICS
ALLIANCE, NEBRASKA
2000-2019
Year
Population
Group
Quarters
2000
2010
2014
2019
8,959
8,491
8,512
8,588
182
158
151
146
Persons in
Households
Households
Persons Per
Household
8,777
8,333
8,361
8,442
3,565
3,559
3,588
3,654
2.46
2.34
2.33
2.31
TABLE 4
TENURE BY HOUSEHOLD
ALLIANCE, NEBRASKA
2000-2019
Owner
Year
2000
2010
2014
2019
Total
Households
3,565
3,559
3,588
3,654
Number
2,426
2,385
2,397
2,426
Percent
67.8%
67.0%
66.8%
66.4%
Renter
Number
1,139
1,174
1,191
1,228
Percent
32.2%
33.0%
33.2%
33.6%
TABLE 5
HOUSEHOLDS BY HOUSEHOLD SIZE
ALLIANCE, NEBRASKA
2010
1
2
3
4
5
6
7+
Person Persons Persons Persons Persons Persons Persons
1,154
1,226
485
361
224
74
35
Source: 2010 Census.
Alliance, Nebraska
2
APPENDIX II
TABLE 6
HOUSEHOLDS BY INCOME GROUP
ALLIANCE, NEBRASKA
2012 ESTIMATE*
Household
Income
Less than $10,000
$10,000-$19,999
$20,000-$34,999
$35,000-$49,999
$50,000 or More
Totals
Median Income
All
Households
Number Percent
521
14.1%
400
10.7%
696
18.7%
515
13.8%
1,591
42.7%
3,723
100.0%
$43,118
Renter
Households
Number
Percent
353
22.6%
273
17.4%
352
22.5%
169
10.8%
418
26.7%
1,565
100.0%
$29,678
Elderly (65+)
Households
Number
Percent
145
17.0%
190
22.4%
271
31.9%
60
7.1%
184
21.6%
850
100.0%
$26,981
* Specified Data Used; subject to margin of error.
Source: 2008-2012 American Community Survey.
TABLE 7
HOUSEHOLD INCOME BY AGE GROUP*
TRENDS AND PROJECTIONS
ALLIANCE, NEBRASKA
2000-2019
Income Group
All Households
Less than $10,000
$10,000-$19,999
$20,000-$34,999
$35,000-$49,999
$50,000 or More
Totals
Median Income
2000*
2012 Est.*
2014
2019
% Change
2014-2019
378
543
615
683
1,353
3,572
$39,408
521
400
696
515
1,591
3,723
$43,118
491
372
671
524
1,530
3,588
$45,512
453
349
662
544
1,646
3,654
$50,690
-7.7%
-6.2%
-1.3%
+3.8%
+7.6%
+1.8%
+11.4%
Households 65+ Yrs.
Less than $10,000
$10,000-$19,999
$20,000-$34,999
$35,000-$49,999
$50,000 or More
Totals
Median Income
111
221
211
146
135
824
$25,686
145
190
271
60
184
850
$26,981
132
175
292
66
198
863
$28,042
130
153
304
86
220
893
$31,593
-1.5%
-12.6%
+4.1%
+30.0%
+11.1%
+3.4%
+12.6%
* Specified Data Used. 2012 Estimate subject to margin of error.
Source: 2000 Census, 2008-2012 American Community Survey Estimate.
Alliance, Nebraska
3
APPENDIX II
TABLE 8
PERSONS RECEIVING SOCIAL SECURITY INCOME
2012
Social Security Income-2012
Retirement Benefits
Retired Workers
Wives & Husbands
Children
Survivor Benefits
Widows & Widowers
Children
Disability Benefits
Disabled Persons
Wives & Husbands
Children
Total
Aged 65 & Older
Men
Women
Total
Supplemental Security Income-2012
Aged
Blind and Disabled
Total
Number of Beneficiaries
1,170
95
5
165
60
260
