Seward County, Nebraska - Seward County Economic Development

Transcription

Seward County, Nebraska
County-Wide Housing Study with
Strategies for Affordable Housing
2018.
EXECUTIVE SUMMARY
Nebraska Investment Finance Authority –
Housing Study Grant Program.
SEPTEMBER, 2013
EXECUTIVE SUMMARY.
SEWARD COUNTY, NEBRASKA
COUNTY-WIDE HOUSING STUDY WITH STRATEGIES
FOR AFFORDABLE HOUSING – 2018
EXECUTIVE SUMMARY.
Mayor, City of Seward
Joshua Eickmeier
Seward City Administrator
Brett Baker
Seward County Economic Development Corporation
Jonathan Jank, Executive Director
Seward County Housing Corporation
John Blomenberg
HOUSING STEERING COMMITTEE MEMBERS.
Jeffrey Baker (Milford)
Parker Miller (Seward)
Jim Swanson (Utica)
Kerwin Roth (Seward)
Aaron Nelson (Milford)
Stacy Hartgerink (Milford)
Shelly Nitz (Seward)
Greg Majerus (Seward)
Lynn Hoops (Utica)
Al Underwood (Seward)
Ann Underwood (Seward)
Mary Koci (Seward County)
Darrell Miller (Seward County)
Southeast Nebraska Development District
Dave Taladay, Executive Director
The County-Wide Housing Study was funded by the Nebraska Investment
Finance Authority Housing Study Grant Program, with matching funds from the
Seward County Economic Development Corporation (SCEDC), the Seward
County Housing Corporation and the City of Seward.
The County-Wide Housing Study was completed with the guidance and direction of
the SCEDC.
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*
County-Wide Housing Study with Strategies for Affordable Housing – 2018
EXECUTIVE SUMMARY.
O INTRODUCTION. O
This Executive Summary of the Seward County-Wide Housing Study
provides statistical and narrative data identifying a housing profile and demand
analysis for Seward County, Nebraska, including each Community and Rural
Seward County, identified as the Balance of County. The Summary describes the
past, present and projected demographics, economic and housing conditions in the
County, as well as a “Housing Action Plan,” identifying recommended future
housing projects.
The County-Wide Housing Study was conducted for the Seward County
Economic Development Corporation (SCEDC), by Hanna:Keelan
Associates, P.C., a Nebraska based community planning and research consulting
firm. SCEDC and the citizens of the County all provided invaluable
information. Funding for the Community Housing Study was provided by a
Housing Study Grant from the NEBRASKA INVESTMENT FINANCE
AUTHORITY, with matching funds from the Seward County Housing
Corporation and the City of Seward, Nebraska.
O RESEARCH APPROACH. O
The Seward County-Wide Housing Study is comprised of information obtained
from both public and private sources. All 2000 and 2010 demographic, economic
and housing data for the County and each Community were derived from the U.S.
Census and the 2007-2011 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.
To facilitate effective planning and implementation activities, housing
demand projections were developed for a five year period.
The
implementation period for the Housing Study will be September, 2013 to
September, 2018.
CITIZEN PARTICIPATION - QUALITATIVE INPUT
The Housing Study included quantitative and qualitative research activities. The
Qualitative activities included a comprehensive Community citizen participation
program consisting of Surveys, Housing “Listening Sessions” with key Community
and County-Wide organizations, and meetings with an organized “Housing Steering
Committee,” comprised of citizens from Seward County Communities and local
business and government leadership, with the intent to understand the issues and
needs of Seward County.
Quantitative research activities included the
gathering of multiple sets of statistical and field data for the County and each
Community. The collection and analysis of this data allowed for the projection of
the County population and household base, income capacity and housing profile and
demand.
County-Wide Housing Study with Strategies for Affordable Housing - 2018
1
EXECUTIVE SUMMARY.
Table 1 identifies population trends and projections for Seward County and each
Community, from 2000 to 2018. The population of the previous two Decennial
Censuses (2000 and 2010) recorded an increase in population for Seward County. The
County’s population increased from 16,496, in 2000, to 16,750, in 2010, an increase of
254 persons, or 1.5 percent.
Currently (2013), the population for the County is an estimated 16,940 and is
expected to increase by an estimated 1.3 percent, or 224, from 2013 to 2018.
The Communities of Seward, Milford and Utica, as well as the Balance of County are
projected to experience population increases by 2018, with Seward having the greatest
percentage amount of change. This can be attributed to expanding employment
opportunities in close proximity to these Communities, combined with available
housing opportunities and primary transportation corridors. The remaining Seward
County Communities are projected to decrease, slightly, but remain stable through
2018. A stable population base contributes to the need for new and improved
housing for various forms, types and sectors of the County.
TABLE 1
POPULATION TRENDS AND PROJECTIONS
SEWARD COUNTY & COMMUNITIES, NEBRASKA
2000-2018
Seward County:
Seward:
Beaver Crossing:
Bee:
Cordova:
Garland:
Goehner:
Milford:
Pleasant Dale:
Staplehurst:
Utica:
Balance of County*:
2000
16,496
6,319
457
223
127
247
186
2,070
245
270
844
5,508
2010
16,750
6,964
403
191
137
216
154
2,090
205
242
861
5,287
2013
16,940
7,186
393
176
138
210
147
2,102
200
235
871
5,282
2018
17,164
7,422
376
164
136
201
141
2,126
194
224
883
5,297
% Change
2013-2018
+1.3%
+3.2%
-4.3%
-6.8%
-1.4%
-4.3%
-1.0%
+1.1%
-3.0%
-4.7%
+1.4%
+0.3%
*Includes Tamora CDP.
Source: 2000, 2010 Census.
Hanna:Keelan Associates, P.C., 2013.
2
EXECUTIVE SUMMARY.
O HOUSING NEEDS & WANTS SURVEY. O
The “Housing Needs & Wants Survey” was made available to households in Seward County
Communities and at local events, including the Seward County Fair, Seward Health Fair and
the Seward County Spring Show. A total of 191 Surveys were completed, including 45 from
the City of Seward, 16 from Rural Seward County, 15 from the Community of Milford, five
from Bee, three each from the Villages of Cordova, Goehner and Staplehurst, two from Beaver
Crossing and one from the Village of Garland. A total of 90 surveys were completed by the
Village of Utica citizenry as an activity of the Utica Community Housing Study, completed in
2011. An additional eight Survey participants were from areas outside of Seward County, or
did not identify their place of residence.
Survey participants were asked to give their opinion about specific housing types greatly
needed throughout the County and in each Community. In addition, a component of the
Survey allowed participants to offer individual comments regarding housing needs. The
following summarizes the results of the Survey.
SEWARD COUNTY SURVEY RESULTS
Top Housing Needs






