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Council blights near south block for redevelopment

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BY DEENA WINTER/Lincoln Journal Star

Tuesday, Feb 26, 2008 - 08:26:50 am CST

A project that would convert apartments into townhomes is in the works for the Near South Neighborhood, where the city hopes to increase home ownership rates to improve the health of the city core.

The Lincoln City Council declared blighted a block in the Near South Neighborhood where the owner of two apartment buildings plans to tear them down and build townhomes. The block is bounded by Washington Street, Garfield Street, 18th Street and 19th Street.

The plans by developer Katie Halperin fit nicely into the city’s plans to encourage more home ownership in the core of the city, particularly in neighborhoods south and east of the state Capitol.

The City Council also declared blighted about 500 acres in the area around the Interstate 80 interchange at Northwest 48th Street, where the proposed West Lincoln Business Center envisions more than 1.5 million square feet of retail, industrial and office space.

City documents indicate the area could accommodate an industrial user of 600,000 square feet, another industrial user of 225,000 square feet and an office building of 200,000 square feet.

A traffic study also lists such potential major retail uses as a 175,000-square-foot discount superstore, a 45,000-square-foot supermarket, 30,000-square-foot toy and office stores, two motels and several restaurants.

“It’s going to bring in home ownership to an area that needs it,” said Wynn Hjermstad of the Urban Development Department. She said there are six apartment complexes on the block.

Halperin was working on the project before the city’s efforts to improve the capitol neighborhoods was highlighted in a Journal Star series.

“I think home ownership over there is really important,” Halperin said.

Councilman Dan Marvin -- who has been working on a larger blight study in the Everett and Near South areas to help stimulate similar projects to Halperin’s -- said Halperin’s proposal is “nicely done” and will get vehicles off the street. He said the housing will be affordable but with upscale features and that Halperin hopes the project will stimulate more revitalization.

“I’m hopeful we can get the project off the ground,” he said. He hopes to convert more apartments into condos in the Near South and Everett neighborhoods.

The block was included in a large blight study in 1996 and so the city did a more cursory re-evaluation of the block to confirm that it meets the statute’s conditions to be declared blighted.

Declaring the block blighted enables an urban renewal financing tool called tax increment financing to be used for public improvements associated with the project.

A redevelopment agreement for the block goes before the planning commission on Wednesday, and will eventually go before the City Council, too.

Reach Deena Winter at 473-2642 or dwinter@journalstar.com.


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Edith wrote on February 26, 2008 2:03 am:
" This is a “cute” use of space. However, lets start planning to create higher density housing in that area. It is time to build upscale independent living units so older individuals, like successful professionals, can enjoy the amenities and facilities of central Lincoln. Some retired citizens aren’t ready for “The Landing” , are tired of yardwork and enjoy travel. But, at the same time seek a near South alternative to the mundane that exists there. How might this group support mass transit, provide a tax base and patronize art and sports performances if they haven’t been provided housing options? Use blight to transform and zone with a higher , much higher aspiration. "

 R. Ality Check wrote on February 26, 2008 4:42 am:
" It is wonderful that developers looking for profits, get assistance from the city council. How else could the rich get richer and help displace the poor who will then have fewer homes? Oh, I forgot, there are no poor in Lincoln, only the rich and the would-be rich who are supported by the city council who of course make no money out of such ventures. Come on Lincoln, get human and give up on the support of the exploiters on the City Council. I know that won't happen because too many Lincolnites want to become exploiters themselves. "

 Near South Home Owner wrote on February 26, 2008 5:19 am:
" I own a home just a couple of blocks south of the block mentioned in the article and I think this is fantastic news. We love living near the capitol, a few minutes from downtown and the university and within 15 minutes of every place in the city, but we understand that our neighborhood needs some work and this sounds like just the project to help. So many of the homes in the area are great old homes that just need a young family or couple (like my wife and I) to fix them up and take care of the yard a bit. I hope this goes well and I will keep an eye on my daily walks with my dog. "