5
65
1,825
535
810
1,345
Number of Beneficiaries
23
159
182
N/A=Not Available.
Source: Department of Health and Human Services,
Social Security Administration, 2014.
Alliance, Nebraska
4
APPENDIX II
TABLE 9
PER CAPITA INCOME
BOX BUTTE COUNTY, NEBRASKA & STATE OF NEBRASKA
2002-2019
Box Butte County
State of Nebraska
Per Capita
Percent
Per Capita
Percent
Year
Income
Change
Income
Change
2002
$24,918
-$28,598
-2003
$27,198
+9.1%
$29,902
+4.6%
2004
$28,512
+4.8%
$30,314
+1.4%
2005
$30,663
+7.5%
$32,126
+6.0%
2006
$31,992
+4.3%
$33,265
+3.5%
2007
$33,151
+3.6%
$34,318
+3.2%
2008
$36,350
+9.6%
$35,679
+4.0%
2009
$33,249
-8.5%
$38,177
+7.0%
2010
$33,506
+0.8%
$40,163
+5.2%
2011
$38,572
+15.1%
$39,332
-2.1%
2014
$41,078
+9.5%
$41,282
+5.0%
2002-2014
$24,918-$41,078
+64.8%
$28,598-$41,282
+44.3%
2014-2019
$41,078-$47,325
+15.2%
$41,282-$48,396
+17.2%
Source: Bureau of Economic Analysis, Regional Economic Information System, 2014.
Nebraska Department of Economic Development, 2014.
TABLE 10
RACE AND HISPANIC ORIGIN
ALLIANCE, NEBRASKA
2000 & 2010
2000
Race
Number
% of Total
White
7,982
89.1%
Black
44
0.5%
Native American
305
3.4%
Asian
54
0.6%
Other
574
6.4%
Totals
8,959
100.0%
Hispanic Origin
801
8.9%
2010
Number
7,429
45
390
27
600
8,491
1,048
% of Total
87.5%
0.5%
4.6%
0.3%
7.1%
100.0%
12.3%
Alliance, Nebraska
5
APPENDIX II
TABLE 11
ESTIMATED OWNER HOUSEHOLDS BY INCOME
COST BURDENED WITH HOUSING PROBLEMS
ALLIANCE, NEBRASKA
2000-2019
2000*
2010*
2014
# / #CB-HP
# / #CB-HP
# / #CB-HP
Income Range
0%-30% AMI
139 / 86
120 / 110
109 / 96
31%-50% AMI
241 / 127
265 / 140
257 / 137
51%-80% AMI
346 / 102
225 / 65
238 / 50
81%+ AMI
1,702 / 68
1,705 / 50
1,793 / 75
Totals
2,428 / 383
2,315 / 365
2,397 / 358
# = Total Households
2019
# / #CB-HP
96 / 84
229 / 129
256 / 45
1,845 / 70
2,391 / 328
#CB-HP = Households with Cost Burden – Housing Problems
*Specified Data Used.
Source: 2000, 2010 CHAS Data.
TABLE 12
ESTIMATED RENTER HOUSEHOLDS BY INCOME
COST BURDENED WITH HOUSING PROBLEMS
ALLIANCE, NEBRASKA
2000-2019
2000*
2010*
2014
# / #CB-HP
# / #CB-HP
Income Range # / #CB-HP
0%-30% AMI
284 / 221
360 / 290
321 / 282
31%-50% AMI
146 / 74
235 / 155
212 / 143
51%-80% AMI
217 / 22
270 / 60
272 / 56
81%+ AMI
437 / 24
455 / 0
386 / 0
Totals
1,084 / 341
1,320 / 505
1,191 / 481
# = Total Households
2019
# / #CB-HP
301 / 268
200 / 130
282 / 50
445 / 0
1,228 / 448
#CB-HP = Households with Cost Burden – Housing Problems
*Specified Data Used.
Source: 2000, 2010 CHAS Data.
Alliance, Nebraska
6
APPENDIX II
TABLE 13
EMPLOYMENT DATA TRENDS AND PROJECTIONS
2003-2019
Number of
Year
Employed Persons
Change
2003
5,423
-2004
5,394
-29