Housing for Low-Income Families.
Housing for Middle-Income Families.
Housing for Single Parent Families.
Housing Choices for First-Time Homebuyers.
Three-Bedroom (Apartment or House).
Retirement Housing for Low-Income Elderly Persons.
Additional Questions

73.3 percent of the Survey respondents supported the County using State or Federal
grant funds to conduct an owner housing rehabilitation program.

67 percent of the Survey respondents supported Seward County using State or
Federal grant funds to conduct a rental housing rehabilitation program.

86.4 percent of the Survey respondents supported Seward County
establishing a local program that would purchase dilapidated houses, tear
down the houses and make the lots available for a family or individual to
build a house.

85.3 percent of the Survey respondents supported the County using grant
dollars to purchase, rehab and resell vacant housing in the County.

76.4 percent of the Survey respondents supported Seward County using State or
Federal grant dollars to provide down payment assistance to first-time homebuyers.
3
EXECUTIVE SUMMARY.
O WORKFORCE HOUSING NEEDS SURVEY. O
The Seward County Economic Development Corporation (SCEDC), 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 178 Surveys were
returned. This included 88 Survey participants from the City of Seward, 34 from Milford, 18
from Communities outside Seward County, 16 from Rural Seward County, six from Utica, four
from Staplehurst, three each from Garland and Goehner, two from Bee and one from Pleasant
Dale.
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 in what
Community or region participants would like to become either a homeowner or a renter. The
following are highlights that were developed from the Survey.
 The primary major employers participating in the Survey included; Tenneco Automotive,
Southeast Community College, Educational Service Unit #6, Concordia University, Seward
County Government and Milford and Seward Public Schools.
 Survey participants included 152 homeowners and 26 renters. 25 participants were not
satisfied with their current housing situation. Reasons included their home being too
small, in need of substantial updating and being too far from their place of employment. A
total of 44 participants indicated an interest in moving to Seward County.
 The majority of respondents could afford a home priced between $135,000 and $175,000.
Renters looking to upgrade to a more suitable rental housing unit could afford a monthly
rent between $400 and $500.
 The Communities of Seward and Milford as well as rural Seward County, were
favored by Survey participants as the Communities they would like to purchase a
home or rent a housing unit.
Survey participants were asked to address some of the issues or barriers they experience in
obtaining affordable owner or renter housing for their families. The most common barriers
identified when obtaining affordable owner housing included the costs of utilities and
real estate taxes, as well as the excessive housing prices and a lack of sufficient
homes for sale. The most common barriers faced when obtaining affordable rental housing
included the high cost of rent and utilities and a lack of decent rental units at an
affordable price range.
4
EXECUTIVE SUMMARY.
O CONTINUUM OF CARE FOR ELDERLY PERSONS
HOUSEHOLD SURVEY. O
A “Continuum of Care for 55+ Persons Household Survey” was made available at
senior centers in the Communities of Seward, Milford and Utica, to assist in determining
the specific short- and long-term housing and Community service needs of the County’s
elderly population. A total of 67 Surveys were returned, including 32 from Seward, 18
from Rural Seward County, 14 from Utica, nine from Milford and one each from Beaver
Crossing and Pleasant Dale.
Survey participants were asked to provide information on subjects concerning the quality
of Community services, types of housing needed for senior citizens, and the quality of
various support services provided by Community and County organizations. The following
are highlights from the Survey.

Survey participants consisted of 26 males and 41 females, a majority of which
were 65+ years of age and currently retired.

Most Survey participants were satisfied with their current housing situation.
Those that were 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.

The Church, Fire Protection, Senior Center, Schools, Parks/Recreation and
Medical Clinic were identified as high quality Community services to senior
citizens.

Participants identified needing either Assisted Living Housing or a
two-bedroom apartment rental unit to satisfy their housing needs
within the next 10 years. A majority of participants felt living in a
Retirement Housing Campus was “somewhat appealing”.
Continuing Education Opportunities, the Food/Meals-On-Wheels Program and Home
Health Care were highlighted as “excellent” support services for Seward County.
Participants identified Emergency Transportation, Adult Care Services and Home
Health Care as the most critical Support Services needed for persons 55+ years of age
residing in Seward County.
5
EXECUTIVE SUMMARY.
O HOUSING “LISTENING SESSIONS”. O
The comprehensive citizen participation program included Housing “Listening Sessions”
with local Community organizations, including the Seward and Milford Chambers of
Commerce and the Seward Kiwanis and Rotary Clubs. Each Session received excellent input.
The following highlights the consensus priority housing issues or needs, as expressed by those
in attendance.

