City of Lincoln, Nebraska
Prepared by:City of Lincoln, Nebraska
Urban Development DepartmentColeen J. Seng, Mayor
Approved:January 24, 2005
Marc Wullschleger, DirectorUrban Development Department
The 48th and "O" StreetRedevelopment Plan
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INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1Plan Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2
EXISTING CONDITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5
Commerce Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5Land Use Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6
Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8Public Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9Parks and Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9
Traffic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10Sidewalks and Pedestrian Activity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10Public Transportation Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11Pedestrian/Bicycle Trails . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11
Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11Water System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11Sanitary Sewer System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12Stormwater System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12Street Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13
Historic Significance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14Blight and Substandard Determination Study . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14Summary of Existing Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .16
REDEVELOPMENT PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .19Guiding Development Principles for the Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .19Sub-Project Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20Redevelopment Activities: Infrastructure Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . .21Redevelopment Activities: Commercial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .22Activities by Sub-Project Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24Future Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25Redevelopment Processes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25
Property Acquisition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25Relocation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25Demolition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25Redevelopment/Land Disposition Agreement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25Requests for Proposals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26
Estimated Expenditures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26Conformance with Comprehensive Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26Financing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26
Impact Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27
APPENDIX A: Land Acquisition Policy Statement . . . . . . . . . . . . . . . . . . .A-1APPENDIX B: Relocation Assistance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .B-1
Table of Contents
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LIST OF EXHIBITSExhibit 1: City Context Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2Exhibit 2: 48th and "O" Redevelopment Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3Exhibit 3: Generalized Existing Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5Exhibit 4: Existing Structures Condition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6Exhibit 5: Deterioration of Site Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7
Exhibit 6: Existing Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8Exhibit 7: Preliminary Concept for "O" Street Improvements - 48th to 52nd . . . . . . . . . . . .10Exhibit 8: Existing Utility Piping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12Exhibit 9: Sub-Project Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20Exhibit 10: Future Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25
LIST OF TABLESTable 1: Redevelopment Activities Within Sub-Project Areas . . . . . . . . . . . . . . . . . . . . . . . .24Table 2: 48th and "O" Street Redevelopment Area Project Expenditure Summary . . . . . . .26
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Exhibits 1, 3, 4, 5 and 6 were prepared for the City of Lincoln by Hanna:Keelan Associates,P.C. and Architecture 1 NE.
Exhibits 2, 7, 8 and 9 were prepared by the City of Lincoln, Urban Development Department.
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The 48th and "O" Street Redevelopment Plan is a guide for redevelopment activitieswithin the Redevelopment Area. Exhibit 1 illustrates the location of the area within thebroader context of the city of Lincoln. The boundaries are generally "R" Street on thenorth, 48th Street on the west, 52nd Street on the east, and approximately "N" Streeton the south (see Exhibit 2). Located in north central Lincoln, the area includes one ofthe busiest intersections in the City. It is primarily a commercial area, although theWitherbee neighborhood, a residential area, is located to the south, adjacent to theRedevelopment Area. The Redevelopment Area contains approximated 41.7 acres.
The intersection of 48th & O Streets has been an important crossroads in this commu-nity for more than a century, with change its one constant factor. The founding of thetowns of University Place to the northeast of Lincoln in the late 1880s and of CollegeView to the southeast a few years later shared several factors, including that their east-west main streets were aligned along the same section-line road, which eventuallybecame 48th Street. University Place called the road Warren Avenue, while in CollegeView it was L Street. The annexations of University Place in 1926 and of College Viewin 1931 resulted in the regularizing of the street names and the intersection became48th & O Streets.
By the mid-20th century the intersection reflected the increased importance of the auto-mobile in urban life, with gas stations appearing on the northeast and southwest cor-ners, and Ken Eddy's Drive-In restaurant on the northwest corner. Cool Crest minia-ture golf course and Sleepy Hollow Motel occupied portions of the northeast quadrant,and further east on O St. was the popular Italian eatery Tony & Luigi's.
The city's commercial and residential growth to the east, led by such trendsetters asthe new headquarters of Bankers Life Insurance Company (now Ameritas) at Cotner &O and their adjacent development of Gateway Shopping Center, made 48th & O amore central intersection in the city, rather than its eastern edge. Automobile dealersoccupied major tracts east of 48th Street by the 1960s.
However, in recent years, auto dealerships that occupied both the north and south sideof "O" Street moved, leaving behind buildings designed and constructed for a specificuse. Due to their design for automobile sales and service, the buildings are not suit-able for rehabilitation or adaptive reuse. Acres of land remain vacant and unkemptwhere automobile sales lots were located. Other buildings have been vacant andunoccupied and have deteriorated to the point where structures may not be cost effec-tive to rehabilitate. Incompatible and mixed land uses exist south of "O" Street. With acombination of residential and commercial uses in close proximity, conflicts occur withinand adjacent to the Redevelopment Area, due to the lack of separation or buffering. Inaddition, the lack of storm water capacity has resulted in flooding on and adjacent tothe Redevelopment Area. The fact that 50th Street is not a through street has limitedaccessibility throughout the area and further hinders commercial development.
As a result of these conditions, the City of Lincoln commissioned a Blight andSubstandard Determination Study. On August 23, 2004, the Lincoln City Councilagreed with the findings of the Study and declared the area blighted and substandard.
The City recognizes that continuing blight and deterioration is a threat to the stabilityand vitality of the 48th and "O" Street area and that revitalization efforts cannot reason-ably occur without pubic action. The 48th and "O" Street Redevelopment Plan repre-sents the City's efforts to guide public and private redevelopment of the area.
Introduction
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Plan RequirementsRedevelopment activities are guided by Community Development Law, Neb. Rev. Stat.,Section 18-2101, et. seq. (as amended). The statutes clearly state that the governingbody must have declared the project area substandard and blighted in order to preparea redevelopment plan.
Exhibit 1: City Context Map
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The city has authorized its UrbanDevelopment Department to act as aredevelopment authority under the appli-cable Law.
The Urban Development Department hasformulated, for the City of Lincoln, a work-able program for utilizing appropriate pri-vate and public resources to eliminate orprevent the development or spread ofurban blight, to encourage needed urbanrehabilitation, to provide for the redevelop-ment of substandard and blighted areasincluding, provision for the prevention ofthe spread of blight into areas of themunicipality which are free from blightthrough diligent enforcement of housing,zoning, and occupancy controls and stan-dards; the rehabilitation or conservation ofsubstandard and blighted areas or por-tions thereof by re-planning, removingcongestion, providing parks, playgrounds,and other public improvements by encour-aging voluntary rehabilitation and by com-pelling the repair and rehabilitation ofdeteriorated or deteriorating structures;and the clearance and redevelopment ofsubstandard and blighted areas or por-tions thereof.
The Community Development Law§18.2111 defines the minimum require-ments of a redevelopment plan as follows:
A redevelopment plan shall be suffi-ciently complete to indicate its relation-ship to definite local objectives as toappropriate land uses, improved traffic,public transportation, public utilities,recreational and community facilitiesand other public improvements, and theproposed land uses and buildingrequirements in the redevelopmentproject area...
The statutes further identify six elementsthat, at a minimum, must be included inthe redevelopment plan. They are:1. The boundaries of the redevelopment
project area with a map showing the
existing uses and condition of the realproperty within the boundaries;
2. A land-use plan showing proposeduses of the area;
3. Information showing the standards ofpopulation densities, land coverage,and building intensities in the areaafter redevelopment;
4. A statement of the proposed changes,if any, in zoning ordinances or maps,street layouts, street levels or grades,or building codes and ordinances;
5. A site plan of the area;6. A statement as to the kind and number
of additional public facilities or utilitieswhich will be required to support thenew land uses in the area after rede-velopment.
In making its recommendation to approvethis plan, the Urban DevelopmentDepartment has considered the land usesand building requirements and determinedthat they:1. are in conformance with the general
plan for redevelopment in the City and,2. represent a coordinated, adjusted, and
harmonious development of the cityand its environs. These determinationsare in accordance with:a) present and future needs to pro-
mote health, safety, morals, order,convenience, prosperity;
b) the general welfare; andc) efficiency and economy in the
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Locationof Study
Exhibit 2: 48th and “O” Street Redevelopment Area
Factors considered in the determination included among other things:1. adequate provision for traffic, vehicular parking;2. the promotion of safety from fire, panic, and other dangers;3. adequate provision for light and air;4. the promotion of the healthful and convenient distribution of population;5. the provision of adequate transportation, water, sewerage, and other public utilities;6. schools, parks, recreational and community facilities, and other public requirements;7. the promotion of sound design and arrangement;8. the wise and efficient expenditure of public funds; and9. the prevention of the recurrence of insanitary or unsafe dwelling accommodations
or conditions of blight.
This plan will be reviewed by the Lincoln/Lancaster County Planning Commission forcompliance with the Comprehensive Plan on December 8, 2004. Copies of the relatedstaff report and Commission action are available from the Lincoln City Clerk.
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The 48th and "O" Street Redevelopment Area is a generally rectangular block of landlocated in central Lincoln. Roughly speaking, the area extends from "N" Street on thesouth to R Street on the north, and 48th Street on the west, to 52nd Street on the east.The area is anchored by 48th and "O" Streets, which is one of Lincoln's busiest inter-sections. The area consists of 41.7 acres and features predominately commercialuses, including retail and vacant auto sales and service businesses.
Existing ConditionsLand Use
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Exhibit 3: Generalized Existing Land Use
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The southern tip of the RedevelopmentArea near 48th and M Streets representsthe only residential portion of theRedevelopment Area, and includes foursingle family houses. However, the south-ern edge of the Redevelopment Area bor-ders a predominately residential area.
The functional land use groups for the48th and "O" Street Redevelopment Areacan be seen in Exhibit 3.
Commerce CenterBased on the 2025 Lincoln City/LancasterCounty Comprehensive Plan (AdoptedMay 28/29, 2002 As Amended throughAugust 10, 2004) the area can be definedas a Commerce Center. According to theComprehensive Plan:
"Commerce Centers" aredefined as areas containing a mixof retail, office, services and resi-dential uses, with some light manu-facturing and warehousing inselected circumstances.Commerce Centers can includeshopping centers or districts (suchas neighborhood centers, largescale retail malls, strip centers, andtraditional store-front retail set-tings), office parks, business parks,stand-alone corporate office cam-puses, research and technologyparks, and Downtown Lincoln. Theterm "commerce center" is meant tobe inclusive, not prescriptive....TheCommerce Centers concept givesrecognition to the evolving role ofcommercial and industrial uses inthe life of cities. CommerceCenters encompass a broad rangeof land uses and are intended toencourage the mixing and integra-tion of compatible land use types(p. F 40).
The Comprehensive Plan identifies three separate size categories for CommerceCenters. The variations in size distinguish between the uses occurring in the centersand the differing impacts the centers have on adjacent land uses and the pubic infra-structure (p. E 20). The 48th and "O" Redevelopment Area is likely to fit into theComprehensive Plan's Community Center category, where square footage ranges from300,000 to 1 million square feet.
Land Use Issues Commercial disinvestment has resulted in empty, deteriorating buildings on large,empty, car lots on both sides of "O" Street in the Redevelopment Area. The Blight andSubstandard Determination Study revealed that a large percentage of the commercialand residential structures are in poor condition. The building condition analysis for theStudy (see p. 20, Blight and Substandard Determination Study, May, 2004) was based
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Exhibit 4:Existing Structures Condition
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on an exterior inspection of all 25 existingstructures and an interior inspection of 24.The purpose was to identify structuraldeficiencies and related environmentaldeficiencies for individual sites or parcelsin the Redevelopment Area. The conclu-sion of the external structural survey isthat 48 percent of the 25 structures areeither deteriorating or dilapidated to a sub-standard condition (see Exhibit 4). Theinterior structural analysis confirmed theexterior survey results, indicating that 41.7percent exhibited deteriorating or dilapi-dated conditions.
Functional and economic obsolescence isprevalent in the properties throughout theRedevelopment Area. The original autodealership that was constructed on thesouth side of "O" Street in 1955, was con-structed of reinforced concrete for a spe-cific use. The basement is an under-ground auto parking and storage facilitywith concrete piers that support the two-story structure. The spacing of the piers,height of the ceilings and configuration ofindividual rooms and work spaces do notrender the building compatible for rehabili-tation or adaptive reuse. Similarly, thenewer and larger 1974 auto dealership onthe north side of "O" Street is also notsuitable for adaptive reuse due to its size,and design for auto sales and service.Two other buildings on the north side of"O" Street are vacant, lack adequatemaintenance and have deteriorated to thepoint where the structures may not becost effective to rehabilitate (Blight andSubstandard Determination Study, p. 46).
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Overall site conditions (Exhibit 5) wereevaluated as part of the Blight andSubstandard Determination Study (p. 37).The field survey determined 57.7 percentof the parcels in the Redevelopment Areahad overall site conditions that were in faircondition and 3.8 percent in poor condi-tion. Nearly 12 percent of the parcels hadexcessive debris.
Furthermore, a strong presence of improp-er subdivision or obsolete platting existsthroughout the Redevelopment Area.Almost none of the individual parcels with-in the study area meet today's standardsof platting and subdivision procedures.The land acreage requirements of the for-mer auto dealership required the accu-mulation of large tracts of land for the out-side display of motor vehicles. Casesexist where multiple platted lots wereassembled to support a single use, butwere never replated into a single lot ofrecord. The majority of individual parcelsare only described by a metes andbounds description. Two examples of thisexist at the northeast and southeast cor-ners of 48th and "O" Streets. The originallot contained much more land than theparcel required by the auto dealership,thus the parcels were reduced in size by ametes and bounds description for use byadjacent commercial and residential uses.An additional example of this exists at thenortheast corner of 50th and "O" Streets,where the former auto dealership acquiredfive full or partial lots to have a sufficientarea to support the necessary outsidestorage of motor vehicles (Blight andSubstandard Determination Study, p. 39).
Residential parcels along south 48thStreet currently exceed the area require-ments for residential property. However,the smallest residential parcel is 50' by132'. If south 48th Street is widened,these residential lots would become non-conforming lots.
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Exhibit 5:Deterioration of Site Improvements
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Incompatible and mixed land uses exist south of "O" Street. A combination of residen-tial and commercial uses are in close proximity. Conflicts exist due to the lack of prop-er land use separation or buffering.
The intersection of 48th and "O" Streets has had some four corner commercial zoningin place since at least 1940. The current pattern of H - 2 zoning (formally H - 1 prior to1979) was essentially in place by 1953. This reflected its location as a "cross roads" oftown. Zoning districts found in the Redevelopment Area are illustrated in Exhibit 6 andinclude the following:
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Exhibit 6: Existing Zoning
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Zoning
H-2 Highway Business District, a generalcommercial zoning district. This Isthe vast majority of these parcels,and represents all of the land facing"O" Street.
O-2 Suburban Office District, is on one lotlocated on the east side of S. 48thStreet about ½ the distance between"O" Street and "M" Street.
R-2 Residential District is located onabout three small lots/parcels on thesouth edge of the RedevelopmentArea and in the area currently usedas a parking lot on the east side of50th Street, on the southern edge ofthe Redevelopment Area.
The H-2 District permitted uses, heightand bulk regulations are found in theLincoln Municipal Code chapter 27. 41and could accommodate most commercialor office redevelopment opportunities.
Zoning IssuesSeveral elements of the H-2 zone presentpotential issues with redevelopment. Forexample, the H-2 zone has a 25 foot frontyard setback but in Section 27.67.030,parking is allowed in the front yard set-back in the H-2 District. Thus, any park-ing lot landscaping or parking setback iseliminated. Also, there is a 30 foot or20% of lot depth rear yard setback, but allzoning districts allow parking in the rearyard. As a result there is not much of abuffer, landscaping or separation betweencommercial and existing residential uses.H-2 also allows off-premise signs (bill-boards) up to 700 square feet in area andone pole sign up to 100 square feet insize and 35 feet in height. Numeroussigns and pole signs are perceived to con-tribute to the lack of streetscape beautifi-cation along "O" Street.
Parks and Open SpaceNo parks exist within the Redevelopment Area. However, a city park borders the south-east portion of the Redevelopment Area at 51st and N St. The neighborhood park is2.2 acres in size and features a small playground.
TrafficThis is one of the highest traffic areas within the urban area with "O" Street functioningas the primary east-west thoroughfare providing connections to the central businessdistrict. Traffic on "O" Street is estimated at 36,000 to 45,000 vehicles per day. 48thStreet is the north-south facility also with significant traffic flow with traffic estimated at28,700 vehicles per day. These two roadways make the intersection of 48th and "O"Street the second busiest intersection in the City of Lincoln, following only 27th andCornhusker. Nearly all of the regional traffic entering the 48th and "O" StreetRedevelopment Area will need to use one of thesetwo facilities.
The 48th and "O" Street Redevelopment Area isserved by a rectilinear grid pattern street systemthat borders and intersects the area. The primaryarterial streets or thoroughfares intersecting thisarea include 48th Street and "O" Street with "O"Street functioning as US-34 which crosses theurban area. Other arterials include 52nd Streetwhich borders the east side of the RedevelopmentArea connecting "O" Street with "R" Street to thenorth. "R" Street is located one-quarter mile northof "O" Street and one-eighth mile north of the northedge of the Redevelopment Area and is a criticallink in the arterial street network.