 Blight the town wrote on February 26, 2008 6:54 am:
" I don't understand why the city is declaring all of these areas around Lincoln blighted. Is this a new fad like when everyone wanted to paint their door red to show that they were classy? How is this going to effect the new home owner when they go to sell and their land is blighted / will there be a value problem at that point (like a branded title on a car). I just don't get it. Yes, I understand the tax increment financing, but what about the future? "

 Red Door wrote on February 26, 2008 7:38 am:
" What? Everyone wanted a red door? I thought i was the only one. I believe the word this story is so gracefully dancing around is gentrification. "

 Concerned wrote on February 26, 2008 7:51 am:
" Just a quick question, Where do you plan to house the working poor that live in that area and more specifically in those apartments? The city, state and nation make them pay-in valuable dollars of their pay check only to be kicked out of their house, have it torn down and townhomes build in it's place. These homes are not affordable for the current tenants! Where are they to live: on the street, People's City Mission or maybe in a different area of Lincoln only to have it declared blighted in a few years. Let's get real about this, didn't LJS just run an article about the percentage of unemployed in our state? "

 Just Curious wrote on February 26, 2008 8:19 am:
" Just wondering what happens to the rest of the homes on this same block as the apartments? Do they become blighted as well and are the owners/renters of those homes sent packing? I can't imagine owners of the new townhomes really wanting to purchase and live in the same neighborhood as some of the homes and lower income in that same block. Unfortunately the people living there are the working poor and stuggling to survive as it is. If they are displaced, where do they go from there? Many can barely afford the rent they are paying on the homes they are in. Wouldn't TIF money be better served to repair the neighborhood and structures that are there and help the low income have a better place to live than run them out of their homes? "

 oh heck with it wrote on February 26, 2008 8:22 am:
" Look City quit wasting everyones time and BLIGHT the whole City that way everyone can get some benefits. "

 Pat wrote on February 26, 2008 8:38 am:
" Attractive mid to high rise buildings that meet the needs of a wide variety of people seem needed in this location. It is a shame the city isn’t thinking about a wide array of living styles that could support and create increased demand for retail, restaurants, an expanded campus and arena. As many people stated, there is a need for housing that appeals to diverse needs and increases capacity of the area. The plan seems to sustain urban sprawl rather than being a “green concept” that creates and balances buildings as a plan needed to significantly raise the population and diversity.. "

 NO Knees wrote on February 26, 2008 11:16 am:
" While the floor plans aren’t mentioned, I hope this isn’t abusing public trust via discriminating by design. It is not just the rich or poor who may face discrimination, but also those who require housing that lacks stairs. If confined to a wheel chair, e.g. Spouse stroke victim or other maladies that impair quality of life; housing that takes advantage of public funds should meet the needs of a growing population of disabled who as couples or individuals want to be homeowners. Would this project exclude a vulnerable population due to design of the townhomes? . "

 Dave wrote on February 26, 2008 9:26 pm:
" Only one block? How about the rest of the near south?
The planning commission can blight a corm field at NW 56th and the interstate for the good old boys. Give me a break and blight the whole town and get rid of the studies, Save me some money. "

 Carolyn wrote on February 27, 2008 9:01 pm:
" Something is very wrong. Ms. Halperin lets her property go to wreck and ruin, then gets is deemed blighted so she can get money for townhouses and I quote, "blighted enables an urban renewal financing tool called tax increment financing to be used for public improvements associated with the project." Where as we landlords who keep our properties up get our taxes RAISED. Go figure!
"

 Wow wrote on February 28, 2008 4:47 pm:
" Okay. So you're trying to help the city of Lincoln. By forcing people from their homes? How in the world is that going to help? I live right where they plan to blight and where am I going to go? Sorry that I'm not wealthy enough to rent out a townhouse, but really folks...think about it. "

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