The City of Milford currently lacks a suitable amount of vacant land for housing
development. Participants stated only one lot is available for sale in the Community.
Vacant land west and south of Milford was identified as the most suitable locations for
future housing development, but cited the cost of utility extensions as being an
impediment to future housing construction.

The City of Milford also expressed an interest in the development of an assisted living
facility, providing skilled nursing and specialized services. Currently, residents needing
assisted living housing and services are relocating to the City of Seward or the City of
Crete, in Saline County.

Residents of Seward addressed a need for additional housing for elderly and frailelderly persons and families. Facilities are available in the Community, but have
occupancy rates at or above 90 percent, with most maintaining a waiting list.

Workforce Housing was cited as an important housing activity for Seward County.
Many employees, via Survey participation and Listening Sessions, identified a lack of
affordable housing in Seward County within their price range or size.

Participants identified a home price range between $120,000 and $140,000 as being
ideal for most Seward County residents. According to local realtors, the average home
sale price throughout the County is an estimated $163,000.
6
EXECUTIVE SUMMARY.
O HOUSING GOALS & ACTION STEPS. O
The following Seward County “Housing Goals & Action Steps” reflect citizen input
through Surveys, Housing “Listening Sessions” and meetings with the Housing Steering
Committee. Seward County Economic Development Corporation (SCEDC) provided
several opportunities for input from various individuals, organizations, groups and
Community and County leadership, regarding the existing and future housing needs of the
County and each Community. The information obtained through planning research
activities greatly assisted in identifying and prioritizing housing needs in Seward County.
Goal 1: County-Wide Housing Development Initiative. Implement a housing
development initiative for the County and each Community, as a primary economic
development activity. Housing for the local workforce and elderly populations is of
greatest need in Seward County.

Action Step 1: Establish a County-Wide Employer’s Housing Assistance
Program, encouraging major employers in the County to become directly involved with
assisting their employees in obtaining affordable housing. Assistance could include,
but not be limited to, locating and negotiating the purchase of a home, to providing
funding assistance for the purchase and/or rehabilitation of a house. Funding
assistance could be, for example, a $5,000 to $10,000 grant and/or low-interest loan to
persons and families for closing costs, down payment, etc. Two or more major
employers should consider forming a limited partnership to develop housing
projects in Seward County, utilizing all available public and private funding
sources.

Action Step 2: The SCEDC should collaborate with the Seward County Housing
Corporation and selected local social services organizations on the implementation of
a Continuum of (Housing) Residential Care Program in the County, directed at
persons and families 62+ years of age. This Program would address several facets of
elderly housing and supportive services needs, to coincide with a projected growth in
elderly population. Attention should be given to increasing in-home health services and
home maintenance, repair and modification of homes for elderly households, as well as
providing additional affordable housing units, both owner and rental, both with or
without supportive services.
Currently, several elderly rental housing programs in the County are
experiencing occupancy rates of 90 percent or greater, with most programs
maintaining waiting lists.
Action Step 3: Create a Downtown Housing Development Initiative in Seward
and Milford, directed at increasing the availability of housing opportunities in each
Community’s Central Business District. Both the rehabilitation of second story units in
commercial buildings, and construction of new multifamily housing projects on underutilized lots should be planned and implemented.
7
EXECUTIVE SUMMARY.
Goal 2: New Housing Developments in Seward County Communities should address the
needs of both owner and renter households of all age and income sectors, with varied price
products.

Action Step 1: Develop unique solutions to create residential developments adjacent the
Corporate Limits of a Community, in an effort to make vacant land available for expanded
residential growth. Identify lots and tracts of land for future housing development
opportunities. This should include the identification of vacant lots and land for
planned residential subdivisions.
Several Seward County Communities are experiencing annexation issues and a lack of
suitable land for residential development.
Many of these constraints are due to
topographical and floodplain barriers and property owners unwilling to sell their vacant or
agricultural land.

Action Step 2: Build new housing that consists of a mix of both owner and rental housing
units. Affordable housing for both middle-income workforce families and households that
are cost-burdened is needed throughout the County. Affordable homes, particularly those
with three+-bedrooms, are in demand in Seward County Communities.
Special attention should be given the construction of single family housing units for large
families. Consider new, modern housing development types, such as a Credit- or LeaseTo-Own Housing Program. New housing development in each Seward County
Community should include the construction or rehabilitation of housing that is
accessible for use and visit by persons and families with special needs.
Rental units should be constructed in Seward County, with emphasis on town home,
duplex and single room occupancy apartment rental units for the elderly, younger and
local workforce households. Rental housing price products in the County should
rent at or above the average affordable monthly rent of $535, depending on
the size, number of bedrooms and the household income sector being served.
Communities in Seward County are experiencing a shortage of quality rental units needed
for current and prospective residents. General rental housing, preferably units consisting of
two- and three-bedrooms, should be constructed to provide safe, decent and affordable
rental housing options. Rental units should be constructed with emphasis on duplex and
apartment rental units for local workforce households and the elderly.
Action Step 3: Employ proper, modern planning practices for the development of housing
units in rural subdivisions. This would include the design of modern infrastructure
systems. Input received from the Housing Listening Sessions identified a need
for additional housing for workforce families and elderly households in Seward
County.
8
EXECUTIVE SUMMARY.
Goal 3: Rehabilitation/Preservation of
Existing Owner and Rental Housing
Stock. Housing rehabilitation programs
and activities in Seward County should
strive to protect and preserve the existing
housing stock of the Community.
Goal 4:
Financing Activities for
Housing Development in Seward
County.
Housing developers should
consider both public and private funding
sources when constructing new housing
stock.

Action Step 1: As needed, the County
and each Community should establish a
policy of condemning and demolishing
housing of a dilapidated state, not cost
effective to rehabilitate. Vacated land
could be placed in a County-Wide
Land Trust/Land Bank Program, to
be used for future owner and rental
housing development needs.