The 50th Street corridor directly intersects the Redevelopment Area with a connectionto "R" Street on the north, crossing "O" Street and continuing on the south. North of"O", the middle third (approximately 0.2 of a mile) of this corridor has never been devel-oped leaving a gap in the internal street system. This gap in 50th Street has limitedaccessibility throughout the Redevelopment Area and hinders further commercial devel-opment. Establishing a traffic connection to "R" Street may also provide benefits in traf-fic circulation. The 50th Street connections to the south of "O" Street are fully devel-oped and provide connections to the residential areas south of "O" Street.
As stated above, the 48th and "O" Street intersection is the second busiest in Lincoln,following only 27th and Cornhusker. A total of 64,200 vehicles per day pass throughthe intersection. Traffic volumes on "O" Street are currently 36,400 and 27,800 on 48thStreet. In the 2025 Comprehensive Plan, volumes are projected to be:
48th Street, "O" to "R" Street: 29,000 48th Street, south of "O" Street: 19,200 "O" Street, west of 48th Street: 43,700"O" Street, east of 48th Street: 45,900
A significant number of vehicle crashes have occurred in the area. From June 30,2001 to July 1, 2004, the intersection at 48th and "O" Street experienced 144 totalcrashes with a community cost of approximately $3.169 million. The intersection at48th and "R" Street experienced 37 total crashes for a cost of approximately $868,000.During the same time frame, 48th Street between "O" and "R" Streets experienced 101 9
Public Facilities
Transportation
Over 36,000 vehicles drive through theRedevelopment Area on “O” Street daily.
crashes for a cost of approximately $2.229 million. Out of these 101 crashes, overhalf were at the two main entrances to the shopping areas along the west side of thestreet and involved people turning into or out of the shopping center.
The capacity on a segment of "O" Street, 52nd Street to 74th Street, has recently beenincreased with the addition of a travel lane in each direction for 6 through travel lanes.The addition of a travel lane in each direction for 6 through travel lanes is also pro-grammed for 42nd Street to 52nd Street, which includes the segment of "O" Street with-in the study area (see Exhibit 7). The purchase of right-of-way is currently underwaywith final design anticipated throughout the fall of 2004 with completion in the fall of2005. As funding becomes available, construction is anticipated to begin in 2006.Before the widening project, right-of-way on "O" Street was 78 feet. For the project, anadditional 31 feet will be acquired on both sides of "O" Street, increasing the right-of-way to 140 feet. Right-of-way on 48th Street will increase by about ten feet, from 120to 130 feet, eventually from "L" Street on the south to north of the intersection at "R"Street.
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Exhibit 7: Preliminary Concept for “O” St. Improvements
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Multiple driveways along the arterials are a major issue because driveways create con-flict points in traffic when vehicles enter or exit traffic flow, both impeding the flow oftraffic and creating safety hazards. Given the high traffic volumes in the area and thenumber of crashes, the number of accesses into the Redevelopment Area should befocused onto points or access roads. When "O" Street is widened, no access will bepermitted on "O" Street between 48th and 50th. Medians will restrict access until 50thStreet, where turns permitted at 50th will include right in, right out, and left in. No leftout movements will be permitted; however, u-turns will be allowed along this stretch of"O" Street.
Parking No vehicle on-street parking is currently provided within the Redevelopment Area. Thegreatest demand for parking within the Redevelopment Area is anticipated to be aresult of private development. Parking is anticipated to be constructed as a comple-ment to the primary land uses.
Sidewalks and Pedestrian ActivityThe Redevelopment Area is served with sidewalks along both sides of 48th Street and"O" Street. The "O" Street widening project will include replacing the existing sidewalksalong these streets. Sidewalks are located along the east side of 50th Street as far asit extends into the Redevelopment Area and along both sides of 52nd Street. These
are all considered to be in good condition. The field analysis for the Blight andSubstandard Determination Study identified approximately 26.9 percent of the side-walks as being in either fair or poor condition.
The major conflicts to pedestrian movements are the high traffic volumes on both 48thand "O" Streets and the numerous drives that cross the sidewalks. There are nopedestrian walkways or facilities located internal to the study area.
The primary shortcoming in the sidewalk system is the lack of pedestrian connectionsalong the 50th Street corridor into the neighborhood to the south; and the incompletestreet and sidewalk along the 50th Street corridor to the north. Additionally, there arefew sidewalks leading from the street to the stores or from one store to another.
Public Transportation Services Public transportation service in the Redevelopment Area consists of one StarTran busroute - 48th Street Shuttle, that travels primarily north and south on 48th Street andserves the 27th and Superior commercial area and the 70th and Pioneer commercialarea.
Pedestrian/Bicycle TrailsAn on street route has been identified along 52nd Street which runs through the east-ern edge of the Redevelopment Area. This route provides a connection between theMoPac Trail on the north and the Billy Wolff Trail on the south.
The MoPac Trail, located along the old MoPac Railroad corridor, is the nearest bike trailand is approximately 1/2 mile north of the Redevelopment Area. The trail extends from30th and X street on the west to approximately 84th and "O" Street on the east withinthe city limits. The MoPac then extends east of 84th and "O" Street into the county.This trail will eventually connect with Antelope Valley on the west and Omaha and intoIowa on the east. The trail is identified in a Quad States Trail Plan as providing a majorconnection between Kansas, Nebraska, Iowa and Missouri.
11
UtilitiesThe basic infrastructure is in place within the Redevelopment Area; however, it is oldand facing increasing demands. As a result, utilities are in need of maintenance and,in some cases, replacement. A detailed analysis should be conducted to identify spe-cific needs and projects, particularly on a case by case basis as redevelopment proj-ects occur.
The 48th and "O" Street Redevelopment Area is served by the following utilities:• Sanitary sewer system (underground)• Storm sewer system (underground)• Water system (underground)• Gas lines (underground)• Electrical conduits (overhead and underground)• Telephone conduits (overhead and underground)• Cable conduits (overhead and underground)
Existing utility piping is illustrated in Exhibit 8,(see next page).
Water SystemAccording to today's development standards, a minimum 6" diameter residential watermain and 8" in commercial districts is recommended to insure adequate water pressurefor fire protection purposes. Water mains along "O" Street were replaced with a new12" diameter main in 2001. Water mains west of 48th and "O" Street will be replacedwith larger diameter mains when the "O" Street widening project occurs. A few under-
sized segments throughout theRedevelopment Area have been replaced,but overall, the system meets currentneeds.
Problems can exist not only in the watermains, but also in service lines which areowned and maintained by individual prop-erty owners. There are numerous servicelines in the Redevelopment Area, installedduring the 1950s through the 1970s.Usually, no attention is given to problemsin the service lines until a break occurs.Undersized service lines, or service linespotentially constructed of lead are thetypes of problems the property owners willhave to repair or replace in the nearfuture.
Sanitary Sewer System The Lincoln Wastewater System is aclosed system, separate and independentfrom storm water functions. TheWastewater System operates on a gravity-flow basis and is treated by two wastewater treatment facilities. The Theresastreet facility provides the treatment forthe 48th and "O" Street area. The areacurrently has waste water lines consistingof 8, 10, and 15 inch diameters. Most ofthe Redevelopment Area is serviced byVCP (vitrified clay pipe) with a few seg-ments of PVC located at the 52nd and"R" street area. Overall, the sanitarysewer system in the Redevelopment Areais in good condition.
Issues that have been identified throughthe Wastewater TV inspection programinclude some cracking in the areabetween "P" and "Q" Streets, South 50thto South 52nd Streets, and a manhole that
will need to be replaced in the parking area north of 50th and "O" Street.
Other issues include cracking and roots intruding into the joints and service connec-tions on "N" Street between South 52nd and South 50th, and on "M" Street betweenSouth 52nd and South 50th. In addition, "O" Street between South 48th and South50th Streets, has had two holes in the main capped. This stretch of "O" Street alsoincludes a protruding service and cracked joints and services. Lastly, a manhole in thesouthwest corner of 52nd and "O" Street will require some channel repairs.
Stormwater SystemThe storm drain system in this area generally drains from south to north, and drains toa tributary of Dead Mans Run. The drainage system consists primarily of an under-ground pipe system for drainage of minor storm events, except for an approximate 500foot open channel within the Redevelop-ment Area that is within the 50th Street align-ment. The drainage system south of "O" Street is conveyed to the approximate 50012
North
Exhibit 8: Existing Utility Piping
Study Area
Water System
Wastewater System
Stormwater System
Private Systems
13
foot open channel through a 48" stormdrain outlet north of "O" Street (88 acredrainage area) and a 60" storm drain out-let west of 52nd Street (142 acre drainagearea). The drainage system in "O" Streetis due for rehabilitation with the future "O"Street widening project. Most of the cur-rent system is typically of sufficient size toconvey the frequent design storm events(5 year and 10 year) for which they wereconstructed. It is planned that the future"O" Street project will include replacingstorm drains where they are currentlyundersized.
However, major storm events causedflooding in the New Century Building at311 N. 52nd Street on August 28, 2002and July 23, 2003, as well as major streetflooding near 50th and "R" Streets. Themajor issue appears to be lack of an adequate overland flow path for sump drainage on52nd Street near the Villager Inn (between "O" and "R" Streets) and at 52nd and "R".In both the major storms of 2002 and 2003 the resultant overland path during the stormevents was through the New Century Building. The majority of the existing drainagewas installed in the 1950s and 1960s with mostly reinforced concrete pipe.
A concept report for resolving the overland flow issue was recently completed with pos-sible alternatives for alleviating some of the flooding from 52nd Street. Two alternativespresented in the concept report include, 1) constructing an overland swale from 52nd tothe open channel in the 50th Street alignment, or 2) constructing an additional under-ground pipe with an associated smaller overland swale for overland flow during a majorflow event. The spring of 2005 is the earliest that any funding would be anticipated tobe available for this drainage improvement.
The open channel mentioned above within the 50th Street alignment is heavily vegetat-ed with trees. Based upon the standards for protecting Minimum Flood Corridors, it isrecommended that alternatives be considered to leave the drainageway open. Theopen drainage provides natural functions and benefits of a riparian corridor related towater quality, habitat, and slowing an infiltration of stormwater. Redevelopment in thisarea should take advantage of opportunities for cooperative efforts between the Cityand the Lower Platte South Natural Resources District (LPSNRD) to explore alternativeconcepts to conserve and enhance the open drainageway in the 50th Street alignmentas an amenity for the site.
Private Water and Sewer SystemsCreating private water and sewer systems internal to the development offers benefitsduring construction and for the future. With the vastness of the area, it is possible tocreate 2-4 private systems. How the development advances, and how lots are createdor existing lots dissolved may guide the best choice in resolving the options that maybe advanced on this issue. Advantages to creating private systems are:
Offers the potential to save time and permit fees during the facility constructionphases;Greater latitude in how the property can be used (i.e., buildings added in thefuture would require building permits, not tapping permits, and likely would notrequire additional water and wastewater impact fees);Avoids complications that may be caused by lots not abutting public facilities.
Flooding at 50th and “R” Streets, lookingsoutheast at the intersection.
Examples of other developments using this method include Westfield ShoppingtownGateway Mall, Southpoint Pavilions and the Home Depot located on Highway 2. Theseareas developed as single meter/private water and sewer systems.
Street LightingStreet lights on "O" St. were replaced in 1986 with 40' galvanized poles, undergroundwire, and 400 watt HPSV luminaries. The system is in good condition. Street lights on48th St., north of "O", were replaced in 1983 with 35' galvanized poles, undergroundwire, and 250 watt HPSV luminaries. This system is also in good condition. The lightson 48th St., south of "O" were installed more than 40 years ago. The poles are 30'painted with overhead wire and 150 watt HPSV luminaries. They are in fair to poorcondition. The lights on 52nd St. are 150 watt HPSV on overhead distribution poles.All of the streets are adequately lit.
Despite the long-standing importance of this intersection, it's relatively rapid and contin-uing evolution has the result than none of the buildings in the redevelopment areaappear to have achieved sufficient age or historic significance, nor have they retainedenough physical integrity, to be regarded as historic resources.
The City of Lincoln, through its Urban Development Department, entered into a contractwith Hanna:Keelan Associates, P.C. to complete the 48th & "O" Streets RedevelopmentArea Lincoln, Nebraska Blight and Substandard Determination Study. The study wascompleted in May, 2004. This section of the Redevelopment Plan is taken directly fromthat study.
Blight Factors The Community Development Law identifies 12 factors that, when the majority arepresent, are sufficient to determine a finding of blighted. In the Blight and SubstandardDetermination Study eight factors were found to have a "Strong Presence" in the area:1. A substantial number of deteriorated or deteriorating structures. A total of 48
percent of the 25 structures were found to be deteriorated or dilapidated, from theexterior analysis, and 41.7 percent from the interior analysis.
2. Faulty lot layout in relation to size, adequacy, accessibility or usefulness.Conditions contributing to the presence of this factor include inadequate lot size,limited pedestrian circulation and lack of planned open space.
3. Insanitary or unsafe conditions. Contributing factors include age of structuresand frame structural members of buildings.
4. Deterioration of site or other improvements. A significant number and percent-age of parcels in the Area have fair to poor overall site conditions. Deterioratinginfrastructure also contributes to the strong presence of this factor.
5. Improper subdivision or obsolete platting. Generally, lot sizes are too small forefficient development, based on today's planning standards. Several blocks havebeen reconfigured by metes and bounds descriptions, in the absence of individuallyplatted lots, especially along 48th Street, between "M" and "R".
6. The existence of conditions which endanger life or property by fire or othercauses. The age of infrastructure is the primary issue throughout theRedevelopment Area.
7. Other environmental blighting factors. Functional and economic obsolescenceis prevalent in the properties throughout the Redevelopment Area.
Historic Significance
14
Blight and Substandard Determination Study
15
Substandard FactorsThe Community Development Law definesa substandard area as one in which thereis a predominance of buildings orimprovements, nonresidential or residen-tial, with the presence of:1. Deterioration/dilapidation of structures.2. Age or obsolescence.3. Inadequate provision for ventilation,
light, air, sanitation, or open spaces; or4. a. High density of population and
overcrowding; orb. The existence of conditions which
endanger life or property by fireand other causes; or
c. Any combination of such factors isconductive to ill health, transmis-sion of disease, infant mortality,juvenile delinquency, and crime, and is detrimental to public health safety,morals, and welfare.
The Blight and Substandard Determination Study determined that three of the four fac-tors had a strong presence in the area and one factor had a reasonable presence.Factors 1, 2 and 4b had a strong presence while factor 3 had a reasonable presence.
It was the conclusion of the study, ...that the number, degree, and distribution of substandard and blighting factors,as documented in this Study, are beyond remedy and control solely by regulato-ry processes in the exercise of the police power and cannot be dealt with effec-tively by the ordinary operations of private enterprise without the aids providedin the Nebraska Community Development Law. It was also the opinion of theConsultant, that the findings of this Blight and Substandard Determination Studywarrant designating the Redevelopment Area as "substandard" and "blighted"(p. 10).
The Lincoln City Council, by resolution, declared the area blighted and substandard onAugust 23, 2004.
8. One of the other five conditions. According to the field analysis, the average ageof commercial and residential buildings is 40+ years of age.
The Blight and Substandard Determination Study also found the following factors had a"reasonable presence:"1. Defective or inadequate street layout. A significant amount of streets and alleys
exhibit fair to poor conditions.2. Diversity of ownership. The total number of owners within the Redevelopment
Area is 19.
Of the twelve factors set forth in the Nebraska Community Development Law, just twohad little or no presence: 1. Tax or special assessment exceeding the fair value of land.2. Defective or unusual condition of title.
Vacant, deteriorating site in theRedevelopment Area, south of “O” Street.
16
Following is a list of key existing conditions identified in this section that should be con-sidered, in conjunction with Guiding Development Principles (p. 19), in the identificationof projects for the Redevelopment Plan. 1. Commercial disinvestment has resulted in empty, deteriorating buildings on large,
empty, car lots on both sides of "O" Street. 2. Functional and economic obsolescence is prevalent in the properties throughout the
Redevelopment Area.3. Few of the individual parcels within the study area meet today's standards of plat-
ting and subdivision procedures. 4. Incompatible and mixed land uses exist south of "O" Street. Conflicts exist due to
the lack of proper land use separation or buffering.5. Although existing zoning should accommodate most commercial or office redevel-
opment opportunities, issues with the H-2 zoning district do not necessarily make itthe most appropriate zoning. Re-zoning should be considered.
6. No parks exist within the Redevelopment Area; however, a small, 2.2 acre neigh-borhood park borders the southeast portion of the Redevelopment Area.
7. The Redevelopment Area has one of the highest traffic areas within the city, with anestimated 36,000 to 45,000 vehicles per day on "O" Street and 28,700 vehicles perday on 48th Street.
8. North of "O" Street, the middle third of 50th street (approximately .2 of a mile) hasnot been completed, leaving a gap in the internal street system. This gap has limit-ed accessibility and hinders further commercial development.
9. Traffic volumes in 2025 are anticipated to increase to between 19,200 and 29,000on 48th Street and between 43,700 and 45,900 on "O" Street.