2005
5,389
-5
2006
5,372
-17
2007
5,450
+78
2008
5,532
+82
2009
5,221
-311
2010
5,152
-69
2011
5,215
+63
2012
5,176
-39
2013*
5,337
+161
2014
5,378
+41
2019
5,521
+143
2003-2019
5,423-5,521
+98
Percent
Unemployment
4.8%
4.1%
4.0%
3.0%
3.1%
3.7%
6.8%
5.5%
3.7%
4.4%
3.8%
3.6%
3.2%
4.8%-3.2%
*Estimate as of November, 2013.
Source: Nebraska Department of Labor, Labor Market Information, 2014.
TABLE 14
TRAVEL TIME TO WORK
ALLIANCE, NEBRASKA
2012 ESTIMATE*
9 Minutes
10-19
or Less
Minutes
2,138
1,483
20-29
Minutes
216
30-39
Minutes
19
40 Minutes
or More
134
2012 Estimate subject to margin of error.
Source: 2008-2012 American Community Survey.
Alliance, Nebraska
7
APPENDIX II
TABLE 15
WORKFORCE EMPLOYMENT BY TYPE
2011-2013
Workforce
Non-Farm Employment
(Wage & Salary)
Goods-Producing
Manufacturing
Nat. Res. & Const.**
Service-Providing
Trade, Trans, Ware, Util***
Total Trade
Wholesale Trade
Retail Trade
Trans, Ware, Util****
Information
Financial Activities
Professional & Business
Education & Health
Leisure & Hospitality
Other Services
Total Government
Federal
State
Local
2011
5,009
2012
4,780
2013(1)
5,017
% Change
2011-2013
+0.1%
383
*
95
4,626
2,245
685
244
441
1,560
128
161
149
394
339
140
1,070
46
59
965
368
*
90
4,412
2,096
666
241
425
1,430
105
159
125
382
364
137
1,045
46
56
943
431
*
100
4,586
2,170
690
260
430
1,480
86
168
199
386
334
133
1,110
33
56
1,021
+12.5%
*
+5.2%
-0.8%
-3.3%
+0.7%
+6.5%
-22.4%
-5.1%
-32.8%
+4.3%
+33.5%
-0.2%
-1.5%
-5.0%
+3.7%
-28.2%
-5.1%
+5.8%
(1) Estimate as of November, 2013.
*Data unavailable due to suppression.
**Natural Resources & Construction.
*** Trade, Transportation, Warehousing & Utilities.
**** Transportation, Warehousing & Utilities.
Source: Nebraska Department of Labor, Labor Market Information, 2014.
Alliance, Nebraska
8
APPENDIX II
TABLE 16
HOUSING STOCK PROFILE / UNITS IN STRUCTURE
ALLIANCE, NEBRASKA
2000 & 2012 ESTIMATE
Year
2000
2012**
1 Unit
2,839
2,450
Number of Units
2-9 Units 10+ Units
420
409
542
581
Other*
382
518
Total
4,050
4,091
*Includes mobile home or trailer.
**Specified Data Used, subject to margin of error.
Source: 2000 Census, 2008-2012 American Community Survey.
TABLE 17
HOUSING STOCK PROFILE
DEFINING SUBSTANDARD HOUSING – HUD
ALLIANCE, NEBRASKA
2000 & 2012 ESTIMATE
Complete
Lack of Complete
Plumbing
Plumbing
% of
% of
Total Number Total
Number
Total
2000
2012*
3,545
3,723
3,534
3,700
99.7%
99.4%
11
23
0.3%
0.6%
Units with 1.01+
Persons per Room
% of
Number
Total
92
94
2.6%
2.5%
*Specified Data Used, subject to margin of error.
Alliance, Nebraska
9
APPENDIX II
TABLE 18
ESTIMATED YEAR UNITS BUILT*
ALLIANCE, NEBRASKA
2014
Year