Action Step 2: Housing rehabilitation
programs, for both owner and rental
housing units, should be expanded in
Seward County, with emphasis on
meeting the housing needs of the
elderly, low income families and housing
occupied by persons with special needs.
A Purchase-Rehab/Resale and/or
Re-Rent Program is recommended
for Seward County Communities.
 Action Step 1: Housing developers
should be encouraged to pursue securing
any and all available tools of financing
assistance in the development of new
housing projects in the County and each
Community. This assistance is available
from the Nebraska Investment Finance
Authority, Nebraska Department of
Economic Development, USDA Rural
Development, Federal Home Loan Bank
and the Department of Housing and
Urban Development in the form of
grants, tax credits and mortgage
insurance programs.
The SCEDC,
along with the Seward Housing
Development Corporation, will need
to
develop
and/or
continue
partnerships with developers and
funders
to
enhance
housing
development
activities
in
the
County.

Action Step 3:
Seward County
Communities should recognize and
make a concentrated effort to preserve
housing of historical significance, as an
effort
to
preserve
County
and
Community history.

Action Step 4: To ensure a clean
and safe residential environment,
the ongoing maintenance of private
residential properties is needed, i.e.
trash removal, junk cars, etc.
Implement annual Community
clean-up activities throughout
Seward County.
 Action Step 2:
Seward County
Communities
should
utilize
Tax
Increment Financing (TIF) to assist
developers in financing new housing
developments, specifically for land
purchase and preparation, as well as
public facility and utility requirements.
The Communities of Seward, Milford
and
Utica
support
designated
“Redevelopment Areas” where TIF
can be utilized for housing-related
public improvements.
9
EXECUTIVE SUMMARY.
Goal 5: Impediments to Fair Housing Choice. The Communities of Seward County
will need to identify and establish a plan to eliminate all barriers and impediments to fair
housing choice. Both, the public and private sectors of the County, should play a role in
this process. This would include the involvement of City Government, schools, churches
and the local private sector.

Action Step 1: Address the primary impediments to fair housing choice in Seward
County. For owners, this includes the costs of utilities and real estate taxes, as
well as the excessive housing prices and a lack of sufficient homes for sale.
For renters, impediments include the high cost of rent and utilities and a lack of
decent rental units at an affordable price range.