10. A significant number of vehicle crashes have occurred. 48th and "O" experienced144 crashes between June 30, 2001 and July 1, 2004. 48th and "R" had 37 crash-es and 101 occurred on 48th between "O" and "R". Over half were at the two mainentrances to the shopping areas along the west side of the street and involved peo-ple turning into or out of the shopping center.
11. "O" Street was recently widened between 74th and 52nd Streets and the project isplanned to continue through the Redevelopment Area, to 42nd Street. Right-of-wayacquisition has begun and construction is anticipated as early as 2006, subject tothe availability of funding.
12. Multiple driveways along the arterials impede traffic flow and create safety hazards.With construction of the "O" Street widening project, access into theRedevelopment Area should be focused onto points or access roads.
13. No vehicle on-street parking is provided within the Redevelopment Area. Parking isanticipated to be constructed as a complement to the private redevelopment.
14. Sidewalks will be replaced on "O" Street and 48th Street with the "O" Street widen-ing project.
15. 27 percent of the sidewalks in the area are in fair or poor condition. 16. Major conflicts to pedestrian movements are the high traffic volumes on both 48th
and "O" Streets and numerous drives that cross sidewalks.17. There is a lack of pedestrian connections along the 50th Street corridor into the
neighborhood to the south and the incomplete street and sidewalk to the north.18. One StarTran bus route serves the area.
Summary of Existing Conditions
17
19. An on-street trail has been identified along 52nd Street on the eastern edge of theRedevelopment Area. The MoPac Trail is the nearest bike trail and is approximate-ly ½ mile north of the Redevelopment Area.
20. The basic infrastructure in the Redevelopment Area is old and facing increasingdemands. Many utilities are in need of maintenance and in some cases, replacement.
21. Overall, the current water system meets current needs. However, service lineswere installed during the 1950s through the 1970s and may need to be repaired orreplaced in the near future.
22. Most of the Redevelopment Area is serviced by vitrified clay pipe with a few seg-ments of PVC located at the 52nd and "R" Street area. Overall, the sanitary sewersystem is in good condition although some cracking, cracked joints and services,and manhole repairs are needed.
23. The lack of an adequate overland flow path for sump drainage on 52nd and "R" hascaused flooding of area businesses. This is a serious issue when major stormevents occur and possible alternatives for alleviating the problem have been identi-fied in a recently completed concept report.
24. The street lights south of "O" on 48th Street were installed more than 40 years agoand are in fair to poor condition. However, all the streets in the RedevelopmentArea are adequately lit and the system is in good condition.
25. There are no historic buildings in the Redevelopment Area.26. The Lincoln City Council, by resolution, declared the area Blighted and
Substandard on August 23, 2004.
18
Based on the 2025 Lincoln City/Lancaster County Comprehensive Plan, the 48th and"O" Street Redevelopment Area can be identified as a Community Center. According tothe Comprehensive Plan:
Community Centers are intended to be smaller in scale and intensity of usesthan Regional Centers and serve a more targeted market and geographic area.Community Centers tend to be dominated by retail and service activities,although they can also serve as campuses for corporate office facilities andother mixed-use activities....One or two department stores or "big box" retailoperations may serve as anchors to the Community Center with smaller generalmerchandise stores located between any anchors or on surrounding sitepads...Community Centers can have a community wide appeal but primarilyserve a geographic subarea within Lincoln and surrounding areas within theCounty. Depending on the mix of stores and other shopping opportunities in thearea, existing Community Centers can have a market area that is quite exten-sive, even rivaling some Regional Centers (p. F 45).
Given this definition, several guiding principles identified in the Comprehensive Plan forall Commerce Centers (Regional, Community, and Neighborhood) should be used as aguide for redevelopment activities at 48th and "O". The following principles begin withthose identified in the Comprehensive Plan, then also build on expectations of theWitherbee Neighborhood Association and general redevelopment principles. The rede-velopment of the 48th and "O" Redevelopment Area to the extent possible should: 1. Encourage a diverse mix of uses, such as office, retail, multi-family residential and
service uses. 2. Encourage redevelopment to occur as clusters or hubs with appropriate site design
features to accommodate shared parking, ease of pedestrian movement within thesite and possessing a unique urban (rather than suburban) character, while mini-mizing impacts on the adjacent residential area.
3. Redevelopment should occur in ways that strengthen and support the existing busi-ness communities outside the Redevelopment Area along, and in the vicinity of, the"O" Street and 48th Street corridors.
4. Physical linkages (i.e., sidewalks, trails, roads) should be utilized to directly connectthe Redevelopment Area with adjacent development.
5. Encourage project designs which place commercial buildings rather than parkinglots along 48th and "O" Streets.
6. Buildings should be designed to be compatible, in form and proportion, with theneighboring buildings and should include a variety of forms, materials and colors,yet these elements should be composed to maintain a unified appearance.
7. Buildings should include a richness of architectural detail to help define their scale,pedestrian access and visual rhythm and interest.
8. Building Entrances should be given emphasis or "pride of place." 9. The Redevelopment Area should provide a safe and positive environment for
pedestrian movement by:A. Using pedestrian scale lighting and graphics within the Redevelopment Area.B. Encouraging public security design features including lighting and open spaces
with a high degree of street visibility.
Redevelopment Plan
Guiding Development Principles for the Area
19
C. Encouraging public amenities suchas plazas, squares and other typesof facilities or meeting areas forpedestrians.
10. Where feasible, provide for transitopportunities in the design of the area.
11. Redevelopment should not encroachupon, or expand into, the existing resi-dential neighborhood to the south andshould protect and enhance it by:A. Establishing defensible edges
between the residential and non-residential uses. Use streets orgreen ways to provide boundaries,thus realizing the benefits of mixeduse while screening the negativeeffects of commercial growth onresidential environments. A frontyard setback, landscape screen-ing, and a pedestrian system withcontinuity into and through the siteis preferable.
B. Locating the most intensive com-mercial uses nearer to the majorstreets and furthest from the resi-dential area. Lighting, dumpsters,loading docks and other serviceareas should be shielded from theresidential area.
C. The major access points to thearea should not bring outside traf-fic through the residential area.
The Guiding Principles of theRedevelopment Plan, along with issuesidentified in the Existing Conditions sec-tion of this plan, provide the basis for theredevelopment projects.
StudyBoundary
Exhibit 9: Sub-Project Areas
North
The Redevelopment Plan is divided into two Sub-project areas with specific redevelop-ment activities identified within each sub-project. Activities will be undertaken as fund-ing and private development proceed. Sub-project areas are illustrated in Exhibit 9.
Sub-Project A is the area located south of "O" Street.Sub-Project B includes only the area north of "O" Street.
The next section of this Redevelopment Plan details specific redevelopment activities.Table 1 on page 24 identifies the redevelopment activities included within each sub-project area.
20
Sub-Project Areas
Infrastructure issues that include streets, alleys, sidewalks, and utilities - impede newdevelopment throughout the Redevelopment Area and contribute to the blighting condi-tions. Therefore, the following public improvement activities should occur:
Streets and Alleys1. North of "O", the middle third (approximately 0.2 of a mile) of the 50th Street corri-
dor has never been developed leaving a gap in the internal street system. If cor-recting the 50th Street gap enhances and benefits redevelopment by establishing atraffic connection to "R" Street and benefitting traffic circulation, the connectionshould be constructed.
2. The excessive number of driveways and access points along 48th and "O" Streetsimpedes traffic flow and creates unsafe driving conditions. Identify access points tothe Redevelopment Area and close/consolidate existing drives to help maintain traf-fic flows and increase safety along the main thoroughfares of 48th and "O" Streets.
3. Dedicate and build public alleys as needed in conjunction with redevelopment activ-ities.
Sidewalks and Connectors The Blight and Substandard Determination Study identified 27 percent of the sidewalksas in either fair or poor condition. Additional surveys will be completed and sidewalksrepaired or replaced as necessary in conjunction with redevelopment projects.1. Replace existing sidewalks along 48th and "O" Streets with the "O" Street widening
project. 2. The major conflict to pedestrian movements are the numerous drives that cross the
sidewalks. Consolidate and eliminate vehicular access points (see #2 above, underStreets and Alleys).
3. Construct pedestrian walkways or facilities internally within the RedevelopmentArea.
4. Construct pedestrian connections along the 50th Street corridor into the neighbor-hood to the south and along the 50th Street corridor to the north if the 50th Streetconnection is built.
Public TransportationProvide transit opportunities within and adjacent to the Redevelopment Area, when fea-sible. May include construction of bus shelters and kiosks with transit information.
Pedestrian/Bicycle Trails Continue to identify 52nd Street as an on-street bike route, providing a connectorbetween the MoPac Trail on the north and the Billy Wolf Trail on the south. Continue tomonitor hiker/biker trail needs in the area.
Streetscape BeautificationDesign and implement a design plan for 48th and "O" Streets beautification. Elementsshould include but not be limited to lighting, thematic entrances, landscaping andstreetscape.
Public UtilitiesIn the Existing Conditions section of this Plan, much of the infrastructure in the areawas identified as inadequate - in need of maintenance and, in some cases, replace-ment. In order for new development to occur, the following public improvements shouldoccur:
Redevelopment Activities: Infrastructure Improvements
21
1. Complete a detailed analysis of storm water sewers, sanitary sewers, and the watersystem to determine additional needed improvements. Complete improvements asrequired to support current and anticipated development.
2. Based on the Wastewater TV inspection program, repair or replace as needed(although some improvements extend beyond the Redevelopment Area boundaries,construction should be coordinated):
Multi-quad cracking between "P" and "Q", south 50th to 52nd StreetsReplace a manhole in the area north of 50th and "O" Streets.Multi-quad cracking and roots intruding into the joints and service connectionson both "M" and "N" Street between south 50th and south 52nd Streets.
3. Evaluate water mains within the Redevelopment Area to assure fire fighting andservice requirements are met. Identify where main extensions and abandonmentsmay be appropriate in conjunction with redevelopment.
4. Abandon services to existing buildings for both water and wastewater.5. With construction of the "O" Street widening project, replace water mains west of
48th and "O".6. Identify and construct solutions to inadequate storm water drainage issues.
Solutions may include providing an overland flow path, swale, storm water conduit,and construction of a bioretention/rain garden or similar innovative storm watertechnology solution.
The Redevelopment Area is highly visible and includes vacant blighted buildings andunderutilized land. Major redevelopment will occur and require land assembly with newmixed use commercial development. Projects include:1. South of "O" Street: property acquisition of vacant, underutilized land and blighted
buildings to create the opportunity for new, mixed use development that mayinclude one or two story commercial retail, office and multi-family housing. Projectelements include:
Acquisition of lots:Leming's Sub Lot 4 ex W 135' S 423' & ex S 221' E 135' & ex that partdeeded for street, generally known as 4949 "O" St.Leming's Sub Lot 3 N 156' W 240' ex W 30' N ½ & ex N 6', generally knownas 5001 "O" St.Leming's Sub S 129.2' W 240' N ½ Lot 3 ex W 30' for street & ex street,generally known as 5038 "N" St.Leming's Sub Lot 4 S 170 of N 377 W 135 ex 1622 sq. ft for street, general-ly known as 140 S. 48th St.Lemings Sub Part of Lot 4 ex rd N 60' S 253' W 135' L4, generally known as200 S. 48th St.Leming's Sub ex rd N 60' S 193' W 135' L4, generally known as 224 S. 48thSt.Leming's Sub Lot 4 N 50 of S 133 of W 135 ex street, generally known as230 S. 48th St.Leming's Sub N 58' S 83' W 135' Lot 4, generally known as 240 S. 48th St.
Relocation of tenants, if any.Demolition of existing structures.Grading and site preparation.Elimination of environmental hazards.
Redevelopment Activities: Commercial
22
Paving off-street parking and construction on on-street parking (except on arteri-al streets).Relocating/upgrading utilities as needed including relocation of overhead utilitylines.Eliminating driveways and curb cuts, constructing consolidated entrances asrequired, including paving and landscaping driveways, approaches and side-walks outside property lines. Construction of turn lanes and frontage roads, as required. Vacation of alleys and streets as required.Subdivision and rezoning if necessary.Obtaining access easements as required.
2. North of "O" Street: property acquisition of vacant, underutilized land and blightedbuildings to create the opportunity for new, one story mixed use development that mayinclude commercial retail, office and multi-family housing. Project elements include:
Acquisition of lots:J G Millers Sub (S ½ 20-10-7) N 125' W ½ Lot 20 ex road, generally knownas 366 N. 48th St.Central Park south third Add Outlet AJ G Millers Sub (S ½ 20-10-7) S 125' N 250' W ½ ex road & N 15' S 100' N350' W, generally known as 360 N. 48th St.Central Park south second Add Lot 1, generally known as 333 N. 50th St.J G Millers Sub (S ½ 20-10-7) S 85' N 350' W ½ Lot 20 ex W 60', generallyknown as 330 N. 48th St.J G Millers Sub (S ½ 20-10-7) S 100' N 450' W ½ Lot 20 ex road, generallyknown as 320 N. 48th St.J G Millers Sub (S ½ 20-10-7) Lot 20 S 179.3' W ½ ex road, generallyknown as 300 N. 48th St.J G Millers Sub (S ½ 20-10-7) Lot 20 E 302' of S 179 & 25 hundredths ft.,generally known as 300 N. 48th St.Cool Crest Condo base account located on: J G Millers sub 20-10-7: N ½ lot29 EBurleighs Sub Lots D, E & F ex S 6' for street & Lot G ex S 150' E 36' & LotH ex S, generally known as 5000 "O" St.Cool Crest Condominium Unit #A, generally known as 222 N. 48th St.Cool Crest Condominium Amended Unit C, generally known as 216 N. 48thSt.Cool Crest Condominium Unit #B, generally known as 210 N. 48th St.J G Millers Sub (of 20-10-7) W 137' E 167' S ½ ex street & W 143' E 310' N150.65' S, generally known as 4940 "O" St.J G Millers Sub (of 20-10-7) Lot 29 E 142' W 352' S ½ ex S 6', generallyknown as 4850 "O" St.J G Millers Sub 20-10-7 N 150' S 300' E 150' W210' or W 210' S ½ Lot 29ex S 150', generally known as 140 N. 48th StJ G Millers Sub 20-10-7 W 143' E 310' S 166' Lot 29 ex S 6', generallyknown as 4900 "O" St.J G Millers Sub 20-10-7 Lot 29 S 150' of S 300' E 150' W 210' ex S 6', gen-erally known as 4802 "O" St.
Relocation of tenants, if any.Demolition of existing structures.
23
▶ Grading and site preparation. ▶ Elimination of environmental hazards. ▶ Paving off-street parking. ▶ Relocating/upgrading utilities as needed including relocation of overhead utility
lines. ▶ Construction of facility to eliminate storm water hazards. ▶ Eliminating driveways and curb cuts, constructing consolidated entrances as
required, including paving and landscaping driveways, approaches and side- walks outside property lines.
▶ Construction of 50th Street. ▶ Construction of turn lanes and frontage roads, as required. ▶ Vacation of alleys and streets as required. ▶ Subdivision and rezoning if necessary. ▶ Obtaining access easements as required.
3. Skate Zone Redevelopment Project
Project Description: The Skate Zone Redevelopment Project (the “Project”) is the redevelopment of approximately 2.2 acres comprised of two parcels of land in the 48th and “O” Streets Redevelopment Area and related intersection and right-of-way (ROW) improvements. It is generally located at 300 North 48th Street. The parcels are legally described as the south 179.3 Feet of Lot 20, except that portion taken by the City of Lincoln for road purposes, JG Millers Subdivision, an Addition to the City of Lincoln, Lancaster County, Nebraska (the “Project Area”). The Project Area is depicted on the map, below.
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The Project involves demolition of existing buildings and construction of a four-story hotel with approximately 84 guest rooms, an approximately 5,600 square foot retail building, an approximately 149 stall surface parking lot, and associated improvements in the Project Area. Intersection improvements on 48th Street will provide improved access to the site and a fully functional signalized intersection. The Project represents a significant private investment in the 48th and “O” Street Redevelopment Area.
Existing Land Use and Zoning: An approximately 19,000 square foot roller rink arena known as “Skate Zone”, an accessory building, a related approximately 5,000 square foot office building, and a surface parking lot are currently located on the Project Site. All buildings are currently vacant and showing signs of disrepair. Significant grade and drainage issues exist at the site. Surrounding land uses include commercial and office uses. The Project is located on N. 48th Street and in close proximity to “O” Street; both are major arterial streets and primary transportation corridors in the City of Lincoln. The completion of 50th Street, on the east side of the Project Area, provides additional access and connectivity to other commercial uses in the area. See the current land use map, below.
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The Project Area is currently zoned H-2 Highway Business District, a designation which is intended to provide for businesses and services oriented to major arterial streets. The land surrounding the Project Area is primarily zoned H-2 Highway Business District as well, although a portion of the land directly north of the Project Area is zoned I-2 Industrial Park District. Nearby zoning includes the B-1 Local Business District, the O-3 Office Park District and, along “O” Street, the B-3 Commercial District. Existing zoning is shown below.