2010 to Present
2000 to 2009
1990 to 1999
1980 to 1989
1970 to 1979
1960 to 1969
1950 to 1959
1940 to 1949
1939 or Before
Subtotal
Units Lost (2010 to Present)
Total Est. Units – 2014
% 1939 or Before
% 1959 or Before
Housing Units
25
91
301
532
1,198
356
414
243
956
4,116
(0)
4,116
23.2%
39.1%
*Specified Data Used; subject to margin of error.
Source: City of Alliance, 2014;
2008-2012 American Community Survey.
Alliance, Nebraska
10
APPENDIX II
TABLE 19
HOUSING STOCK OCCUPANCY / VACANCY STATUS
ALLIANCE, NEBRASKA
2000, 2010 & 2014
a) Housing Stock
b) Vacant Housing Stock
c) Occupied Housing Stock
Owner Occupied
Renter Occupied
d) Housing Vacancy Rate
Owner Vacancy
Renter Vacancy
e) Adjusted Vacancy Rate*
Adjusted Owner Vacancy*
Adjusted Renter Vacancy*
2000
4,062
2010
4,075
2014
4,116
(O=2,634; R=1,428)
(O=2,580; R=1,495)
(O=2,586; R=1,530)
497
3,565
2,426
1,139
12.2% (497)
7.9% (208)
20.2% (289)
4.8% (198)
3.9% (104)
6.5% (94)
516
3,559
2,385
1,174
12.6% (516)
7.5% (195)
21.5% (321)
5.3% (219)
3.5% (92)
8.5% (127)
528
3,588
2,397
1,191
12.8% (528)
7.3% (189)
22.1% (339)
5.1% (213)
3.6% (94)
7.3% (119)
* Includes only year-round units available for rent or purchase, meeting current housing code and modern amenities.
Does not include units either not for sale or rent, seasonal units, or units not meeting current housing code.
Source: 2000, 2010 Census; City of Alliance, 2014.
2008-2012 American Community Survey Estimate.
Alliance, Nebraska
11
APPENDIX II
TABLE 20
OWNER OCCUPIED HOUSING VALUE
ALLIANCE, NEBRASKA
2000-2019
2000*
Median Value
2012*
Median Value
2014
2019
Less than
$50,000
465
$72,700
509
$89,100
$92,300
$100,500
$50,000
to $99,999
1,195
$100,000
to $149,999
344
$150,000
to $199,999
91
$200,000
or More
28
Totals
2,123
801
580
132
36
2,158
TABLE 21
GROSS RENT
ALLIANCE, NEBRASKA
2000-2019
Less than
$300
2000*
Median Rent
2012*
Median Rent
2014
2019
291
$410
175
$499
$520
$563
$300 to
$499
$500 to
$699
$700 to
$899
$900 or
More
Total
515
250
14
31
1,101
641
477
147
125
1,565
Alliance, Nebraska
12
APPENDIX II
TABLE 22
SURVEY OF RENTAL PROPERTIES
2002-2013
Completed
Year
Surveys
Total Units
Alliance:
Box Butte
County:
Vacancy
Rate (%)
Absorption
Rate (Days)
2012
2013
20
18
919
584
5.8
6.7
23.3
22.0
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
6
8
7
16
15
17
20
18
17
21
23
22
259
469
503
533
643
725
590
758
702
573
952
632
20.5
22.0
8.7
15.8
11.2
11.0
7.8
21.8
14.5
5.1
5.7
6.8
33.1
47.2
41.1
35.0
34.7
51.3
22.0
23.1
59.4
23.2
41.4
26.0
Alliance, Nebraska
13
APPENDIX II
TABLE 23A
2012
Type of Units
Single Family Units
Apartments
Mobile Homes
Not Sure of Type
Total Units
Units Managed