Action Step 2: Seward County Communities should prepare and approve, by
Ordinance, a Fair Housing Policy, to insure all current and future residents of the
Community do not experience any discrimination in housing choice.
10
EXECUTIVE SUMMARY.
O HOUSING TARGET DEMAND. O
Table 2, Page 12, identifies the estimated housing target demand for Seward
County and each Community by 2018. 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 County.
The total estimated housing target demand in Seward County, by 2018, is 534
housing units, including 384 owner and 150 rental units, at an estimated
development cost of $102.3 Million.
The largest demand for rental units is projected to occur in the Communities of
Seward and Milford, with target demands for 96 and 32 rental units, respectively.
The Balance of County has a demand for up to 118 new owner housing units by
2018.
A demand for new and/or rehabilitated housing units exists in the Downtowns
of Seward and Milford. A total of 44 units, consisting of 12 owner and 32
rental housing units, should be created in Downtown Seward, by 2018,
representing approximately 15 percent of the target housing demand for the
City. In Milford, approximately six to 10 units, all rental, should be created in
the Downtown by 2018.
11
EXECUTIVE SUMMARY.
TABLE 2
ESTIMATED HOUSING TARGET DEMAND
SEWARD COUNTY & COMMUNITIES, NEBRASKA
2018
Owner
Renter
Total
Target
Demand
Est. Required
Target
Budget (Millions)
Seward County:
Seward:
Beaver Crossing:
Bee:
Cordova:
Garland:
Goehner:
384
202
6
2
2
2
2
150
96
4
1
1
2
2
534
298**
10
3
3
4
4
$102.3
$53.0
$1.7
$0.5
$0.5
$0.7
$0.7
Milford:
Pleasant Dale:
Staplehurst:
Utica:
Balance of County*:
28
4
4
14
118
32
2
2
8
0
60**
6
6
22
118
$10.5
$1.0
$1.0
$3.7
$29.0
*Based upon new households, providing affordable housing for 40% of cost burdened households,
replacement of 40% of housing stock experiencing plumbing, overcrowded conditions, absorb
housing vacancy deficiency by creating 6% vacancy rate consisting of structurally sound housing
units and build for “pent-up” demand, based upon local capacity and availability of land and
financial resources.
**Includes Downtown Housing Potential:
Seward, 44 units; 12 owner & 32 Rental Units.
Milford, 6 to 10 Units, all Rental Units.
NOTE: New housing in the small Communities should focus on purchase-rehab/resale or re-rent.
Source: Hanna:Keelan Associates, P.C., 2013.
DUPLEX EXAMPLE
Sunrise Lane, LLC: Holdrege, Nebraska
12
EXECUTIVE SUMMARY.
CROWN HOMES EXAMPLE
Reese Estates: Waverly, Nebraska
Courtesy: Dana Point Development Corporation.
13
EXECUTIVE SUMMARY.
O HOUSING DEMAND BY INCOME SECTOR. O
Table 3 presents the estimated household AMI, per household size for Seward County.
TABLE 3
HOUSEHOLD AREA MEDIAN INCOME (AMI)
2013
1PHH
2PHH
3PHH
4PHH
30% AMI
50% AMI
60% AMI
80% AMI
100%AMI
125%AMI
$16,050
$26,750
$32,100
$42,800
$53,500
$66,875
$18,350
$30,600
$36,720
$48,900
$61,200
$76,500
$20,650
$34,400
$41,280
$55,000
$68,800
$86,000
$22,900
$38,200
$45,840
$61,100
$76,400
$95,500
$
5PHH
6PHH
7PHH
8PHH
$24,750
$41,600
$49,560
$66,000
$83,200
$104,000
$26,600
$44,350
$53,220
$70,900
$88,700
$110,87
5
$28,400
$47,400
$56,880
$75,800
$94,800
$118,500
$30,250
$50,450
$60,540
$80,700
$100,900
$126,125
Source: U.S. Department of Housing and Urban Development.
Hanna:Keelan Associates, P.C., 2013.
Table 4 identifies the estimated housing demand by income sector for Seward County
by 2018. Approximately 534 new units should be targeted, consisting of 384 owner units
and 150 rental units. The County should focus on addressing the needs and demands of
individuals and families who have an Area Median Income (AMI) of 31 percent or higher.
New rental units should focus on meeting the needs of individuals and families of AMI
ranges at each income sector.
TABLE 4
ESTIMATED YEAR-ROUND HOUSING DEMAND BY INCOME SECTOR
2018
Income Range
Seward County:
Owner:
Renter:
0-30%
AMI
0
0
31-60%
AMI
12
54
61-80%
AMI
40
42
81-125%
AMI
132
40
126%+
AMI
200
14
Totals
384
150
Source: Hanna:Keelan Associates, P.C., 2013
14
EXECUTIVE SUMMARY.
O HOUSING EXPECTATIONS FOR
SPECIFIC POPULATION GROUPS. O
Target populations include elderly, family and special needs populations, per Area
Median Income (AMI). The housing types in Seward County 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 right
population sector. A majority of homes in Seward County should be geared toward
family populations, including those in the local workforce.
Table 5 identifies housing target demand in Seward County, for specific
population groups by 2018. In Seward County, 534 units will be needed by 2018,
consisting of 384 owner and 150 rental units. This includes an estimated 181 total
units for elderly (55+) populations, 323 total units for families and 30 total units for
special populations, or those with a mental or physical disability(ies). An estimated
312 housing units, consisting of 232 owner and 80 rental units should be built
for the workforce population in the County.
TABLE 5
HOUSING DEMAND POTENTIAL – TARGET POPULATIONS
2018
HOUSEHOLD AREA MEDIAN INCOME (AMI)
OWNER
UNITS
61%-80%
81%-125%
126%+
TOTALS
Workforce
Sector
45%+ AMI
2
8
10
20
36
90
68
132
116
250
32
197
2
12
10
40
6
132
0
200
18
384
3
232
31%-60%
Elderly (55+)
Family
Special
Populations1
Subtotals
RENTAL
UNITS
Elderly (55+)
Family
Special
Populations1
Subtotals
20
26
14
24
22
18
9
5
65
73
14
66
8
54
4
42
0
40
0
14
12
150
0
80
TOTALS
66
82
172
214
534
312
* Includes lease- or credit-to-own units.
1 Any person with a special housing need due to a cognitive and/or mobility disability.
15
EXECUTIVE SUMMARY.
O PROPOSED HOUSING TYPES BY PRICE PRODUCT. O
Table 6 identifies proposed housing types by price product with the given
Area Median Income (AMI) for Seward County, by 2018. The owner housing type
most needed will be units with three or more bedrooms, for persons or households at