The Project furthers the goals of the 48th and “O” Street Redevelopment Plan by removing blighted and substandard conditions in the Project Area. With the development of a mix of uses, both retail and hospitality, the Project supports existing businesses along the 48th and “O” Street corridors and strengthens the Redevelopment Area as a commerce center, both of which are goals of the Plan. The Project is also consistent with LPlan 2040, Lincoln/Lancaster County
2040 Comprehensive Plan. The 48th and “O” Street Redevelopment Area constitutes a “commercial center” as defined in Chapter 5 (Business & Economy) of LPlan 2040. Chapter 5 indicates that the redevelopment of existing commercial centers is encouraged, and that commercial centers should be located where there is access to arterial streets with adequate capacity. Development of a retail building and a hotel in the Project Area is also consistent with the 2040 Lincoln Area Future Land Use Plan. Future land use is shown on the map below.
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Statutory Elements:
Property Acquisition, Demolition, and Disposal: The proposed redeveloper currently controls the Project Site. The Project will require demolition and disposal of the existing office building, roller rink arena and accessory building. No relocation of families or businesses will occur as a result of the Project.
Population Density: The Project consists of the construction of a four-story hotel with approximately 84 guest rooms, and an approximately 5,600 square foot retail building, and does not include the construction of any residential units. As a result, the Project is not expected to affect the population density in the 48th and “O” Street Redevelopment Area.
Land Coverage: Land coverage is expected to decrease in the Project Area. The Project will consist of construction of a hotel with an approximately 11,300 square foot footprint and 5,600 square foot retail building on the 2.2 acre site. The Project will comply with the applicable land-coverage ratios and zoning requirements of the City of Lincoln.
Traffic Flow, Street Layouts, and Street Grades: The Project is likely to result in
an increase in traffic with employees, customers, and guests accessing the hotel and retail buildings. However, the site plan identifies access to the site from both 48th Street and 50th Street, which should relieve some traffic congestion created by the Project, if any. Intersection improvements on 48th Street will improve access. The Project does not include vacating any streets or alleys.
Parking: The redeveloper will construct an approximately 149 stall surface parking lot to serve both the retail and the hotel buildings, which will meet the parking requirements of the H-2 Highway Business District.
Zoning, Building Code, and Ordinances: The Project Area is currently zoned H-2 Highway Business District, and the new uses are permitted in this district. Currently, it is envisioned that the Project Area will be subdivided to separate the hotel use from the retail use. All applicable building code requirements and ordinances will be satisfied.
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Architectural Rendering of the Hotel Façade
Financing and Cost Benefit Analysis: The estimated total cost to implement the Project is approximately $11,000,000, which includes approximately $976,000 in public financing. The project cost will be finalized as construction costs are determined. The source of the public funds for these improvements will be the tax increment generated from the private developments on the Project Site. However, funding sources and uses will be negotiated and identified in the redevelopment agreement, subject to approval by the Mayor and City Council.
As required by the Nebraska Community Development Law (Neb. Rev. Stat. §18-2113), the City has analyzed the costs and benefits of the proposed Project as follows:
Public Tax Revenues:
Skate Zone Redevelopment Project Amount
(a) Base Value $1,023,000
(b) Estimated New Assessed Value $5,672,000
(c) Increment Value = (b) – (a) $4,649,000
(d) Annual TIF Generated (Estimated) = (c) x 2.036758% $95,000
Funds Available = (d) x 14 years @ 4.5% $976,000
Upon completion of the Project, the assessed value of the Project Site will increase by an estimated $4,649,000 as a result of the private investment for the Project. This will result in an increase in estimated annual property tax collections during the 15 year TIF period of approximately $95,000, which will be available to finance the costs of construction of the public improvements related to the Project. The public investment of approximately $976,000 in TIF funds will leverage over $10,000,000.00 in private sector financing, a private investment of $10.25 for every TIF dollar spent. The TIF funds shall be subject to adjustment as the project costs are further defined. The Urban Development Department believes that the private and public improvements proposed in this plan amendment would not occur “but for” the utilization of tax increment financing in the 48th and “O” Street Redevelopment Area. It would not be economically feasible for the redeveloper to construct the Project improvements without tax increment financing because the existing site conditions constitute a barrier to development that cannot be adequately remedied without the use of tax increment financing. Existing site conditions include buildings in disrepair and grade and drainage issues. Public investment may assist with the costs of street improvements, site acquisition, site preparation and grading, environmental remediation, demolition, façade enhancements, and other public improvements and enhancements permitted under the Community Development Law in the 48th and “O” Street Redevelopment Area. Public Infrastructure and Community Public Service Needs Impacts: It is not anticipated that the Project will have an adverse impact on existing public infrastructure. In fact, the Project involves the capture of the incremental tax revenues for use for street improvements, among other public infrastructure improvements in the Project Area. It is not anticipated that the Project will have an adverse impact on City services, but instead will generate additional revenue providing support for those services.
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Employment within the Redevelopment Project Area: It is not anticipated that the Project will have an adverse impact on employers and employees of firms locating or expanding within the boundaries of the area of the Project. The business that was operated in the Project Area has closed, resulting in a loss of jobs but for the Project. It is anticipated that the construction of a hotel as well as retail space on the Project Site will result in the creation of an estimated 30 to 40 jobs, although the number created will depend in large part on the types of businesses that are operated by the tenants that lease the retail space. In addition, the hotel constructed as a part of the Project will provide support for the existing business communities along the 48th and “O” Street corridors by creating additional accommodations for employees travelling on business to the 48th and “O” Street Redevelopment Area. Hotel guests will also likely patronize existing businesses in the area. Employment in the City outside the Redevelopment Project Area: The Project is not expected to adversely affect employment in the City outside the 48th and “O” Street Redevelopment Area. Instead, the removal of blight and substandard conditions from the Project Site and the 48th and “O” Street Redevelopment Area is anticipated to strengthen the 48th and “O” Street Redevelopment Area as a center of commerce within the City of Lincoln. It is anticipated that the Project will attract further commercial and retail development, which will create additional jobs in the 48th and “O” Street Redevelopment Area and the City of Lincoln as a whole. The Project should increase the need for services and products from existing businesses in and around the 48th and “O” Street Redevelopment Area.
Other Impacts:
Redevelopment of the Project Site will help prevent further commercial disinvestment in the 48th and “O” Street Redevelopment Area, effectively eliminating and preventing a recurrence of blight and substandard conditions. The Project is consistent with LPlan 2040 and the 48th and “O” Street Redevelopment Plan. The Project should have a positive impact on private sector businesses in the 48th and “O” Street Redevelopment Area and in the City. The Project will strengthen the Redevelopment Area as a center of commerce, which will attract additional private investment in and around the Area. In furtherance of the goals of the 48th and “O” Street Redevelopment Plan, the Project will involve development of a mix of uses, both retail and hospitality, that are supportive of existing businesses within the 48th and “O” street corridors. While the use of tax increment financing will defer receipt of a majority of the incremental ad valorem real property taxes generated by the Project for up to 15 years, there will be additional revenue generated by the Project from, for example, sales taxes generated by guests of the hotel constructed as part of the Project, who will purchase products and services during their stay in the City of Lincoln. Upon completion of the 15 year TIF period, the Project will benefit the community through higher property tax revenue.
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Activities by Sub-Project Areas
The redevelopment activities within each sub-project area are listed in Table 1, below.
Table 1: Redevelopment Activities within Sub-Project Areas Activity Sub-Project Area
Streets and Alleys Completion of 50th Street gap, north of “O” Street Identify access points and close/consolidate drives Dedicate and build public alleys
B
A, B A, B
Sidewalk Repair and Replacement A, B Public Transportation Opportunities A, B Pedestrian/Bicycle Trails A, B Streetscape Beautification A, B Public Utilities
Analysis of and improvements to stormwater sewers, sanitary sewers and water system
Improvements identified in Wastewater TV inspection program Evaluate water mains for firefighting and service needs; identify need for main
extensions and abandonments Abandon services to existing buildings, sewer and wastewater Replace water mains west of 48th and “O” with street widening project Construct solution to stormwater issues north of “O”
A, B
A, B A, B
A, B A, B A, B
Commercial, Mixed-Use Activities South of “O” North of “O”
A B
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25
Exhibit 10 is a Proposed Future Land Use map for the Redevelopment Area. The over-all population density of the Redevelopment Area will generally remain stable.However, If multi-family housing is constructed, density could increase. Land coverageand building density will increase.
Public improvements and redevelopment activities may require construction ease-ments; vacation of street and alley rights-of-way; temporary and permanent relocationof families, individuals and businesses; demolition, disposal/sale of property; and sitepreparation (may include driveway easements; paving driveways, approaches and side-walks outside property line; relocation of overhead utility lines; and rerouting/upgradingof underground utilities; as needed). The processes for these activities include:
StudyBoundary
Exhibit 10: Future Land Use
North
Redevelopment Process
Future Land Use
Property Acquisition The City may acquire the necessary fees,easements, property and covenantsthrough voluntary negotiations (see LandAcquisition Policy Statement, Appendix A).However, if voluntary agreement is not pos-sible, the City may institute eminent domainproceedings. Relocation Relocation may involve the temporary orpermanent relocation of families, individu-als or businesses to complete redevelop-ment activities. Relocation will be com-pleted according to local, state and federalrelocation regulations (see Appendix B,Relocation Assistance). Demolition Demolition will include clearing sites onproperty proposed for public improve-ments; necessary capping, removal orreplacing utilities; site preparation; secur-ing insurance and bonds; and taking othernecessary measures to protect citizensand surrounding properties. Measures tomitigate environmental findings may alsobe necessary, if determined by site test-ing.Redevelopment/Land DispositionAgreement Sub-area projects will include the sale ofland to private developers for redevelop-ment purposes. Developers will be select-ed in an equitable, open and competitiveproposal process using the City's standardselection processes. After the redevelop-er is selected and the city and redevelop-er have created a mutually agreeable pro-posal, they will enter into a formal agree-
Mixed Use Land Use
26
ment. This agreement will specify each party's specific roles and obligations in theimplementation of the project. The negotiated Redevelopment/Land Disposition agree-ment will be subject to public hearing and review and final approval by the City Council.It is anticipated the redevelopment would be able to proceed within 12-18 months ofthe final selection of a redeveloper. Requests for Proposals Architects and engineers will follow the City's standard selection processes to designthe public facilities and improvements. Primary contractors will also be competitivelyselected. The selection process involves issuing a Request for Proposals (RFP).Standard City practices are used for the selection process.
Preliminary estimates of project costs are included in Table 2 and are estimated to be$41,395,000 over 15 years, including public and private expenditures.
The 2025 Lincoln City/Lancaster County Comprehensive Plan (Adopted May 28/29,2002 As Amended through August 10, 2004) represents the local objectives, goals andpolicies of the City of Lincoln. The 48th and "O" Redevelopment Plan was developedto be consistent with the Comprehensive Plan.
The primary burden for revitalization of the Redevelopment Area must be on the privatesector. The City must provide public services and public improvements and participate
Estimated Expenditures
Activity Private SectorExpenditures
Public SectorExpenditures
Streets and Alleys $200,000
Sidewalk Repair/Replacement $ 70,000
PublicTransportation $7,500
StreetscapeBeautification $900,000
Public Utilities $217,500
CommercialActivities $40,000,000
Subtotal $40,000,000 $1,395,000
Table 2: Project Expenditure Summary
Total Private and Public Expenditures: $ 41,395,000
Conformance With Comprehensive Plan
Financing
where necessary in the redevelopmentprocess, but the needs of the area arebeyond the City's capacity to do alone.Financing of proposed improvements willrequire participation by both the privateand public sectors. Where appropriate,the City may participate by providingfinancial assistance for the rehabilitation ofstructures. The development of new com-plexes and the reuse of existing structureswill be the responsibility of the private sec-tor. Sources of funding may include:1. Special Assessments - Business
Improvement Districts2. Private Contributions3. Sale of Land Proceeds (Proceeds
from the sale of land acquired forredevelopment, as identified in theRedevelopment Plan, shall be rein-vested in the Redevelopment Area).
4. Municipal InfrastructureRedevelopment Fund (MIRF)
5. Community Development Block Grants6. Home Investment Partnership Act
(HOME)7. HUD Section 108 Loan Program
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8. Community Improvement (Tax Increment) Financing (Ad Valorem Tax)9. Capital Improvements Program Budget10. Federal and State Grants11. Interest Income12. Advance Land Acquisition Fund - property rights/easements, public facility site
acquisition.13. Brownfields funding
Project activities will be undertaken subject to the limit and source of funding authorizedand approved by the Mayor and City Council.
According to the Community Development Law, any ad valorem tax levied upon realproperty in the redevelopment project for the benefit of any public body shall be divid-ed, for a period not to exceed 15 years after the effective date of such provision, by thegoverning body as follows:
• That portion of the ad valorem tax which is produced by the levy at the rate fixedeach year by or for each such public body upon the redevelopment project valua-tion shall be paid into the funds of each such public body in the same proportion asare all other taxes collected by or for the body; and
• That portion of the ad valorem tax on real property in the redevelopment project inexcess of such amount, if any, shall be allocated to and, when collected, paid into aspecial fund of the authority to be used solely to pay the principal of, the interest on,and any premiums due in connection with the bonds of, loans, notes, or advancesof money to, or indebtedness incurred by, whether funded, refunded, assumed, orotherwise, such authority for financing or refinancing, in whole or in part, the rede-velopment project. When such bonds, loans, notes, advances of money, or indebt-edness, including interest and premiums due, have been paid, the authority shall sonotify the county assessor and county treasurer and all ad valorem taxes upon tax-able real property in such a redevelopment project shall be paid into the funds ofthe respective public bodies.
The effective date for the Community Improvement Financing provisions of The 48thand "O" Street Redevelopment Plan for each Sub Project is declared to be the daterehabilitation, acquisition, or redevelopment of substandard and blighted property in thesub-project area first commences.
Impact FeesImpact Fees Redevelopment will be subject to impact fees. However, since buildingswill likely be demolished, Lincoln Municipal Code §27.82.050 (7) states:
In the case of a demolition or termination of an existing use or structure, theimpact fee for future redevelopment of that site shall be based upon the netincrease in the impact fee for the new or proposed land use as compared to theprevious use. Credit for the prior use shall not be transferable to another loca-tion, except that if the old location was acquired by the City for use for an ImpactFee Facility and will not be redeveloped, the City will receive a credit againstfuture impact fees equal to the impact fee that would have been assessed againstthe relocated use which may be transferred by the City to a community redevel-opment project in another location within the same benefit area.
28
Appendix ALand Acquisition Policy Statement
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A-2
LAND ACQUISITION POLICY STATEMENTI. ADMINISTRATIVE ORGANIZATION FOR LAND ACQUISITION OPERATIONS
A. All land acquisition functions, including negotiations and closings, will be performed by the City ofLincoln, or its agents. The conduction of condemnations will be performed by the Legal Counsel forthe City. The staff is experienced and capable in the conduct of acquisition programs.
B. The City of Lincoln approved land acquisition policies and procedures within the limits prescribed bythe statutes of the State of Nebraska. Each individual property purchase, and the disbursement ofpayment, therefore, is approved by the Mayor. Condemnation proceedings are instituted by the CityLaw Department only after all efforts to reach a negotiated settlement have failed. Legal services willbe performed by the Legal Counsel for the City.
II. POLICIESA. Real Estate appraisals are made by staff or selected fee appraisers. Second real estate appraisals, if
required, may also be by fee appraisers.The following are policies for Real Property Acquisition:1. Every reasonable effort will be made to expeditiously acquire real property by negotiation.2. Real property will have separate appraisals before initiation of negotiations and the owner, or his
representative, will be given the opportunity to accompany the appraisers on their inspection tourof the property.
3. Before initiation of negotiations for real property, the City's Reviewing Appraiser will establish anamount considered to be just compensation and the City shall make prompt effort to acquire theproperty for that amount.a. The established amount shall not be less than the approved appraisal of fair market value for
the property.b. Any decrease or increase in the fair market value of the property, prior to the date of valuation,
caused by public improvement; by physical deterioration within reasonable control of the owner,has been disregarded by the City and by the Appraisers in making the determination of fairmarket value.
c. The City's negotiator shall provide the owner with a written statement summarizing the basis forthe amount established as just compensation. Where appropriate, compensation for propertyacquired and for damages to any remaining real property shall be separately stated.
4. No owner shall be required to surrender possession until the City of Lincoln pays the agreed pur-chase price, or deposits with the Court the amount of award determined by the CondemnationAppraisers.
5. Improvements will be scheduled so the owner or tenant shall receive a minimum 90 days writtennotice before having to move. Every effort will be made by the City to provide such notice as isrequired without undue hardship to the owner or tenant. (This is applicable to total acquisition ofproperty.)
6. If Owner or Tenant is permitted to rent property, the amount of rent shall not exceed fair rentalvalue of subject property.
7. The City of Lincoln will not take any action coercive in nature to compel an agreement on price forproperty.
8. If acquisition must be by eminent domain, the City of Lincoln shall institute formal condemnationproceedings. The City shall not intentionally make it necessary for the owner to institute legal pro-ceedings to prove fact of taking of his real property.
9. If the owner feels the City of Lincoln's offer does not represent the true value of his property, he
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may refuse to accept it. He should then provide evidence concerning value, or damage, that war-rants a change in the City's determination of just compensation. Should the City determine theadditional information is valid, the price will be adjusted accordingly.