62
561
1
8
632
Available Units
4
38
0
1
43
Vacancy Rate (%)
6.5
6.8
-12.5
6.8
TABLE 23B
ALLIANCE, NEBRASKA
2012
Type of Units
Single Family Units
Apartments
Mobile Homes
Not Sure of Type
Total Units
Units Managed
61
515
0
8
584
Available Units
4
34
0
1
39
Vacancy Rate (%)
6.6
6.6
-12.5
6.7
Alliance, Nebraska
14
APPENDIX II
TABLE 24A
2012
Have Wait List
Wait List Size
Responses
12
8
167
TABLE 24B
ALLIANCE, NEBRASKA
2012
Have Wait List
Wait List Size
Responses
9
7
161
Alliance, Nebraska
15
APPENDIX II
TABLE 25
SELECTED RENTAL HOUSING OPTIONS
ALLIANCE, NEBRASKA
2014
Year
Units
Project Type
Rent Range
Occup./Wait List
1. Alliance Apartments I
2514-2603 Bighorn
Alliance, NE 69301
(308)762-5774
Name & Address
1992
2 Br: 6
3 Br: 13
Multifamily
LIHTC
2-Bd: $495
3-Bd: $525
100%
2. Alliance Scatter Sites
Alliance Public
Housing Authority
Alliance, NE 69301
(308) 762-5130
1985
3Br: 6
4Br: 4
Hsg. Authority
Multifamily
HUD
Section 8
30% Income
3-Bd: $550
4-Bd: $600
100%
Yes (19)
3. Avilla Square
2600 & 2700 Big Horn
Alliance, NE 69301
(308) 762-5130
1979
2Br: 10
3Br:12
4Br: 2
Hsg. Authority
Multifamily
HUD
Section 8
30% Income
2-Bd: $400
3-Bd: $525
4-Bd: $575
92%
Yes (19)
4. Camden Court
523 Homestead Ave.
Alliance, NE 69301
(308) 762-5774
1974
1Br: 11
2Br: 37
Market Rate
1-Bd: $375
2-Bd: $420
100%
5. Maxwell Square
300 S Potash
Alliance, NE 69301
(308) 762-5130
1981
2Br: 9
3Br:14
4Br: 2
Multifamily
HUD
Hsg. Authority
Section 8
30% Income
2-Bd: $400
3-Bd: $525
4-Bd: $575
96%
Yes (19)
6. Northpark Apartments
439 W 25th St.
Alliance, NE 69301
(308) 762-3878
1980s
1Br: 48
3Br: 1
Market Rate
1-Bd: $425
3-Bd: $550
82%
7. Rosewood Estates
123 Bighorn
Alliance, NE 69301
2008
2Br: 16
3Br: 2
Elderly
LIHTC
2-Bd: $465
3-Bd: $505
100%
Yes
(308) 762-2513
CONTINUED:
Alliance, Nebraska
16
APPENDIX II
TABLE 25 (CONTINUED)
SELECTED RENTAL HOUSING OPTIONS
ALLIANCE, NEBRASKA
2014
Name & Address
8. Rosewood Estates II
Cheyenne Lane
Alliance, NE 69301
(308) 762-2513
Year
2010
Units
2Br: 16
3Br: 2
Project Type
Elderly
LIHTC
Rent Range
2-Bd: $465
3-Bd: $505
Occup./Wait List
100%
Yes
9. Tower Apartments
423 Boyd Avenue
Alliance, NE 69301
(308) 762-1507
1981
1Br: 50
2Br: 11
Multifamily
1-Bd: $420
2-Bd: $525
100%
Yes
10. Wild Flower Terrace
2500 Box Butte Ave.
Alliance, NE 69301
2008
1Br: 24
Elderly
HUD 202
30% Income
100%
Source: Property Managers, 2014
TABLE 26
ESTIMATED HOUSING DEMAND TARGET DEMAND & REQUIRED BUDGET
ALLIANCE, NEBRASKA
2019
Target Demand*
Owner
Rental
96
Total Demand
Est. Required
Budget
166**
$29.4 M
70
*Based upon new households, providing affordable housing for 10% of cost burdened