or above 126 percent AMI with an average affordable purchase price of $229,900.
Two- and three-bedroom rental units, with an average affordable monthly rent of
$555, present the greatest need in Seward County.
Three+-bedroom units at an average purchase price of $128,600 and an
estimated average monthly rent cost of $545 are the most needed housing
types for the workforce population in Seward County.
TABLE 6
HOUSING DEMAND – SPECIFIC TYPES BY PRICE PRODUCT
2023
PRICE – PURCHASE COST (Area Median Income)
Owner
Units*
2 Bedroom
3+ Bedroom
Totals
(31%-60%)
$115,000*
2
10
12
(61%-80%)
$134,500*
14
26
40
(81%-125%)
$180,300*
36
96
132
(126%+)
$229,900*+
34
166
200
Totals
86
298
384
Work Force
(45%+ AMI)
$128,600*
28
204
232
Totals
74
76
150
Work Force
(45%+ AMI)
$545**
20
60
80
PRICE – PURCHASE COST (Area Median Income)
Rental
Units**
2 Bedroom
3+ Bedroom
Totals
(31%-60%)
$545**
30
24
54
(61%-80%)
$605**
20
22
42
(81%125%)
$795**
16
24
40
(126%+)
$895**+
8
6
14
*Average Affordable Purchase Price.
**Average Affordable Monthly Rent.
16
EXECUTIVE SUMMARY.
O HOUSING REHABILITATION & DEMOLITION DEMAND. O
Table 7 identifies the target rehabilitation and demolition demand for the
Communities of Seward County, by 2018. A total of 400 units should be
targeted for rehabilitation in Seward County at an estimated cost of $14.8
Million.
Up to 96 housing units should be considered not cost effective for
rehabilitation and should be demolished. The estimated cost of demolition will
range, depending on acquisition of the housing unit.
Land being occupied by “bad and unsafe” housing located in Communities
should be secured in a single County-Wide “Land Trust” or “Land Bank,”
reserved for future housing development. The Seward County Development
Agency will need to take a proactive role in housing development and
rehabilitation activities in the County.
TABLE 7
ESTIMATED TARGET HOUSING
REHABILITATION / DEMOLITION DEMAND
SEWARD COUNTY COMMUNITIES, NEBRASKA
2018
# Rehabilitated /
Est. Cost*
Demolition
Seward County:
400 / $14,804,000
96
Seward:
179 / $6.9 M
23
Beaver Crossing:
35 / $1.3 M
12
Bee:
Cordova:
Garland:
14 / $450,000
10 / $320,000
5
5
Goehner:
Milford:
18 / $610,000
10 / $320,000
76 / $2.9 M
7
1
12
Pleasant Dale:
Staplehurst:
Utica:
12 / $375,000
21 / $755,000
25 / $874,000
2
14
15
*Based upon field inspections and age of housing.
17
EXECUTIVE SUMMARY.
O HOUSING DEVELOPMENT & REHABILITATION AREAS. O
The need for new housing development, along with the rehabilitation or
preservation of existing housing is important for each Seward County Community.
The field analysis completed as an activity of this County-Wide Housing Study
included an assessment of the condition of the existing housing stock. Overall, the
housing stock throughout Seward County is in good condition, but “pockets” or
areas where houses have deteriorated to the extent of needing substantial
rehabilitation, or in some cases, demolition, do exist. 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.
Field analysis also included the identification of vacant land suitable for new
housing development. These areas are generally free from of natural and manmade constraints to growth such as floodplains, steep topography and areas in close
proximity to current developing areas and Community amenities.
The Cities of Seward and Milford were determined to have the greatest demand for
new housing development throughout the five-year planning period. An analysis of
these two Communities was conducted to identify specific areas for new housing
development and for housing rehabilitation.
Portions of identified areas for housing rehabilitation are located in
designated “Redevelopment Areas” in Seward and Milford, where Tax
Increment Financing can be used as a funding tool for various public
improvements.
SEWARD:
New Housing Development:
The City of Seward is mostly developed, with a majority of vacant lots located in the
northern portion of the City. Infill areas are ideal for single family, duplexes and
potentially smaller scale four-plexes or townhomes that could co-exist with the
existing neighborhoods.
Large, vacant tract of agricultural land that could be utilized for housing
development are located northwest, north and east of Seward, as identified on Page
19. This area would be suitable for a variety of both single family and multifamily
housing types. These large tracts are located east of the Corporate Limits between
Highway 34 and Waverly Road, South of Waverly Road between Karol Kay Road
and the Seward Cemetery, and north and south of the Seward Country Club.
18
EXECUTIVE SUMMARY.
HOUSING DEVELOPMENT &
REHABILITATION AREAS
SEWARD, NEBRASKA
* Lincoln, Nebraska * 402.464.5383 *
19
EXECUTIVE SUMMARY.
Housing Redevelopment/Rehabilitation:
The southern portion of the City of Seward, specifically around the Downtown,
contains the highest concentration of houses in need of rehabilitation or demolition
and replacement. An additional area is located in extreme southern Seward, along
the Highway 15 Corridor. These areas should have priority of the rehabilitation of
both housing and public infrastructure, streets, sidewalks and landscaping to
enhance this important neighborhood.
MILFORD:
New Housing Development:
Currently, the City of Milford only has one vacant lot for sale inside the
current Corporate Limits. The City will need to consider the annexation of
vacant land, complete with necessary utilities, to increase the availability of vacant
land.
Larger tracts of land are identified beyond the western and southern Corporate
Limits of the City as new residential growth areas. See Map, Page 20. These
areas include land adjacent the Southeast Community College campus, and land
adjacent the western Corporate Limits of Milford, north of the Highway 6 Corridor.
All of these areas will require an extension of water, sewer and city streets to