10. If as a result of the real estate acquisition there is a portion of your property which is considered bythe City of Lincoln to be an uneconomic remnant, you have the right to request an offer from theCity of Lincoln to acquire the remnant.
B. Owner will be reimbursed for the following expenses incidental to conveyance of real property:1. Recording fee, transfer taxes and similar expenses.2. Penalty cost for repayment of any pre-existing recorded mortgage encumbering real property, pro-
vided the mortgage was entered into in good faith.3. Pro-rate portion of real property taxes paid which are allocable to a period subsequent to date of
vesting title, or effective date of possession, whichever is earlier.4. The cost of abstract continuation and/or evidence of assurance of title.5. Litigation expenses such as legal, appraisal, engineering fees, etc., when:
a. Court determines that condemnation was unauthorized.b. City of Lincoln abandons a condemnation.c. Property owner brings inverse condemnation action and obtains award of compensation.
C. If a separate fixture appraisal is obtained, it shall contain the following immovable fixtures and personalproperty:1. Determination of division of appraisal coverage, enumerating and classifying improvements in-
place.2. Appraisal of improvable fixtures, correlating their findings with both real estate appraisers.
D. All appraisal contracts shall provide terms and conditions and fix the compensation for expert witness-es. These services will be utilized by the City of Lincoln to the extent necessary.
E. Both real estate acquisition appraisals and immovable fixture appraisals will be reviewed by the CityAppraisal Staff. All appraisals will be reasonable free of error and conferences with appraisers willascertain that methods of approach and documentation are compatible, with no elements of valuebeing omitted from consideration. City staff will conduct relocation interviews to verify ownership ofcertain fixtures and personal property claimed. Said claims will then be checked against existing leas-es and through interviews with fee owners.
F. Preparation for acquisition includes:1. Preliminary title information supplied by local abstract companies; contents reviewed and entered
in individual parcel folios.2. Individual parcel folios prepared; chronological activity indexed and all pertinent historical informa-
tion entered.3. Basic forms of Real Estate Agreement (real estate, personal property and fixtures) reflecting policy
for negotiations to acquire all classifications of property.4. Closing methods and policy determined.5. Policy for possession, property management, salvage and demolition, timetable of activities pre-
pared.6. Closing statement form prepared together with such internal administration forms for notice to vari-
ous units of inspection, accounting, property management, finance and legal counsel as may berequired.
7. Information letters prepared for distribution to all owners and tenants.8. Deed forms for conveyance of real estate, bill of sale forms for personal property, and condemna-
tion forms for eminent domain procedure prepared.
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(NOTE: Paragraphs G, H, and portions of I cover items of notice, relocation assistance, etc., relating to totalproperty acquisitions as well as general policies.)
G. The "single offer" system for acquisition will be utilized in all negotiations. The City will establish fairmarket value and be prepared to justify and substantiate the determination in the event it is chal-lenged. Staff will present and explain forms, terms and conditions of purchase in personal interviewswith each property owner and tenants. The date of this interview will establish the beginning of negoti-ations which regulates many relocation payments.For the purpose of all negotiated transactions, the City will require conveyance of real estate byWarranty Deed or deed instrument sufficient to place marketable title in the City of Lincoln. Standardforms of such instruments conforming to Nebraska Law are on hand and will be used in every case.Each owner executing a Real Estate Agreement should furnish a current abstract of title as specified insaid offer. Legal Counsel for the City will render an opinion of the condition of said title, and upondetermination that in his opinion said title appears merchantable, will assist with the closing process.Title to all property will be vested in the City of Lincoln on the date of closing, which will also be thedate of payment of the purchase price and the date of conveyance instruments. The City of Lincolnshall have the right to possession within 90 days of closing date, (or 90 days from date of writtennotice if later than closing date), or as provided in the Real Estate Agreement. A statement by aresponsible City Official, resulting from an inspection of the property acquired, will be contained ineach acquisition folio. This statement will precede payment and closing and must determine that allproperty purchased is present and in place in substantially the condition as of the date appraised.
H. Immovable items attached to the Real Property, that would incur substantial economic damage ifremoved, will be negotiated for and acquired at the appraised value-in-place for continued use in thepresent location. A "Single Offer" at the maximum price will be offered the owner of such property, butif the owner elects to move any such appraised item it will be relocated rather than acquired and theappraised amount deducted. Until the business to be displaced has definitely located a relocation site,it is almost impossible to determine whether certain process fixtures can be relocated or should beacquired by the City of Lincoln. When such fixtures have been acquired, paid for, and a bill of saleconveyed, and the seller then finds it would have been desirable to have relocated them, it shall be theCity of Lincoln's policy to reconvey such items to the original owner in return for the exact amount ofvalue-in-place price paid for them, and then pay for their relocation. Under no circumstances will fix-tures sold back to the original owner by the City of Lincoln be at salvage value, or any amount lessthan that paid for them. Generally, the terms and conditions of existing leases and pre-acquisitionconferences with owners and tenants by all appraisers and City Staff will have clarified ownership.
NOTE: Process utilities that are service entrances and concealed utilities are ineligible for compen-sation as relocation expenses and will be treated as immovable fixtures. The utilities listed by thefixture appraiser as "Eligible for Relocation" formerly would have been compensated in relocationfor those items. Therefore, process utilities are appraised even though eligible for relocation com-pensation. However, the claimant may still enter a claim for payment for replacement of those eli-gible utilities at the new location providing the appraised value-in-place of the claimed utilities isdeducted from the relocation claim.Immovable fixtures and process utilities not appraised will be handled through the direct loss ofproperty process. It is expected that claims for severance damages caused by partial taking willbe minimal.All fixtures and improvements appraised and acquired become the property of the City of Lincolnas clarified in the Real Estate Agreement and may not be removed by any other than authorizedpersonnel or the demolition contractor.
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I. Upon thoroughly exhausting every avenue of negotiation available, the City of Lincoln will direct theirLegal Counsel to prepare for the appropriation of all property to be acquired through eminent domainproceedings. Such petitions will be drafted by the Legal Counsel clearly defining the property to beacquired and the ownership thereof, land, improvements, immovable and movable property (if any)located therein, with such particularity that the petitions and the resulting action of the condemnationappraisers, or district court appeals, will clearly establish such ownership and rights to compensation.Owner-Occupants of dwelling units that may be eligible for the Replacement Housing Payment will bemade aware that the award received through eminent domain proceedings (excluding interest thereon,or consequential damages), determined by the condemnation appraisers, or by District Court willbecome the basis for any Replacement Housing Payment to be claimed. Immediately precedingpreparation of petitions, preliminary title information will be updated. Fee appraisals and fixtureappraisals will be reviewed.To the extent necessary, a reinspection of each property to be condemned will be conducted by theappraisers to determine that the property, on the date of taking, is in substantially the same conditionas it was on the date of their original appraisal and that their opinions of value, therefore, hold true asof the date of taking. Each appraiser's testimony may then be presented to the condemnation apprais-ers and, in case an appeal is filed, to the District Court.The City of Lincoln will not require any owner to surrender the right to possession of his property untilthe City pays or causes to be paid, to the Lancaster County Court the amount due each interestacquired for the taking thereof as determined by the condemnation. Immediately following the deter-mination of the amount of the condemnation award for the property, or each separate interest thereintaken, the City will direct that payment to be made in an amount equal to the City's offer by theissuance of warrants drawn in favor of those entitled thereto to the County Court of Lancaster County,Nebraska, for payment of the condemnation appraiser's fees connected with the taking. Uponapproval of the City's Legal Counsel, such warrants shall be deposited with the County Court and willrepresent full compensation for the property taken, subject to appeal to District Court. In any event,title to the property rests with the City of Lincoln as of the date of payment of the condemnation award,as does the right to possession thereof within 90 days of said date, provided compensation due hasbeen paid as prescribed and proper notice given.Nebraska statutes provide a 30-day period from the award of condemnation during which an appealcan be filed by either party. Acceptance of the award deposited with the County Court extinguishesthe right of appeal as to that particular party. In the event an award is not claimed and no appeal isfiled during the statutory period, the right to appeal is barred and the County Judge immediately caus-es the condemnation papers to be recorded in the records and transfer books of Lancaster County,Nebraska.In case an appeal is filed, the County Judge forwards copies of all pertinent papers to the Clerk ofDistrict Court for subsequent trial and determination of the damages in the condemnation appealedfrom. At that point, the City of Lincoln, with or without the consent of condemnee, may petition theDistrict Court to order payment immediately of the award appealed from, thereby reducing interestcosts on the award while the case is being prepared and subjected to trial.Although title and right to possession is vested in the City of Lincoln as of the date of payment of thecondemnation award, no lawful occupant of property taken will be required to surrender possessionwithout at least 90 days written notice (a separate notice in addition to the notice of condemnation)from the City of Lincoln stating the date on which possession will be required. Terms and conditionsfor temporary rental of condemned property for owner-occupants and tenants are detailed in the proj-ect property management policy.District Court trial of all condemnation awards appealed will be defended by the City of Lincoln's LegalCounsel utilizing the services of contract appraisers as expert witnesses for the City. Compensationfor witness services is provided for in existing appraisal contracts. After condemnation suits, awardsand appeals therefrom have been filed, agreements as to value may be entered into by stipulation.Appeal cases will be diligently prosecuted to bring the case to trial and judgment in the shortest time
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possible and necessary for the preparation of an adequate defense. In this manner, and with the courtdirected partial payments of awards outlined previously, interest and court costs will be held to a mini-mum level.In most instances, the sale of privately-owned property to the City of Lincoln for public purposes isconsidered "involuntary conversion" by the Internal Revenue Service, and the owner may not have topay capital gains tax on any profit from the sale of the property to the City of Lincoln, if the money isreinvested in similar property within two years. Internal Revenue Service Publication 549, entitled"Condemnations of Private Property for Public Use", is available from the IRS. It explains how the fed-eral income tax applies to gains or loses resulting from the condemnation of property, or its sale underthe threat of condemnation, for public purposes. IRS Publication 17, "Your Federal Income Tax", avail-able from the IRS contains similar guidance. The owner is advised to discuss his particular circum-stances with his personal tax advisor or local IRS office. State income tax considerations should alsobe discussed as appropriate.
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A-8
Appendix BRelocation Assistance
B-1
B-2
Intr
oduc
tion
One
of t
he u
nfor
tuna
te, b
ut s
omet
imes
unav
oida
ble,
con
sequ
ence
s of
a m
od-
ern,
pro
gres
sive
nat
ion
is th
e ne
ces-
sary
dis
plac
emen
t of a
com
para
tivel
ysm
all p
erce
ntag
e of
the
popu
latio
n fo
rth
e gr
eate
r goo
d of
the
who
le.
If yo
u ar
e re
quire
d to
mov
e as
the
resu
lt of
a p
ublic
ly-fi
nanc
ed c
onst
ruc-
tion
proj
ect,
you
may
be
elig
ible
for
relo
catio
n as
sist
ance
, adv
isor
y se
rvic
esan
d pa
ymen
ts p
rovi
ded
by fe
dera
l and
stat
e la
w.
It is
the
polic
y of
fede
ral a
nd s
tate
gov
-er
nmen
t tha
t dis
plac
ed p
erso
ns s
hall
rece
ive
fair
and
hum
ane
treat
-m
ent,
and
shal
l not
suf
fer u
nnec
essa
rily
as a
resu
lt of
pro
gram
sde
sign
ed fo
r the
ben
efit
of th
e pu
blic
as
a w
hole
.Th
is b
roch
ure
cont
ains
onl
y ge
nera
l inf
orm
atio
n de
sign
ed to
acq
uain
tyo
u w
ith a
vaila
ble
relo
catio
n se
rvic
es a
nd b
enef
its.
The
relo
catio
nag
ent f
rom
the
City
of L
inco
ln w
ill b
e ha
ppy
to e
xpla
in th
em in
det
ail.
MOV
ING
VAN
City
of L
inco
lnH
ousi
ng R
ehab
ilita
tion
& R
eal E
stat
e D
ivis
ion
808
PSt
reet
, Sui
te 4
00Li
ncol
n, N
E 6
8508
402-
441-
7569
4
02-4
41-8
617
urba
ndev
@ci
.linc
oln.
ne.u
s
Tabl
e of
Con
tent
sTh
e B
asic
Ste
ps .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. .1
Impo
rtant
Def
initi
ons
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. .2
Rel
ocat
ion
Ass
ista
nce
Adv
isor
y S
ervi
ces
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
.3R
esid
entia
l Mov
ing
Pay
men
ts .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .4
Mov
ing
Cos
t Sch
edul
e .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. .5
Rep
lace
men
t Hou
sing
Pay
men
ts .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .5
Ow
ner O
ccup
ants
of 1
80 D
ays
or M
ore
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. .7
Pur
chas
e S
uppl
emen
t .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. .7
Rei
mbu
rsem
ent f
or O
ther
Cos
ts .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
.8In
crea
sed
Inte
rest
Cos
t .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
.9In
cide
ntal
Exp
ense
s .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
.9P
rope
rty T
ax In
crea
se .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. .9
Ow
ner O
ccup
ants
and
Ten
ants
of 9
0 D
ays
or M
ore
. . .
. . .
. . .
. . .
. . .
.10
Ow
ner O
ccup
ants
of 9
0 - 1
79 D
ays
& T
enan
ts o
f 90
Day
s or
Mor
e . .
. .1
2N
on-R
esid
entia
l Mov
ing
Cos
t Rei
mbu
rsem
ents
. . .
. . .
. . .
. . .
. . .
. . .
. . .
.13
Mov
ing
Exp
ense
s .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. .14
Sea
rchi
ng E
xpen
ses
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
.14
Act
ual D
irect
Los
s of
Tan
gibl
e P
erso
nal P
rope
rty .
. . .
. . .
. . .
. . .
. . .
. .15
Re-
esta
blis
hmen
t Exp
ense
s .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .1
5In
elig
ible
Exp
ense
s .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
.16
Fixe
d P
aym
ent
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. .1
6Yo
ur R
ight
of A
ppea
l . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. .1
7M
isce
llane
ous
Info
rmat
ion
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
18
B-3
8.O
wne
rshi
p of
the
prop
erty
will
tran
sfer
to th
e ac
quiri
ng a
genc
y,ei
ther
thro
ugh
agre
emen
t or b
y em
inen
t dom
ain
proc
edur
es.
(Ifyo
u ar
e st
ill in
occ
upan
cy, y
ou w
ill n
ow p
ay y
our r
ent t
o th
eag
ency
.)9.
Adv
ance
relo
catio
n pa
ymen
ts w
ill b
e re
adie
d, if
nec
essa
ry.
10.
Mov
e to
the
repl
acem
ent.
11.
Fina
l rel
ocat
ion
paym
ents
will
be
mad
e.
Impo
rtan
t Def
initi
ons
Acq
uirin
g A
genc
y Th
is c
an b
e th
e C
ity o
f Li
ncol
n, N
ebra
ska
or a
nyot
her
coun
ty, m
unic
ipal
or
polit
ical
sub
divi
sion
of t
he S
tate
of N
ebra
ska
havi
ng th
e au
thor
ity to
acq
uire
priv
ate
prop
erty
for p
ublic
use
. Th
e re
lo-
catio
n pr
ogra
m f
or t
he C
ity o
f Li
ncol
n’s
proj
ects
is a
dmin
iste
red
by t
heH
ousi
ng R
ehab
ilita
tion
& R
eal E
stat
e D
ivis
ion
of th
e U
rban
Dev
elop
men
tD
epar
tmen
t. P
oliti
cal s
ubdi
visi
ons
may
adm
inis
ter t
heir
own
prog
ram
s or
may
con
tract
for t
hat s
ervi
ce.
Bus
ines
sA
ny la
wfu
l act
ivity
, exc
ept a
farm
ope
ratio
n, c
ondu
cted
prim
a-ril
y fo
r: th
e pu
rcha
se, s
ale,
leas
e an
d re
ntal
of p
erso
nal a
nd re
al p
rope
r-ty
; or f
or th
e m
anuf
actu
re, p
roce
ssin
g, o
r mar
ketin
g of
an
artic
le o
f com
-m
erce
; or
for
the
sale
of s
ervi
ces
to th
e pu
blic
; or
for
an o
utdo
or a
dver
-tis
ing
disp
lay
whe
n fo
rced
to m
ove.
Dis
plac
ed P
erso
nA
ny in
divi
dual
, fam
ily, b
usin
ess,
farm
or a
ssoc
iatio
nth
at m
oves
from
real
pro
perty
or m
oves
thei
r per
sona
l pro
perty
from
real
prop
erty
as
a re
sult
of a
ctio
ns b
y a
gove
rnm
enta
l age
ncy.
Th
is c
an b
eas
a d
irect
resu
lt of
: a
writ
ten
notic
e of
inte
nt to
acq
uire
, the
neg
otia
tions
for t
he a
cqui
sitio
n of
, or t
he re
habi
litat
ion
or d
emol
ition
of s
uch
real
pro
p-er
ty.
Fam
ilyTw
o or
mor
e in
divi
dual
s liv
ing
toge
ther
in a
sin
gle
fam
ily d
wel
ling
unit,
eith
er re
late
d or
by
mut
ual c
onse
nt.