households, with housing problems, replacement of 10% substandard (HUD) housing
stock, absorb owner housing vacancy deficiency by creating 6% vacancy rate
consisting of structurally sound housing units, build for Pent-Up demand at 1.5%.
Includes both new construction and purchase-rehab-resale or re-rent.
**Includes Downtown Housing Target: 22 Units - 6 Owner, 16 Rental.
Alliance, Nebraska
17
APPENDIX II
TABLE 27
AREA HOUSEHOLD INCOME (AMI)
2014
1PHH
2PHH
3PHH
4PHH
5PHH
6PHH
7PHH
8PHH
30% AMI
50% AMI
60% AMI
80% AMI
100%AMI
125%AMI
$17,100
$28,500
$34,200
$45,600
$57,000
$71,250
$18,500
$30,800
$36,960
$49,250
$61,600
$77,000
$19,850
$33,100
$39,720
$52,900
$66,200
$82,750
$21,250
$35,350
$42,420
$56,550
$70,700
$88,375
$22,600
$37,650
$45,180
$60,200
$75,300
$94,125
$12,000
$19,950
$23,940
$31,950
$39,900
$49,875
$13,700
$22,800
$27,360
$36,500
$45,600
$57,000
$15,400
$25,650
$30,780
$41,050
$51,300
$64,125
TABLE 28
ESTIMATED YEAR-ROUND HOUSING DEMAND BY INCOME SECTOR
ALLIANCE, NEBRASKA
2019
Income Range
Type
Owner
Rental
0%-30%
AMI
0
4
31%-60% 61%-80%
AMI
AMI
8
12
22
22
81%-125%
AMI
32
14
126%+
AMI
44
8
Totals
96
70
Alliance, Nebraska
18
APPENDIX II
TABLE 29
HOUSING LAND USE PROJECTIONS/ PER HOUSING TYPE/ AGE SECTOR
ALLIANCE, NEBRASKA
2019
Age Sector
#Owner /
#Rental
42 / 12*
8/6
8 / 16
0 / 10
58 / 44
Land Requirements
(Acres)
25
3.5
5.5
0.7
34.7
Totals
16 / 0
10 / 8
6/4
6/6
38 / 26
7.5
4
2.5
0.8
14.8
TOTAL UNITS / ACRES
96 / 70
49.5
18 to 54 Years**
Type of Unit
Single Family Unit
Town Home Unit
Duplex/Triplex Unit
Totals
55+ Years
Single Family Unit
Town Home Unit
Duplex/Triplex Unit
*Includes Credit- or Lease-To-Own Units.
**Includes housing for persons with a disability
***Includes housing in the Downtown.
Alliance, Nebraska
19
APPENDIX II
TABLE 30
HOUSING DEMAND – TARGET SECTORS
ALLIANCE, NEBRASKA
2019
OWNER
UNITS
Elderly (55+)
Family
Special
Populations1
Subtotals
RENTAL
UNITS
Elderly (55+)
Family
Special
Populations1
Subtotals
TOTALS
31%-60%
0
4
61%-80% 81%-125%
4
12
6
20
126%+ TOTALS
22
38
22
52
Workforce
Sector
45%+ AMI
14
44
4
8
2
12
0
32
0
44
6
96
2
60
0%-30%
0
2
8
12
6
14
6
8
6
2
26
38
10
32
2
4
2
22
2
22
0
14
0
8
6
70
2
44
4
30
34
46
52
166
104
* Includes lease- or credit-to-own units.
1 Any person with a special housing need due to a cognitive and/or mobility and/or other physical disability.
Note: Housing demand includes both new construction & purchase/rehab/resale or re-rent.
Alliance, Nebraska
20
APPENDIX II
TABLE 31
HOUSING DEMAND – TARGET PRICE POINTS (PRODUCTS)
ALLIANCE, NEBRASKA
2019
Owner
Units*
2 Bedroom1
3+ Bedroom
TOTALS
(31%-60%)
$118,900*
3
5
8
(61%-80%)
$128,800*
4
8
12
(81%-125%)