sustain the need for new housing.
Housing Redevelopment/Rehabilitation:
Much of the housing stock in Milford is in good condition. Areas of greatest need for
housing rehabilitation are located along the Highway 6 Corridor and south of
Downtown Milford. These residential areas are important to the community, as
they exhibit a variety of architectural styles significant to the historical identity of
the City. Public infrastructure systems in these targeted areas for rehabilitation
are important as connections to the Downtown and to residential growth areas
beyond the current Corporate Limits of the City.
20
EXECUTIVE SUMMARY.
HOUSING DEVELOPMENT &
REHABILITATION AREAS
MILFORD, NEBRASKA
* Lincoln, Nebraska * 402.464.5383 *
21
EXECUTIVE SUMMARY.
O HOUSING LAND USE PROJECTIONS/PER HOUSING TYPE/
AGE SECTOR. O
HOUSING LAND USE PROJECTIONS/ PER HOUSING TYPE/ AGE SECTOR
SEWARD, NEBRASKA
2018
Age Sector
#Owner /
#Renter
104 / 12*
10 / 0
10 / 6
0 / 26
6 / 12
130 / 56
Land Requirements
(Acres)
54.0
2.5
4.0
6.5
2.2
69.2
TOTALS
34 / 0
12 / 0
20 / 10
0 / 24
6/6
72 / 40
16.0
2.7
7.0
5.6
1.5
32.8
TOTAL UNITS / ACRES
202 / 96
102.0
18 to 54 Years
Type of Unit
Single Family Unit
Patio Home Unit
Town Home Unit
Duplex Unit
Apartment - 3+ Units
TOTALS
55+ Years
Single Family Unit
Patio Home Unit
Town Home Unit
Duplex Unit
*Includes Lease- or Credit-To-Own Units.
22
EXECUTIVE SUMMARY.
MILFORD, NEBRASKA
2018
Age Sector
#Owner /
#Renter
10 / 6*
0/0
4/0
0/8
0/2
14 / 16
Land Requirements
(Acres)
8.0
0.0
1.0
2.0
0.5
11.5
TOTALS
6/0
4/0
4/0
0 / 12
0/4
14 / 16
3.0
1.0
1.0
3.0
0.5
8.5
TOTAL UNITS / ACRES
28 / 32
20.0
18 to 54 Years
Type of Unit
Single Family Unit
Patio Home Unit
Town Home Unit
Duplex Unit
TOTALS
55+ Years
Single Family Unit
Patio Home Unit
Town Home Unit
Duplex Unit
UTICA, NEBRASKA
2018
Age Sector
#Owner /
#Renter
8 / 2*
0/0
0/0
0/4
0/0
8/6
Land Requirements
(Acres)
5.0
0.0
0.0
1.0
0.0
6.0
TOTALS
4/0
0/0
2/0
0/2
0/0
6/2
2.0
0.0
0.5
0.5
0.0
3.0
TOTAL UNITS / ACRES
14 / 8
9.0
18 to 54 Years
Type of Unit
Single Family Unit
Patio Home Unit
Town Home Unit
Duplex Unit
TOTALS
55+ Years
Single Family Unit
Patio Home Unit
Town Home Unit
Duplex Unit
23
EXECUTIVE SUMMARY.
O SEWARD COUNTY FIVE-YEAR HOUSING ACTION PLAN. O
The greatest challenge for Seward County, 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. Overall, Seward County
should strive to build 534 new units; 384 owner units and 150 rental units, by
2018.
The successful implementation of the “Seward County Five-Year Housing Action
Plan” will begin with 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 are the creation of a
Housing Partnership comprised of housing stakeholders throughout the County.
“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.
RD = Department of Agriculture-Rural Development/Grants/Loan/Mortgage Guarantee.
AHP = Federal Home Loan Bank-Affordable Housing Program.
LIHTC/FTHB = Nebraska Investment Finance Authority-Low Income Housing Tax Credit
& First-Time Homebuyer (Programs).
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.
SCEDC = Seward County Economic Development Corporation.
SCHC = Seward County Housing Corporation.
SENDD = Southeast Nebraska Development District.
BVCAP = Blue Valley Community Action Partnership.
HAs = Housing Authorities (of Seward County).
SCAS = Seward County Aging Services.
MHEG = Midwest Housing Equity Group.
PD = Private Developer.
24
EXECUTIVE SUMMARY.
O HOUSING PROJECTS O
The following Housing Action Plan presents the “priority” housing programs
proposed for Seward County during the next five years. Programs include activities
associated with the organizational or operational requirements of each 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 the County-Wide housing stock. The Plan
defines a purpose and estimated cost for each housing program and, where relevant,
the estimated cost subsidy.
ORGANIZATIONAL/OPERATIONAL PROGRAMS.
1.
2.
Activities.
Purpose of Activity.
Total Cost.
Continue the use of Seward
County Housing Partners
to guide interests in housing
development activities in the
County and each
Community.
Continue to support a County-based
organization that plans and implements
affordable housing programs. Efforts should
include the input and involvement of existing
Housing Partners currently serving Seward
County, including, but not limited to, SCEDC,
SCHC, SENDD, BVCAP, HAs and SCAS.
Not Applicable.
Establish an Employer’s
Housing Assistance
Program, encouraging
major employers in the
County to become directly
involved with assisting their
employees in obtaining
affordable housing.
To encourage Major Employers in Seward
County to partner and financially assist in
developing housing programs identified in the
Housing Action Plan, including first-time
homebuyer and down payment assistance
programs and collaboration of major employers
to complete needed workforce housing projects.
A $350,000 annual
contribution from major
employers would be
requested.
Initiate a Continuum of
(Housing) Residential
Care Program in the
County, directed at persons
and families 62+ years of
age.
Housing assistance program provided by the
Seward County Housing Partners, to
address all facets of elderly housing needs
in Seward County, including advocating for
the development of all housing types and
needed supportive services for elderly
households; new construction and home
rehabilitation and modification.
A $110,000 annual
contribution from local
businesses and housing
providers/stakeholders
would be requested.
Create a Seward County
Land Trust/Land Bank
Program.
Secure land for future housing developments
throughout Seward County.
SCHC
Estimated Annual
Budget: $320,000.
3.
4.
25
EXECUTIVE SUMMARY.
ORGANIZATIONAL/OPERATIONAL PROGRAMS (Continued).
Activities.
5.
Purpose of Activity.
County-Wide Housing
Investment Club.
With the guidance of the Seward County