Farm
The
term
“far
m o
pera
tion”
mea
ns a
ny a
ctiv
ity c
ondu
cted
sol
ely
orpr
imar
ily fo
r the
pro
duct
ion
of o
ne o
r mor
e ag
ricul
tura
l pro
duct
s or
com
-m
oditi
es, i
nclu
ding
tim
ber,
for
sale
and
hom
e us
e, a
nd c
usto
mar
ily p
ro-
duci
ng s
uch
prod
ucts
or c
omm
oditi
es in
suf
ficie
nt q
uant
ity to
be
capa
ble
of c
ontri
butin
g m
ater
ially
to th
e op
erat
or’s
sup
port.
Initi
atio
n of
Neg
otia
tions
This
term
mea
ns th
e da
te th
e C
ity o
f Lin
coln
deliv
ers
to th
e ow
ner o
f the
real
pro
perty
a w
ritte
n of
fer f
or th
e pu
rcha
seof
pro
perty
, or a
not
ice
of it
s in
tent
to a
cqui
re s
uch
real
pro
perty
.Sm
all B
usin
ess
Abu
sine
ss h
avin
g at
leas
t one
, but
not
mor
e th
an 5
00em
ploy
ees
wor
king
at t
he s
ite b
eing
acq
uire
d by
the
City
of L
inco
ln.
2
B-4
Rel
ocat
ion
Ass
ista
nce
Adv
isor
y Se
rvic
esA
ny p
erso
n, fa
mily
, bus
ines
s or
farm
dis
plac
ed b
y a
proj
ect s
hall
beof
fere
d re
loca
tion
assi
stan
ce s
ervi
ces
for t
he p
urpo
se o
f loc
atin
g a
suita
ble
repl
acem
ent p
rope
rty.
Rel
ocat
ion
serv
ices
are
pro
vide
d by
qual
ified
per
sonn
el e
mpl
oyed
by
the
City
of L
inco
ln. I
t is
thei
r goa
l and
desi
re to
be
of s
ervi
ce to
you
, and
ass
ist i
n an
y w
ay p
ossi
ble
to h
elp
you
succ
essf
ully
relo
cate
.Yo
ur re
loca
tion
agen
t will
pro
vide
you
with
ass
ista
nce
suffi
cien
t to
mee
t you
r nee
ds.
You
will
be
assi
sted
in c
ompl
etin
g ap
plic
atio
nan
d cl
aim
form
s fo
r pay
men
ts a
ndal
l rel
evan
t fin
anci
al in
form
atio
nco
ncer
ning
repl
acem
ent h
ousi
ngw
ill b
e ex
plai
ned.
Eve
ry d
ispl
aced
pers
on w
ill b
e of
fere
d as
sist
ance
inor
der t
o m
inim
ize
hard
ship
s en
coun
tere
d in
sea
rchi
ng fo
r and
loca
ting
a de
cent
, saf
e, a
nd s
anita
ry re
plac
emen
t pro
perty
. Th
is in
clud
estra
nspo
rtatio
n to
insp
ect h
ousi
ng w
hich
we
have
refe
rred
to y
ou, i
f you
need
it.
If yo
u ha
ve a
spe
cial
pro
blem
, you
r age
nt w
ill m
ake
ever
y ef
fort
tose
cure
the
serv
ices
of o
ther
pub
lic a
nd p
rivat
e ag
enci
es in
you
r com
-m
unity
whi
ch a
re e
quip
ped
to h
elp
you.
So
plea
se m
ake
your
nee
dskn
own
to y
our a
gent
. If
the
agen
t can
’t pe
rson
ally
hel
p yo
u w
ith a
spec
ific
prob
lem
, per
haps
he
or s
he c
an fi
nd s
omeo
ne w
ho c
an h
elp.
No
one
will
be
requ
ired
to m
ove
from
thei
r exi
stin
g dw
ellin
g fo
r at l
east
90 d
ays
afte
r a d
ecen
t, sa
fe a
nd s
anita
ry re
plac
emen
t dw
ellin
g ha
sbe
en m
ade
avai
labl
e to
them
. If
dece
nt, s
afe
and
sani
tary
hou
sing
isno
t ava
ilabl
e, th
e C
ity o
f Lin
coln
will
take
wha
teve
r ste
ps a
re n
eces
-sa
ry to
pro
vide
hou
sing
thro
ugh
thei
r Las
t Res
ort H
ousi
ng m
etho
ds.
Rem
embe
r - y
our a
gent
is th
ere
to h
elp
and
advi
se y
ou; b
e su
re to
mak
e fu
ll us
e of
thei
r ser
vice
s. D
on’t
hesi
tate
to a
sk q
uest
ions
, and
be s
ure
you
unde
rsta
nd fu
lly a
ll of
you
r rig
hts
and
relo
catio
n be
nefit
s.D
o no
t mov
e un
til y
ou h
ave
cont
acte
d yo
ur r
eloc
atio
n ag
ent o
rar
e gi
ven
an o
ffici
al n
otic
e to
vac
ate
the
prem
ises
.
3
4
Res
iden
tial M
ovin
g Pa
ymen
ts
Dis
plac
ed in
divi
dual
s an
d fa
mili
es m
ay c
hoos
e to
be
paid
on
the
basi
sof
act
ual,
reas
onab
le m
ovin
g co
sts
and
rela
ted
expe
nses
, or a
ccor
ding
to a
fixe
d m
ovin
g co
st s
ched
ule.
How
ever
, to
assu
re y
our e
ligib
ility
and
prom
pt p
aym
ent o
f mov
ing
expe
nses
, you
sho
uld
cont
act t
he re
lo-
catio
n ag
ent f
rom
the
City
of L
inco
ln b
efor
e yo
u m
ove.
You
can
choo
se fr
om e
ither
:
Com
mer
cial
Mov
e1.
You
hire
the
mov
er.
2.Yo
u pa
y th
e bi
lls.
3.W
e re
imbu
rse
you.
OR
Mov
e Yo
urse
lf1.
Am
ount
is b
ased
on
num
ber o
f roo
ms
(see
Mov
ing
Cos
t Sch
edul
e).
2.N
o re
ceip
ts re
quire
d.If
you
hire
a c
omm
erci
al m
over
, act
ual r
easo
n-ab
le m
ovin
g ex
pens
esm
ay b
e re
imbu
rsed
.C
erta
in o
ther
exp
ense
s ar
e al
so re
imbu
rsab
le if
the
City
of
Linc
oln
dete
rmin
es t
hat
such
cos
tsar
e ne
cess
ary,
suc
h as
tran
spor
tatio
n co
sts
to th
e ne
w lo
catio
n, te
mpo
-ra
ry q
uarte
rs, s
tora
ge o
f per
sona
l pro
perty
, ins
uran
ce c
osts
whi
le p
er-
sona
l pro
perty
is in
sto
rage
or t
rans
it, re
conn
ectio
n of
util
ities
, and
oth
erre
late
d co
sts.
Yo
ur e
xpen
ses
mus
t be
rea
sona
ble
and
supp
orte
d by
rece
ipte
d bi
lls.
Rei
mbu
rsem
ent i
s al
so li
mite
d to
a 5
0-m
ile m
ovin
g di
s-ta
nce
in m
ost c
ases
. B
efor
e ta
king
this
opt
ion
you
mus
t sub
mit
to u
s at
leas
t tw
o co
mpe
titiv
e bi
ds fr
om q
ualif
ied
com
mer
cial
mov
ers.
If
you
mov
e yo
urse
lf, y
ou w
ill b
e pa
id o
n th
e ba
sis
of th
e m
ovin
g co
stsc
hedu
le.
Mov
ing
cost
sch
edul
es a
re p
repa
red
to p
rovi
de a
dequ
ate
reim
burs
emen
t for
you
r mov
ing
expe
nses
. Th
e am
ount
of t
he p
aym
ent i
sba
sed
on th
e nu
mbe
r of r
oom
s in
you
r dw
ellin
g. I
f you
cho
ose
this
opt
ion,
your
exp
ense
s ne
ed n
ot b
e su
ppor
ted
by re
ceip
ted
bills
. Und
er th
is o
ptio
nyo
u w
ill no
t be
elig
ible
for r
eim
burs
emen
t of r
elat
ed e
xpen
ses.
Per
sons
mov
ing
from
a ro
omin
g or
dor
mito
ry ty
pe s
ituat
ion,
and
who
have
a m
inim
al a
mou
nt o
f per
sona
l pos
sess
ions
, will
be li
mite
d to
a to
tal
mov
ing
paym
ent o
f $50
. Thi
s am
ount
als
o ap
plie
s to
any
one
who
sem
ove
is p
erfo
rmed
by
the
City
of L
inco
ln a
t no
cost
to th
e pe
rson
.
MIG
HTY
MO
VER
S
HANDL
E
WIT
H CA
RE
HANDL
E
WIT
H CA
RE
FRAGILE
B-5
5
Pres
ent
Dw
ellin
gR
epla
cem
ent
Dw
ellin
g
are
subs
tant
ially
the
sam
e
and
Mov
ing
Cos
t Sch
edul
eO
ccup
ant P
rovi
des
Furn
iture
Num
ber o
f Roo
ms
of F
urni
ture
Eac
h A
dd’l
12
34
56
78
Roo
m
$345
$485
$620
$760
$865
$965
$1,0
70$1
,175
$105
Occ
upan
t Doe
s N
ot P
rovi
de F
urni
ture
Firs
t Roo
mE
ach
Add
ition
al R
oom
$275
$35
Rep
lace
men
t Hou
sing
Paym
ents
Rep
lace
men
t Hou
sing
Pay
men
ts a
re to
com
pens
ate
the
disp
lace
d pe
r-so
n fo
r inc
reas
es in
hou
sing
cos
ts c
ause
d by
acq
uisi
tion
of th
eir
dwel
ling.
The
se p
aym
ents
repr
esen
t the
diff
eren
ce b
etw
een
the
acqu
i-si
tion
cost
of y
our p
rese
nt d
wel
ling
and
the
purc
hase
pric
e of
a c
om-
para
ble
dwel
ling
chos
en b
y th
e C
ity o
f Lin
coln
, or o
f the
repl
acem
ent
dwel
ling
you
occu
py, w
hich
ever
is le
ss. A
com
para
ble
repl
acem
ent
dwel
ling
mea
ns th
at y
our p
rese
nt d
wel
ling
and
your
repl
acem
ent
dwel
ling
are
subs
tant
ially
the
sam
e.
Aco
mpa
rabl
e re
plac
emen
t dw
ellin
g is
func
tiona
lly e
quiv
alen
t and
sub
-st
antia
lly th
e sa
me
as th
e or
igin
al d
wel
ling
acqu
ired,
rega
rdin
g th
enu
mbe
r of r
oom
s, a
rea
of li
ving
spa
ce, c
onst
ruct
ion,
age
and
con
di-
tion.
It m
ust b
e lo
cate
d in
an
area
with
com
para
ble
publ
ic u
tiliti
es,
publ
ic a
nd c
omm
erci
al fa
cilit
ies.
It m
ust b
e re
ason
ably
acc
essi
ble
toyo
ur p
lace
of e
mpl
oym
ent a
nd a
dequ
ate
to a
ccom
mod
ate
your
nee
ds.
6
It m
ust b
e lo
cate
d in
an
equa
l or b
ette
r nei
ghbo
rhoo
d an
d w
ithin
you
rfin
anci
al m
eans
. A
com
para
ble
repl
acem
ent d
wel
ling
mus
t als
o be
avai
labl
e on
the
open
mar
ket a
nd b
e fa
ir ho
usin
g, o
pen
to a
ll pe
rson
sre
gard
less
of r
ace,
col
or, r
elig
ion,
sex
or n
atio
nal o
rigin
. A
com
para
ble
repl
acem
ent d
wel
ling
mus
t als
o be
dec
ent,
safe
and
sani
tary
. Ofte
n re
ferr
ed to
a "D
SS
hou
sing
," de
cent
, saf
e an
d sa
nita
ryho
usin
g m
eets
all
of th
e m
inim
um re
quire
men
ts e
stab
lishe
d by
regu
la-
tion
and
conf
orm
s to
loca
l hou
sing
code
s an
d or
dina
nces
for e
xist
-in
g st
ruct
ures
.
The
kind
s of
Rep
lace
men
t Hou
sing
Pay
men
ts th
at y
ou m
ay b
e el
igib
lefo
r dep
ends
on
whe
ther
you
are
an
owne
r or t
enan
t and
how
long
you
have
live
d in
the
prop
erty
bei
ng a
cqui
red
prio
r to
nego
tiatio
ns. T
here
are
thre
e ca
tego
ries
of p
aym
ents
:O
Ow
ner
Occ
upan
ts o
f 180
Day
s or
Mor
eO
Ow
ner
Occ
upan
ts &
Ten
ants
of 9
0 D
ays
or M
ore,
and
OO
wne
r O
ccup
ants
of 9
0 - 1
79 D
ays
& T
enan
ts o
f 90
Day
s or
Mor
e.
KIT
CH
EN:
- H
ot &
Col
d W
ater
- S
ewag
e S
yste
m
- C
onne
ctio
ns fo
rSt
ove,
Ref
riger
ator
Suf
ficie
nt n
umbe
r of
room
s &
livi
ng a
rea
Vent
ilate
d
Ade
quat
e &
Saf
e
Ele
ctric
Sys
tem
Drin
king
Wat
er
Dry
Free
of P
estsAd
equa
te H
eat f
or 7
0N
BAT
HR
OO
M:
-W
ell-l
ight
ed-
Vent
ilate
d-
Hot
& C
old
Wat
er-
Bat
htub
or S
how
er-
Toile
t -
Priv
acy
Stru
ctur
ally
Sou
nd
For t
he H
andi
capp
ed: F
ree
ofan
y ba
rrie
rs w
hich
wou
ld p
reve
ntre
ason
albe
ingr
ess,
egr
ess
or u
se.
Saf
e,U
nobs
truct
edE
gres
s
Wea
ther
Tig
ht
In G
ood
Repa
ir
7
OO
wne
r O
ccup
ants
of 1
80 D
ays
or M
ore
Purc
hase
Sup
plem
ent
If yo
u ar
e an
ow
ner a
nd h
ave
occu
pied
you
r hom
e fo
r 180
day
s or
mor
e im
med
iate
ly p
rior t
o th
e in
itiat
ion
of n
egot
iatio
ns fo
r the
acq
uisi
-tio
n of
you
r pro
perty
, you
may
be
elig
ible
for a
pur
chas
e su
pple
men
t- i
n ad
ditio
n to
the
acqu
isiti
on p
rice
of y
our p
rope
rty. T
his
purc
hase
supp
lem
ent c
anno
t exc
eed
$22,
500
for a
ll co
sts
nece
ssar
y to
pur
-ch
ase
a co
mpa
rabl
e D
SS
repl
acem
ent d
wel
ling.
The
City
of L
inco
lnw
ill c
ompu
te th
e m
axim
um p
aym
ent y
ou a
re e
ligib
le to
rece
ive,
atte
mpt
ing
to b
alan
ce th
e sc
ale
illus
trate
d be
low
.To
qua
lify
for t
his
supp
lem
enta
l pay
men
t, yo
u m
ust p
urch
ase
and
occu
py a
DS
S re
plac
emen
t dw
ellin
g w
ithin
one
yea
r afte
r the
latte
r of:
1.th
e da
te y
ou re
ceiv
e fin
al p
aym
ent f
or th
e ac
quire
d dw
ellin
g or
,2.
in th
e ca
se o
f con
dem
natio
n, th
e da
te th
e re
quire
d am
ount
isde
posi
ted
in th
e co
urt.
For
Exam
ple.
..A
ssum
e th
at th
e C
ity o
f Lin
coln
pur
chas
ed y
our p
rope
rty fo
r $35
,000
.A
fter a
thor
ough
stu
dy o
f all
avai
labl
e de
cent
, saf
e an
d sa
nita
rydw
ellin
gs o
n th
e op
en m
arke
t com
para
ble
to y
our d
wel
ling,
the
City
of
Linc
oln
mad
e th
e de
term
inat
ion
that
a re
plac
emen
t pro
perty
will
cos
tyo
u $4
0,00
0. T
he C
ity w
ill p
ay y
ou a
max
imum
repl
acem
ent h
ousi
ngpa
ymen
t of $
5,00
0 if
you,
in fa
ct, p
urch
ase
a re
plac
emen
t pro
perty
cost
ing
$40,
000
or m
ore.
If y
our p
urch
ase
pric
e ex
ceed
s $4
0,00
0,yo
u m
ust p
ay th
e di
ffere
nce
in e
xces
s of
$5,
000.
For
exa
mpl
e, if
you
purc
hase
d a
repl
acem
ent p
rope
rty fo
r $42
,000
, you
wou
ld re
ceiv
e a
Selli
ngPr
ice
Plus
:Up
to$2
2,50
0 in
Add
ition
alA
llow
ance
s
Acq
uisi
tion
Pric
e
Orig
inal
Com
para
ble
...cu
rren
tly a
vaila
ble
on th
e m
arke
t...
not
less
than
180
days
prio
r ow
ners
hip
and
occu
panc
y
B-6
8
purc
hase
pay
men
t of $
5,00
0 an
d yo
u w
ould
pay
the
diffe
renc
e of
$2,0
00.