$174,100*
8
24
32
(126%+)
$210,900*+
12
32
44
Totals
27
69
96
Work Force
(45%+ AMI)
$124,900*
10
50
60
Rental
Units**
1 Bedroom1
2 Bedroom1
3+ Bedroom
Totals
(0%-30%)
$395**
2
2
0
4
(31%-60%) (61%-80%)
$535**
$595**
6
2
12
8
4
12
22
22
(81%125%)
$775**
0
4
10
14
(126%+)
$865**+
0
2
6
8
Totals
10
28
32
70
Work Force
(45%+ AMI)
$535**
6
12
26
44
1 Includes
Downtown Housing Units.
*Average Affordable Purchase Price.
**Average Affordable Monthly Rent.
NOTE: Housing demand includes both new construction and purchase-rehab-resale or re-rent.
Alliance, Nebraska
21
APPENDIX II
TABLE 32
HOUSING STRUCTURAL
CONDITIONS SURVEY
ALLIANCE, NEBRASKA
2014
Very Good
Good
Average
Badly Worn
Worn Out
Total
37
635
1,683
599
91
3,045
Source: Box Butte County Assessor’s Office.
TABLE 33
TARGET REHABILITATION & DEMOLITION DEMAND & BUDGET
ALLIANCE, NEBRASKA
2019
- Moderate Rehabilitation
- Substantial Rehabilitation
- Demolition
863 / $23,301,000
782* / $32,062,000
211 / $4,747,234**
$14,504,000***
*Pending Appraisal Qualification.
**Estimated Cost without Acquisition.
***Estimated Cost with Acquisition.
Alliance, Nebraska
22
APPENDIX II
SUMMARY
COMMUNITY OF ALLIANCE, NEBRASKA
DOWNTOWN HOUSING & REDEVELOPMENT INITIATIVE.
A. Housing Target Demand - 2019:
City-Wide – 166 Units (Owner = 96; Rental = 70).
Downtown – 22 Units (Owner = 6; Rental = 16) (13.2% of City Demand).
B. Downtown Housing Target Demand = 22 Units:
Estimated Additional Real Estate Tax Requirement,
Housing Tax Increment Financing Opportunity:
$1,400,000 ($132,000 @ 15yrs @ 4.5%).
C. Economic Impact of Housing, i.e. Retail, Services, Food,
Entertainment, etc.:
Estimated Added Real Estate Tax Requirement,
Economic Impact Tax Increment Financing Opportunity:
$408,000 ($38,000 @ 15yrs @ 4.5%).
D. Total Estimated Costs & Funds Required for the Alliance Downtown
Housing & Redevelopment Initiative = $7,000,000.
$1,808,000 (TIF/Assessment Loan 25.8%).
$2,742,000 (Other Local, State, Federal Funding* 39.2%) &
$2,450,000 (Private Financing 35%).
*Additional TIF; Area Bucket, CRA Assessment; CDBG, HOME, LIHTC, etc.
-----------* Becky Hanna, Tim Keelan, Lonnie Dickson, AICP, Keith Carl *
Alliance, Nebraska
23

alliance, nebraska community housing study with strategies for

Transcription

Similar documents

Speech of the Prime Minister

Alliance Aluminum Extrusions

Pet Evaluation Matrix (PEM) Beginning in 2006, SVACA, SJACS and

The Wondertwins

Enable Agent CX Excellence

Read more of our 2015 Annual Report

Hogewonin - Netherlands - Flower cultivation

A Global Guide to Business Etiquette

Moscow 2015

Corporate Responsibility - Alliance Financial Group Berhad