Housing Partners, organize local funding
and housing stakeholders to create a bank of
funds to invest in needed gap financing for
local housing developments.
Plan and implement an
annual Seward County
Housing Summit.
The Seward County Housing Partners,
with the assistance of local funding and
housing stakeholders, would conduct an
annual presentation of housing
accomplishments and opportunities in Seward
County.
6.
Total Cost.
$180,000 Annually.
SCHC
Estimated Annual Cost:
$6,000.
HOUSING PRESERVATION.
7.
8.
9.
10.
Activity/Purpose.
Total Cost.
Required Cost
Subsidy.
Potential
Partnerships.
County-Wide Housing Code
Inspection and Rental Licensing
Program, to provide a year-round, ongoing housing inspection and
enforcement and licensing program. Can
combine with a Nuisance Abatement
Program.
$125,000.
60% or $75,000.
SENDD & HAs
Single Family Owner Housing
Rehabilitation Program, 120 Units,
moderate rehabilitation at $32,000 to
$38,000 per unit in Seward County, by
2018, to meet the needs of low- to
moderate-income households.
$4,200,000.
90% or
$3,700,000.
SENDD, SCHC, BVCAP,
CDBG, HOME, NAHTF,
TIF & OE.
Purchase and Demolition of 36
substandard, dilapidated housing units
in Seward County, by 2018 and establish
a Land Bank of property (lots) for
redevelopment purposes.
$2,200,000.
100%.
SENDD, SCHC, CDBG,
NAHTF & TIF.
Single Family Purchase-RehabResale/Re-rent Program, 38 Units, 3+
bedroom houses, standard amenities in
Seward County, by 2018, to meet the
affordable homeowner/renter needs of
low- to moderate-income households
(51% to 80% AMI).
$6,412,500.
70% or
$4,488,750.
SENDD, SCHC, BVCAP, PD,
USDA-RD, CDBG, HOME
NAHTF, TIF, CPF & OE.
26
EXECUTIVE SUMMARY.
HOUSING FOR ELDERLY/SENIOR POPULATIONS.
Activity.
11.
Required Cost
Subsidy.
Potential
Partnerships.
$7,500,000.
70% or
$5,250,000.
PD, SCHC, SCAS, HAs,
LIHTC, MHEG, HOME,
NAHTF, AHP, HUD, RD,
TIF & CPF.
$10,100,000.
35% or
$3,535,000.
PD, SCHC, SCAS, SENDD,
HOME, NAHTF, TIF, RD &
CPF.
$1,900,000.
90% or
$1,710,000.
SCAS, SENDD, SCHC,
BVCAP, CDBG, HOME,
NAHTF, TIF & OE.
Total Cost.
Elderly Rental Housing Program,
48 Units:
- Seward: 32
- Milford: 10
- Utica: 6
Scattered Site, Mixed Income, 2
bedroom Duplex or Triplex units,
standard amenities, to meet the rental
housing needs of low- to moderatemixed-income elderly households
(51%+ AMI).
12.
Seward County Elderly
Homeownership Initiative, 48
Units:
- Seward: 25
- Milford: 12
- Utica: 4
- Remaining Communities: 1 Each.
Scattered Site, Mixed Income, 2 & 3
bedroom, single family, patio home and
duplex units, standard amenities,
complete accessibility design, to meet
the needs of Moderate-income elderly
households (65%+ AMI).
13.
Housing Rehabilitation/
Modification Program, 45 Units:
- Seward: 20
- Milford: 10
- Utica: 6
- Beaver Crossing: 4
- Remaining Communities: 1 Each.
Standard amenities, complete
visitability, accessibility design, to
meet the needs of very-low- to
moderate-income (0% to 80% AMI),
Elderly and Special Population
Households, with a Person(s) with a
Disability.
27
EXECUTIVE SUMMARY.
HOUSING FOR ELDERLY/SENIOR POPULATIONS
(Continued).
Activity.
14.
Total Cost.
Develop up to 36 units of affordable
elderly rental housing in a
licensed Assisted Living Facility
with supportive/ specialized services
for near-independent and frail-elderly
residents of Seward and Milford.
$4,150,000.
Required Cost
Subsidy.
Potential
Partnerships.
60% or
$2,484,000
PD, RD, HUD, SCAS, SCHC,
HAs, TIF & CPF.
- Seward: 24 Units.
- Milford: 12 Units.
HOUSING FOR FAMILIES.
Activity.
15.
Total Cost.
Potential Partnerships.
Single Family Rental, CROWN
Rent-To-Own Program, 20 Units:
- Seward: 12
- Milford & Utica: 4 Each.
Scattered Site, Mixed Income,
3+bedroom houses with standard
amenities to meet the affordable
housing needs of moderate-income
households (51% to 80% AMI).
16.
Required Cost
Subsidy.
$3,100,000.
80% or
$2,400,000.
PD, SCHC, LIHTC, MHEG,
AHP, NAHTF, HOME, TIF
& CPF.
$7,250,000.
70% or
$5,100,000.
PD, SCHC, LIHTC, MHEG,
AHP, NAHTF, HOME, TIF
& CPF.
General Rental Housing Program,
50 Units:
- Seward: 28
- Milford: 14
- Utica: 6
Scattered Site, Mixed Income,
duplexes, consisting of 2 & 3 bedroom
units with standard amenities, to
meet the affordable rental housing
needs of low- to moderate-income
workforce households (51% to 125%
AMI).
28
EXECUTIVE SUMMARY.
HOUSING FOR FAMILIES (Continued).
Activity.
17.
Required Cost
Subsidy.
Potential
Partnerships.
$33,264,000.
55% or
$18,300,000.
PD, SCHC, SENDD, FTHB,
CDBG, NAHTF, HOME, TIF
& CPF.
$2,400,000.
70% or
$1,600,000.
PD, Major Employers, SCHC,
SENDD, LIHTC, MHEG,
HOME & TIF.
$1,920,000.
90% or
$1,728,000.
PD, SCHC, SENDD, CDBG,
NAHTF, HOME, LIHTC,
MHEG, TIF, AHP & CPF.
$3,920,000
75% or
$2,940,000
PD, SCHC, SENDD, HTC,
CDBG, HOME, LIHTC,
NAHTF, AHP, MHEG, TIF &
CPF.
Total Cost.
Family Homeownership Initiative,
168 Units:
- Seward: 58
- Milford: 30
- Utica: 8
- Remaining Communities: 2 each.
- Rural County: 56 (planned
subdivisions)
Scattered Site, Mixed Income, single
family units, 3+ bedroom units with
standard amenities to meet the
affordable housing needs of low- to
upper-income family households (51%+
AMI). Units constructed in
“Remaining Communities” should
focus on utilizing a Purchase-RehabResale or Re-rent Program.
18.
19.
Single Room Occupancy
Housing Program, 20 rooms, 2
buildings, in the City of Seward, to
meet the needs of low- to moderateincome, single person workforce
households (35% to 80% AMI).
Owner/Rental Housing Initiative
for Special Populations, 12 Units:
- Seward: 8
- Milford: 4
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).
20.
Downtown Rental Units, 38 Units:
- Seward: 20
- Milford: 8
Mixed Income, Scattered Site, 1 & 2bedroom apartments.
29

Seward County, Nebraska - Seward County Economic Development

Transcription

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