If yo
u pu
rcha
sed
a re
plac
emen
t pro
perty
for $
38,0
00, y
ouw
ould
rece
ive
a pa
ymen
t of o
nly
$3,0
00 o
n th
e ba
sis
of a
ctua
l cos
t.Yo
ur p
aym
ent c
anno
t exc
eed
actu
al c
ost d
iffer
ence
or t
he a
mou
ntde
term
ined
by
the
City
whi
chev
er is
less
.
Rei
mbu
rsem
ent f
or O
ther
Cos
tsTh
e C
ity o
f Lin
coln
will
als
o re
imbu
rse
you
for o
ther
cos
ts th
at m
ay b
ein
volv
ed in
the
purc
hase
of a
repl
acem
ent d
wel
ling.
How
ever
, you
rto
tal p
aym
ent,
incl
udin
g th
e pu
rcha
se s
uppl
emen
t, ca
nnot
exc
eed
$22,
500
acco
rdin
g to
the
law
. The
pur
chas
e su
pple
men
t and
oth
erin
cide
ntal
cos
ts a
re p
aym
ents
in a
dditi
on to
the
purc
hase
pric
e of
the
dwel
ling
acqu
ired
from
you
.It
is th
e in
tent
of t
he re
loca
tion
prog
ram
to c
ompe
nsat
e th
e di
spla
ced
pers
on fo
r the
ir ac
tual
relo
catio
n ex
pens
es. H
owev
er, t
hose
reim
-bu
rsem
ents
mus
t be
reas
onab
le a
nd s
houl
d no
t unf
airly
enr
ich
the
dis-
plac
ee. W
ith th
is in
min
d, h
ere
are
som
e of
the
item
s w
hich
will
be
reim
burs
ed, a
nd th
e co
nditi
ons
whi
ch m
ust b
e m
et fo
r doi
ng s
o.
Pur
chas
eP
rice
of$4
0,00
0
Plu
s:H
ousi
ngP
aym
ent o
f$5
,000
Acq
uisi
tion
Pric
e of
$35,
000
Orig
inal
Com
para
ble
...cu
rren
tly a
vaila
ble
onth
e m
arke
t...
not
less
than
180
days
prio
r ow
ners
hip
and
occu
panc
y
Purc
hase
Com
para
ble
Acq
uisi
tion
Max
imum
Pric
e of
Rep
lace
men
tPr
ice
of Y
our
Purc
hase
Rep
lace
men
tPr
oper
tyPr
oper
tySu
pple
men
t
$40,
000
$35,
000
$5,0
00$4
2,00
040
,000
35,0
005,
000
40,0
0040
,000
35,0
005,
000
38,0
0040
,000
35,0
003,
000
Pay
men
t will
be a
ny a
mou
ntup
to $
5,00
0di
ffere
nce,
base
d on
this
exam
ple.
$40,
000
Com
para
ble
9
PIn
crea
sed
Inte
rest
Cos
tP
erso
ns e
ligib
le fo
r thi
s pa
ymen
t mus
t hav
e ha
d a
mor
tgag
e on
the
acqu
ired
dwel
ling,
whi
ch w
as a
val
id li
en, f
or a
t lea
st 1
80 d
ays
prio
r to
the
initi
atio
n of
neg
otia
tions
.Th
is p
aym
ent,
whe
n ad
ded
to th
e do
wn
paym
ent o
n th
e re
plac
emen
t, is
desi
gned
to re
duce
a p
erso
n’s
repl
acem
ent m
ortg
age
to a
n am
ount
whi
chca
n be
am
ortiz
ed a
t the
sam
e m
onth
ly p
aym
ent,
for p
rinci
pal a
nd in
tere
st,
over
the
rem
aini
ng te
rm o
n th
e ol
d m
ortg
age,
or i
f les
s, th
e re
mai
ning
term
on
the
new
mor
tgag
e. T
his
proc
edur
e is
com
mon
ly k
now
n as
a“b
uydo
wn.
”Yo
ur p
aym
ent w
ill b
e re
duce
d if
you
actu
ally
bor
row
less
than
the
amou
ntw
e ca
lcul
ate
as y
our n
ew m
ortg
age.
In o
rder
to c
ompu
te th
e pa
ymen
t, al
l per
tinen
t inf
orm
atio
n m
ust b
e av
ail-
able
to th
e ag
ent,
such
as
old
and
new
inte
rest
rate
s an
d po
ints
, the
rem
aini
ng te
rm a
nd p
rinci
pal b
alan
ce o
n th
e ol
d an
d ne
w m
ortg
age,
and
the
old
and
new
mon
thly
p&
i pay
men
t. T
o m
ake
this
pay
men
t wor
k,pl
ease
dis
cuss
it w
ith y
our a
gent
bef
ore
you
secu
re a
new
mor
tgag
e.P
Inci
dent
al E
xpen
ses
You
may
be
reim
burs
ed fo
r som
e of
you
r clo
sing
cos
ts c
onne
cted
with
the
purc
hase
of y
our r
epla
cem
ent d
wel
ling,
but
not
for p
repa
id e
xpen
ses
such
as ta
xes
or in
sura
nce.
Her
e is
a li
st o
f som
e of
thos
e ite
ms
and
the
con-
ditio
ns fo
r the
ir be
ing
elig
ible
:R
Nota
ry fe
esR
Deed
reco
rding
fees
RTe
rmite
insp
ectio
nR
Title
sear
chR
Surv
eyR
Insp
ectio
ns w
hen
warra
nted
or r
equir
ed.
RTit
le ins
uran
ce -
buye
r’s h
alf, n
ot to
exc
eed
the
cost
for t
he co
mpa
rable
.R
Mob
ile h
ome
sales
tax -
not
to e
xcee
d th
eco
st fo
r the
com
para
ble.
RLe
gal fe
es -
for p
repa
ring
cont
racts
or f
or cl
os-
ing, w
hen
reas
onab
le.R
Appr
aisal
fee
- if a
cquir
ed p
rope
rty h
ad a
mor
t-ga
ge.
RAp
plica
tion
fee
- if a
cquir
ed p
rope
rty h
ad a
mor
t-ga
ge.
RCr
edit r
epor
t - if
acqu
ired
prop
erty
had
a m
ort-
gage
.R
Loan
reco
rding
fees
- if a
cquir
ed p
rope
rty h
ad a
mor
tgag
e.
PPr
oper
ty T
ax In
crea
seIf
ther
e is
an
incr
ease
in y
our r
eal p
rope
rty ta
xes,
you
will
be
reim
burs
edov
er a
thre
e ye
ar p
erio
d. T
he p
aym
ent w
ill n
ot e
xcee
d th
e di
ffere
nce
betw
een
your
old
taxe
s an
d th
e co
mpa
rabl
e’s
taxe
s.Th
e fir
st c
ompu
tatio
n an
d pa
ymen
t is
mad
e at
the
time
of c
losi
ng o
n yo
urre
plac
emen
t. T
he s
econ
d co
mpu
tatio
n an
d pa
ymen
t will
occ
ur in
the
first
mon
ths
of th
e fo
llow
ing
year
, with
the
third
and
fina
l pay
men
t com
ing
aye
ar la
ter.
In s
ome
case
s th
e di
spla
cee
may
take
the
first
com
pute
dam
ount
, tim
es th
ree,
in a
lum
p su
m.
B-7
10
OO
wne
r O
ccup
ants
and
Ten
ants
of 9
0 D
ays
or M
ore
Ow
ner o
ccup
ants
and
tena
nts
of 9
0 da
ys o
r mor
e m
ay b
e el
igib
le fo
r are
nt s
uppl
emen
t. T
o be
elig
ible
for t
his
type
of p
aym
ent,
tena
nts
and
owne
rs m
ust h
ave
been
in o
ccup
ancy
at l
east
90
days
prio
r to
the
initi
-at
ion
of n
egot
iatio
ns fo
r the
acq
uisi
tion
of th
e pr
oper
ty.
This
type
of
paym
ent i
s a
supp
lem
ent,
enab
ling
you
to re
nt a
DS
S re
plac
emen
tdw
ellin
g fo
r thr
ee a
nd o
ne-h
alf y
ears
, or 4
2 m
onth
s. I
f you
cho
ose
tore
nt a
repl
acem
ent d
wel
ling
and
the
rent
al p
aym
ents
are
hig
her t
han
you
have
bee
n pa
ying
, you
may
be
elig
ible
for p
aym
ents
not
to e
xcee
d$5
,250
.Th
e m
axim
um p
aym
ent w
hich
you
qua
lify
for,
if an
y, w
ill b
e de
term
ined
by th
e C
ity o
f Lin
coln
in a
ccor
danc
e w
ith e
stab
lishe
d pr
oced
ures
. Th
ere
nt s
uppl
emen
t pay
men
t will
be
disb
urse
d in
equ
al in
stal
lmen
ts.
In a
dditi
on to
the
occu
panc
y re
quire
men
ts, y
ou m
ust r
ent a
nd o
ccup
ya
DS
S re
plac
emen
t dw
ellin
g w
ithin
one
yea
r afte
r:1.
for a
tena
nt, t
he d
ate
you
mov
e fro
m th
e ac
quire
d dw
ellin
g; o
r2.
for a
n ow
ner o
ccup
ant,
the
latte
r of:
a.th
e da
te y
ou re
ceiv
e fin
al p
aym
ent f
or th
e ac
quire
d dw
ellin
g, o
rin
the
case
of c
onde
mna
tion,
the
date
the
full
amou
nt o
f the
estim
ate
of ju
st c
ompe
nsat
ion
is d
epos
ited
with
the
cour
t; or
b.Th
e da
te y
ou m
ove
from
the
acqu
ired
dwel
ling.
Diff
eren
ce B
etw
een
Orig
inal
Ren
t
Dec
ent,
Saf
e &
San
itary
Com
para
ble
Ren
t
Pay
men
t may
tota
l $5,
250
over
42
mon
ths
Orig
inal
Rep
lace
men
t
...cu
rren
tly a
vaila
ble
on th
e m
arke
t....
not l
ess
than
90
days
prio
r to
occu
panc
y
11
For
Exam
ple.
..A
s an
exa
mpl
e of
how
a re
nt s
uppl
emen
t is
com
pute
d, le
t's a
ssum
eth
at y
ou h
ave
been
pay
ing
$300
per
mon
th re
nt fo
r the
dw
ellin
g oc
cu-
pied
by
you
and
purc
hase
d by
the
City
of L
inco
ln.
Afte
r a s
tudy
of t
here
ntal
mar
ket,
the
City
mak
es th
e de
term
inat
ion
that
a re
plac
emen
tre
ntal
uni
t whi
ch is
DS
S a
nd c
ompa
rabl
e to
you
r pre
sent
dw
ellin
g w
illre
nt fo
r $33
0 pe
r mon
th.
The
max
imum
rent
sup
plem
ent y
ou c
anre
ceiv
e in
this
cas
e is
$30
per
mon
th fo
r a 4
2-m
onth
per
iod.
If
you
sele
ct a
repl
acem
ent d
wel
ling
whi
ch re
nts
for $
350
per m
onth
,de
spite
the
avai
labi
lity
of c
ompa
rabl
e D
SS
repl
acem
ent r
enta
l uni
tsth
at re
nt fo
r $33
0 pe
r mon
th, y
ou w
ill s
till r
ecei
ve o
nly
the
max
imum
paym
ent c
ompu
ted
by th
e C
ity o
f Lin
coln
as
indi
cate
d ab
ove.
In
othe
rw
ords
, you
mus
t pay
the
addi
tiona
l $20
per
mon
th o
ut o
f you
r ow
npo
cket
. A
nd, i
f you
sel
ect a
repl
acem
ent d
wel
ling
whi
ch re
nts
for m
ore
than
you
r pre
sent
rent
, but
less
than
the
amou
nt d
eter
min
ed b
y th
eC
ity, y
ou w
ill b
e pa
id o
n th
e ba
sis
of a
ctua
l cos
t.Fo
r exa
mpl
e, a
ssum
e yo
u se
lect
a re
plac
emen
t dw
ellin
g un
it th
at re
nts
for $
320
per m
onth
. O
n th
e ba
sis
of a
ctua
l cos
t you
will
be
elig
ible
for
a pa
ymen
t of $
20 p
er m
onth
for 4
2 m
onth
s.Th
e co
mpu
tatio
ns a
bove
are
bas
ed o
n al
l dw
ellin
gs h
avin
g ut
ilitie
sin
clud
ed in
the
rent
. Com
puta
tions
for a
n ow
ner o
ccup
ant a
re b
asic
ally
the
sam
e, e
xcep
t tha
t a fa
ir m
arke
t ren
tal a
mou
nt w
ill n
eed
to b
ees
tabl
ishe
d on
you
r dw
ellin
g, fo
r com
paris
on w
ith a
vaila
ble
rent
aldw
ellin
gs.
Diff
eren
ce B
etw
een
Orig
inal
Ren
t $30
0pe
r mon
th
Dec
ent,
Saf
e &
San
itary
Rep
lace
men
tR
ent $
330
per m
onth
Pay
men
t will
be
any
amou
nt u
pto
$30
x 4
2m
onth
s ba
sed
on th
is e
xam
ple
Orig
inal
Rep
lace
men
t
If fin
al p
urch
ase
pric
e of
the
repl
acem
ent i
s be
low
det
er-
min
ed c
ompa
rabl
e am
ount
,pa
ymen
t will
be
the
actu
al d
if-fe
renc
e. If
it e
xcee
ds th
e de
ter-
min
ed a
mou
nt, e
xces
s m
ust b
epa
id b
y di
spla
cee.
$330
Com
para
ble
B-8
12
OFo
r O
wne
r O
ccup
ants
of 9
0 to
179
Day
san
d Te
nant
s of
90
Day
s or
Mor
eO
wne
r occ
upan
ts o
f 90
days
to 1
79 d
ays
and
tena
nts
of 9
0 da
ys o
rm
ore
who
pur
chas
e a
repl
acem
ent d
wel
ling
are
entit
led
to a
dow
npa
ymen
t ass
ista
nce
paym
ent i
n th
e am
ount
the
pers
on w
ould
rece
ive
as a
rent
sup
plem
ent a
s de
scrib
ed p
revi
ousl
y. I
f the
am
ount
of t
here
quire
d do
wn
paym
ent i
s gr
eate
r tha
n th
e co
mpu
ted
rent
sup
plem
ent,
that
am
ount
will
be
paid
, not
to e
xcee
d $5
,250
.Th
e te
rm “r
equi
red
dow
n pa
ymen
t” m
eans
the
dow
n pa
ymen
t ord
inar
i-ly
requ
ired
to o
btai
n co
nven
tiona
l loa
n fin
anci
ng fo
r the
dec
ent,
safe
and
sani
tary
dw
ellin
g ac
tual
ly p
urch
ased
and
occ
upie
d by
the
dis-
plac
ed p
erso
n.Th
e pa
ymen
t to
an o
wne
r occ
upan
t of 9
0 da
ys to
179
day
s sh
all n
otex
ceed
the
amou
nt th
e ow
ner w
ould
rece
ive
as a
pur
chas
e su
pple
-m
ent
if th
e ow
ner m
et th
e 18
0 da
y oc
cupa
ncy
requ
irem
ent.
The
full
amou
nt o
f the
dow
n pa
ymen
t ass
ista
nce
paym
ent m
ust b
eap
plie
d to
the
purc
hase
pric
e of
the
repl
acem
ent d
wel
ling
and
rela
ted
inci
dent
al e
xpen
ses.
Alth
ough
this
may
sou
nd c
ompl
icat
ed, t
he re
loca
tion
agen
t fro
m th
eC
ity o
f Lin
coln
will
exp
lain
the
proc
edur
e to
you
per
sona
lly.
Dec
ent,
Saf
e &
San
itary
Up
to $
5,25
0D
own
Pay
men
tD
own
paym
ent
assi
stan
ce w
ill b
epa
id o
n th
ere
plac
emen
t.P
aym
ents
will
not
be le
ss th
an th
ere
nt s
uppl
emen
tno
r mor
e th
an$5
,250
Orig
inal
Rep
lace
men
t
Pur
chas
ed a
ndoc
cupi
ed w
ithin
the
time
limit
spec
ified
ear
lier.
Tena
nts:
Not
less
than
90 d
ays
occu
panc
yO
wne
rs:L
ess
than
180
days
but
mor
e th
an 9
0da
ys o
ccup
ancy
13
Non
-Res
iden
tial M
ovin
g C
ost
Rei
mbu
rsem
ent
B
usin
esse
s, F
arm
s &
Non
prof
itO
rgan
izat
ions
Ow
ners
or t
enan
ts a
re e
ligib
le fo
r pay
men
ts d
esig
ned
to re
imbu
rse
them
for:
1.Th
eir c
osts
in m
ovin
g pe
rson
al p
rope
rty.
2.Th
eir t
ime
in s
earc
hing
for a
new
loca
tion.
3.A
ctua
l los
s of
tang
ible
per
sona
l pro
perty
.4.
Thei
r exp
ense
s in
re-e
stab
lishi
ng a
t a n
ew s
ite.
OR
5.Th
ey c
an ta
ke a
fixe
d pa
ymen
t in
lieu
of th
e ot
her r
eloc
atio
nbe
nefit
s. T
his
paym
ent i
s be
twee
n $1
,000
and
$20
,000
, bas
edon
the
net e
arni
ngs
of th
e bu
sine
ss o
r far
m.
Not
all
busi
ness
es, f
arm
s, o
r non
prof
it or
gani
zatio
ns q
ualif
y fo
r all
pay-
men
ts.
Are
loca
tion
stud
y w
ill d
eter
min
e th
e ex
tent
of y
our e
ligib
ility
.
B-9
14
Mov
ing
Expe
nses
Whe
n th
ere
is p
erso
nal p
rope
rty to
mov
e, th
e ow
ner o
f it h
as tw
o m
etho
dsto
cho
ose
from
:
•C
omm
erci
al M
ove.
You
may
be
paid
the
actu
al re
ason
able
cos
ts o
fyo
ur m
ove
prov
ided
by
the
serv
ices
of a
com
mer
cial
mov
er.
All o
f you
rex
pens
es m
ust b
e su
ppor
ted
by re
ceip
ted
bills
in o
rder
to a
ssur
e pa
y-m
ent o
f you
r mov
ing
clai
m.
•Se
lf-M
ove.
If yo
u de
cide
to m
ove
your
self
you
may
be
paid
an
amou
nt w
hich
doe
s no
t exc
eed
the
low
er o
f tw
o fir
m b
ids
by tw
o qu
ali-
fied
mov
ing
firm
s. I
f bid
s ca
n’t b
e ob
tain
ed, y
our p
aym
ent m
ay b
eba
sed
on y
our a
ctua
l, re
ason
able
mov
ing
expe
nses
sup
porte
d by
rece
ipte
d bi
lls o
r oth
er e
vide
nce
of e
xpen
ses
incu
rred.
You
mus
t firs
t pro
vide
the
City
of L
inco
ln w
ith a
n in
vent
ory
of th
e ite
ms
tobe
mov
ed.
The
relo
catio
n ag
ent w
ill m
ake
a m
ovin
g es
timat
e, o
r will
secu
retw
o bi
ds fr
om c
omm
erci
al m
over
s. Y
ou w
ill be
offe
red
an a
mou
nt to
mov
eyo
urse
lf, o
r you
can
hire
a c
omm
erci
al m
over
; rei
mbu
rsem
ent n
ot to
exc
eed
the
low
bid
.Yo
u m
ust g
ive
your
age
nt a
dvan
ce n
otic
e of
the
star
t of y
our m
ove
so th
atth
e m
ove
can
be m
onito
red,
if n
eede
d.So
me,
but
not
all,
of t
he e
lem
ents
of t
he m
ove
elig
ible
for r
eim
burs
emen
tar
e: t
rans
porta
tion
cost
s; p
acki
ng c
osts
; dis
conn
ect a
nd re
conn
ectio
n of
equi
pmen
t; st
orag
e co
sts,
if n
eces
sary
; ins
uran
ce; u
nuse
d po
rtion
s of
licen
ses
or p
erm
its; c
osts
of o
bsol
ete
sign
s an
d st
atio
nery
.
Sear
chin
g Ex
pens
es
Dis
plac
ed b
usin
esse
s, fa
rms
and
nonp
rofit
orga
niza
tions
may
be
reim
burs
ed fo
r act
ual
reas
onab
le e
xpen
ses
rela
ted
to s
earc
hing
for a
repl
acem
ent p
rope
rty, n
ot to
exc
eed
$1,0
00.
Expe
nses
may
incl
ude
cost
s su
ch a
s tra
ns-
porta
tion,
mea
ls, l
odgi
ng w
hen
away
from
hom
e, a
nd th
e re
ason
able
val
ue o
f tim
eac
tual
ly s
pent
in s
earc
h. A
ll ex
pens
esm
ust b
e su
ppor
ted
by re
ceip
ted
bills
.Th
e va
lue
of ti
me
spen
t in
the
sear
chm
ust b
e su
ppor
ted
by W
-2 fo
rms,
pay
stub
s, ta
x re
turn
s, o
r oth
er d
ocum
en-
tatio
n. A
deta
iled
reco
rd o
f you
rse
arch
ing
activ
ities
mus
t be
kept
and
subm
itted
bef
ore
paym
ent c
an b
em
ade.
15
Act
ual D
irect
Los
ses
of T
angi
ble
Pers
onal
Prop
erty
Abu
sine
ss o
r far
m o
pera
tion
may
dec
ide
not t
o m
ove
certa
in it
ems
of p
er-
sona
l pro
perty
, or t
o di
scon
tinue
the
oper
atio
n. I
f so,
this
pay
men
t is
desi
gned
to c
ompe
nsat
e fo
r som
e of
that
loss
. Th
ere
are
two
situ
atio
nsan
d m
etho
ds o
f com
putin
g yo
ur p
aym
ent:
1.Ite
m is
not
repl
aced
. Pa
ymen
t will
be th
e lo
wer
of:
a.Fa
ir m
arke
t val
ue o
f ite
m (i
npl
ace
valu
e); M
inus
the
pro-
ceed
s of
the
sale
of t
he it
em(m
ust a
t lea
st a
ttem
pt);
Plus
reim
burs
emen
t of t
he s
ale
expe
nses
; or
b.Es
timat
ed c
ost o
f mov
ing
the
item
(up
to 5
0 m
iles)
.2.
Item
to b
e re
plac
ed w
ith n
ew.
Paym
ent w
ill be
the
low
er o
f:a.
Cos
t of s
ubst
itute
item
, inc
ludi
ng in
stal
latio
n co
sts;
Min
us p
roce
eds
from
the
sale
or t
rade
-in o
f the
old
item
; or
b.Es
timat
ed c
ost o
f mov
ing
and
rein
stal
ling
the
old
item
.
Re-
esta
blis
hmen
t Exp
ense
sIn
add
ition
to th
e pr
evio
us b
enef
its, a
sm
all b
usin
ess,
farm
or n
onpr
ofit
orga
niza
tion
may
be
elig
ible
for r
eim
burs
emen
t of e
xpen
ses
actu
ally
incu
rred
in re
loca
ting
and
rees
tabl
ishi
ng a
t a re
plac
emen
t site
. E
xpen
ses
mus
t be
reas
onab
le a
nd n
eces
sary
, as
dete
rmin
ed b
y th
e C
ity o
f Lin
coln
,an
d th
e pa
ymen
t will
not
exc
eed
$10,
000.
Som
e of
thes
e ex
pens
es m
ayin
clud
e, b
ut a
re n
ot li
mite
d to
:1.
Rep
airs
to th
e re
plac
emen
t rea
l pro
perty
, as
requ
ired
by la
w o
r cod
e.2.
Mod
ifica
tions
to th
e pr
oper
ty to
ada
pt it
to th
e bu
sine
ss’s
nee
ds.
3.C
onst
ruct
ion
and
inst
alla
tion
cost
s, u
p to
$1,
500,
for e
xter
ior a
dver
tisin
gsi
gnin
g.4.
Prov
isio
n of
util
ities
from
righ
t-of-w
ay to
impr
ovem
ents
.5.
Nec
essa
ry re
deco
ratio
n or
repl
acem
ent o
f wor
n su
rface
s, s
uch
as p
aint
or c
arpe
ting.
6.Fe
asib
ility
surv
eys,
soi
l tes
ting,
and
mar
ket s
tudi
es.
7.Ad
verti
sem
ent o
f new
repl
acem
ent l
ocat
ion,
up
to $
1,50
0.8.
Prof
essi
onal
fees
in c
onne
ctio
n w
ith th
e pu
rcha
se o
r lea
se o
f a n
ew s
ite.
9.Im
pact
fees
or o
ne-ti
me
asse
ssm
ents
for a
ntic
ipat
ed h
eavy
util
ity u
sage
.
B-10
16
10.
Estim
ated
incr
ease
d co
sts
of o
pera
tion
durin
g th
e fir
st tw
o ye
ars
at th
ene
w s
ite, n
ot to
exc
eed
$5,0
00, f
or s
uch
item
s as
:a.
leas
e or
rent
al c
harg
esb.
pers
onal
or r
eal p
rope
rty ta
xes
c.in
sura
nce
prem
ium
sd.
incr
ease
d ut
ility
char
ges,
exc
ludi
ng im
pact
fees
.
Inel
igib
le E
xpen
ses
The
follo
win
g is
a n
onex
clus
ive
list o
f re-
esta
blis
hmen
t exp
ense
s no
t elig
i-bl
e fo
r rei
mbu
rsem
ent:
1.Pu
rcha
se o
f cap
ital a
sset
s, s
uch
as o
ffice
furn
iture
, mac
hine
ry, o
r tra
defix
ture
s.2.
Purc
hase
of m
ater
ials
, sup
plie
s, o
r oth
er it
ems
used
in th
e co
urse
of
norm
al o
pera
tions
.3.
Inte
rest
on
mon
ey b
orro
wed
to m
ake
the
mov
e or
pur
chas
e th
ere
plac
emen
t site
.4.
Paym
ent t
o a
part-
time
busi
ness
in th
e ho
me
whi
ch d
oes
not c
ontri
bute
subs
tant
ial i
ncom
e.
Fixe
d Pa
ymen
tD
ispl
aced
bus
ines
ses,
farm
s an
d no
npro
fit o
rgan
izat
ions
may
be
elig
ible
for
a fix
ed p
aym
ent I
N L
IEU
of a
ctua
l mov
ing
expe
nses
, ree
stab
lishm
ent
expe
nses
, act
ual d
irect
loss
of t
angi
ble
pers
onal
pro
perty
, and
sea
rchi
ngex
pens
es.
Such
pay
men
t may
not
be
less
than
$1,
000
nor m
ore
than
$20,
000.
For
the
owne
r of a
bus
ines
s to
be
elig
ible
for t
his
paym
ent,
the
City
of L
inco
ln m
ust d
eter
min
e th
at:
1.th
e bu
sine
ss o
wns
or r
ents
per
sona
l pro
perty
to b
e m
oved
.2.
the
busi
ness
can
not b
e re
loca
ted
with
out a
sub
stan
tial l
oss
of it
s ex
ist-
ing
patro
nage
(inc
ome)
.3.
the
busi
ness
con
tribu
tes
mat
eria
lly to
the
owne
r’s in
com
e.4.
the
disp
lace
d bu
sine
ss is
not
par
t of a
n en
terp
rise
havi
ng a
t lea
st th
ree
othe
r sim
ilar e
ntiti
es n
ot b
eing
acq
uire
d.5.
the
busi
ness
is n
ot s
olel
y fo
r the
pur
pose
of r
enta
l pro
perty
.Fo
r the
ow
ner o
f a fa
rm o
pera
tion
to b
e el
igib
le fo
r thi
s pa
ymen
t, it
mus
t be
dete
rmin
ed th
at:
1.Th
e op
erat
ion
cont
ribut
es m
ater
ially
to th
e op
erat
or’s
inco
me.
2.Th
e ac
quis
ition
of p
art o
f the
land
cau
ses
the
oper
ator
to b
e di
spla
ced
from
the
rem
aini
ng la
nd.
3.Th
e pa
rtial
acq
uisi
tion
caus
es a
sub
stan
tial c
hang
e in
the
natu
re o
f the
farm
ope
ratio
n.
Com
puta
tion
of Y
our F
ixed
Pay
men
t...
The
amou
nt o
f the
act
ual p
aym
ent f
or b
usin
esse
s an
d fa
rms
is d
eter
min
edby
the
aver
age
of th
e an
nual
net
ear
ning
s fo
r the
ope
ratio
ns in
the
two
year
s pr
ecee
ding
the
taxa
ble
year
dur
ing
whi
ch th
e en
terp
rise
is re
loca
ted.
Ano
npro
fit o
rgan
izat
ion
is e
ligib
le fo
r thi
s pa
ymen
t whe
n it
cann
ot b
e re
lo-
cate
d w
ithou
t a s
ubst
antia
l los
s of
its
mem
bers
hip
or c
lient
ele.
Any
pay
-m
ent a
bove
$1,
000
is b
ased
on
annu
al g
ross
reve
nue
min
us a
dmin
istra
-tiv
e ex
pens
es.
You
mus
t pro
vide
tax
info
rmat
ion
to th
e C
ity o
f Lin
coln
to s
uppo
rt yo
ur n
etea
rnin
gs. I
f you
’ve
been
in b
usin
ess
less
than
two
year
s, th
e ne
t ear
ning
sfo
r the
act
ual p
erio
d w
ill b
e pr
ojec
ted
to a
n an
nual
rate
. N
et e
arni
ngs
incl
ude
com
pens
atio
n pa
id to
the
owne
r, th
e ow
ner’s
spo
use
or d
epen
d-en
ts.
Mis
cella
neou
s In
form
atio
nIn
the
case
of m
obile
hom
e ow
ners
and
tena
nts
who
are
dis
plac
ed fr
omno
n-de
cent
, saf
e an
d sa
nita
rym
obile
hom
es, t
he re
plac
emen
tho
usin
g pa
ymen
ts d
escr
ibed
earli
er a
re a
pplic
able
. Fo
rth
ose
mob
ile h
omes
that
are
dece
nt, s
afe
and
sani
tary
and
can
be m
oved
, the
pro
visi
on o
fre
ntal
repl
acem
ent h
ousi
ngpa
ymen
ts, a
pur
chas
e do
wn
paym
ent o
n an
othe
r site
, or a
purc
hase
diff
eren
tial a
re a
ppli-
cabl
e. F
urth
er e
xpla
natio
n of
thes
e pa
ymen
ts w
ill b
e pr
ovid
ed b
yyo
ur re
loca
tion
agen
t.
For
Exam
ple:
3rd
2nd
Year
of
Prio
r Yea
rPr
ior Y
ear
Acq
uisi
tion
Ann
ual N
et E
arni
ngs
Ann
ual N
et E
arni
ngs
Year
of
$8,0
00$1
4,00
0R
eloc
atio
n
$11,
000
= Fi
xed
paym
ent;
also
cal
led
IN L
IEU
pay
men
t
17
Ave
rage
B-11
18
If yo
u ch
oose
to re
tain
you
r pre
sent
dw
ellin
g an
d m
ove
it to
a n
ew lo
ca-
tion,
the
repl
acem
ent h
ousi
ng p
aym
ent i
f any
, will
be
the
amou
nt b
y w
hich
the
cost
to re
loca
te th
e re
tain
ed d
wel
ling
exce
eds
the
acqu
isiti
on p
rice
ofth
e dw
ellin
g. T
his
paym
ent m
ay n
ot e
xcee
d th
e co
mpu
ted
repl
acem
ent
hous
ing
paym
ent b
ased
on
the
purc
hase
of a
n av
aila
ble,
com
para
ble
DS
S d
wel
ling.
No
relo
catio
n pa
ymen
t rec
eive
d sh
all b
e co
nsid
ered
as
inco
me
for t
hepu
rpos
e of
the
Inte
rnal
Rev
enue
Cod
e of
198
6 or
the
stat
e ta
x la
ws.
Thes
e pa
ymen
ts a
re n
ot in
com
e fo
r det
erm
inin
g th
e el
igib
ility
of a
ny p
er-
son
for a
ssis
tanc
e un
der t
he S
ocia
l Sec
urity
Act
or a
ny o
ther
fede
ral l
aw,
exce
pt fo
r any
fede
ral l
aw p
rovi
ding
low
inco
me
hous
ing
assi
stan
ce.
Your
Rig
ht o
f App
eal
If yo
u ha
ve b
een
refu
sed
a re
loca
tion
paym
ent,
orif
you
belie
ve th
at th
e pa
ymen
t offe
red
was
not
adeq
uate
to re
loca
te, y
ou m
ay fi
le a
n ap
peal
. To
do th
at, r
eque
st a
n ap
peal
form
by
calli
ng U
rban
Dev
elop
men
t Dep
artm
ent a
t 441
-786
4. F
ill o
ut th
eap
peal
form
and
retu
rn it
to:
Hou
sing
Reh
abili
tatio
n &
Rea
l Est
ate
Div
isio
n, 8
08 P
Stre
et,
Sui
te 4
00, L
inco
ln, N
E 6
8508
. Yo
ur a
ppea
l will
be
revi
ewed
by
the
City
of L
inco
ln’s
Rea
l Est
ate
Sup
ervi
sor,
who
will
mak
e a
deci
sion
afte
r con
sulti
ng e
very
one
invo
lved
with
the
orig
inal
det
erm
inat
ion.
If y
ou a
re u
nsat
isfie
d w
ith th
at d
ecis
ion,
you
may
app
eal i
t to
the
Dire
ctor
of t
he U
rban
Dev
elop
men
t Dep
artm
ent.
If yo
u ar
e un
satis
fied
with
the
Dire
ctor
's d
ecis
ion,
you
may
app
eal i
t to
the
May
or. T
he M
ayor
will
app
oint
a R
eloc
atio
n A
ppea
l Boa
rd to
pre
side
ove
ran
info
rmat
ion
hear
ing.
Afte
r rev
iew
ing
the
fact
s as
pre
sent
ed b
y th
eR
eloc
atio
n A
ppea
l Boa
rd, t
he M
ayor
mak
es th
e C
ity's
fina
l det
erm
inat
ion.
If st
ill d
isat
isfie
d, y
ou m
ay a
ppea
l tha
t det
erm
inat
ion
to th
e D
istri
ct C
ourt
of L
anca
ster
Cou
nty.
B-12