South Omaha Study area - City of Waverly ne community housing... · TABLE OF CONTENTS. Waverly,...

WAVERLY, NEBRASKA NEBRASKA INVESTMENT FINANCE AUTHORITY – HOUSING STUDY GRANT PROGRAM.

[Pick the date] Community Housing Study – 2032 Prepared For: The City of Waverly, Nebraska

NOVEMBER,

2012

PARTICIPANTS.

Waverly, Nebraska Community Housing Study – 2032

WAVERLY, NEBRASKA

COMMUNITY HOUSING STUDY – 2032

WAVERLY CITY COUNCIL WAVERLY PLANNING COMMISSION

John Hestermann (President) Greg Rickers

Chad Neuhalfen Joe Dalton

Mark A. Fahleson (Attorney)

DISTRICT 145 PUBLIC SCHOOLS

Dr. Bill Heimann, Superintendent

WAVERLY CHAMBER OF COMMERCE

Jen Kjar, President

This Community Housing Study was funded by the Community of Waverly, including the City of Waverly,

District 145 Public Schools and Waverly Chamber of Commerce, and the Nebraska Investment Finance

Authority Housing Study Grant Program. The Community Housing Study was completed with the guidance

and direction of the City of Waverly Planning Commission.

Consultant:

City Administrator

Doug Rix Mayor

Mike Werner

Zoning Administrator

Adam McKee

Pamela Dingman - Chair Mike Faughn

K.C. Rine Rick Winters

Marilyn Larson Lonnie Burklund

Sarah Wilson

COMPREHENSIVE PLANS & ZONING * HOUSING STUDIES *

DOWNTOWN, NEIGHBORHOOD & REDEVELOPMENT PLANNING *

CONSULTANTS FOR AFFORDABLE HOUSING DEVELOPMENTS*

------------

*Lincoln, Nebraska* 402.464.5383 *

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*Becky Hanna, Tim Keelan, Lonnie Dickson, AICP, Keith Carl*

TABLE OF CONTENTS.

Waverly, Nebraska Community Housing Study - 2032 i

TABLE OF CONTENTS: Table of Contents…………………………………………………………………………………. i

List of Tables……………………………………………………………….................................. iii

SECTION 1 – OVERVIEW OF RESEARCH ACTIVITIES &

EXPECTED OUTCOMES.

Introduction……………………………………………………………………………………… 1.1

Research Approach……………………………………………………………………………... 1.1

Purpose of Study……………………………………………………….................................... 1.2

Summary………………………………………………………………………………………… 1.2

SECTION 2 – WAVERLY COMMUNITY PROFILE.

Introduction……………………………………………………………………………………… 2.1

Population Profile………………………………………………………………………………. 2.2

Income Profile…………………………………………………………………………………… 2.3

Economic Profile………………………………………………………………………………… 2.4

Housing Profile………………………………………………………………………………….. 2.5

SECTION 3 – COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.

Introduction……………………………………………………………………………………… 3.1

Waverly Community & Housing Survey……………………………………………………. 3.2

Workforce Housing Needs Survey……………………………………………………………. 3.3

Housing Goals & Action Steps………………………………………………………………... 3.4

TABLE OF CONTENTS.

Waverly, Nebraska Community Housing Study - 2032 ii

SECTION 4 – WAVERLY HOUSING DEMAND.

Introduction……………………………………………………………………………………… 4.1

Housing Demand Potential……………………………………………………………………. 4.1

Housing Target Demand………………………………………………………………………. 4.4

Housing Demand by Income Sector………………………………………………………….. 4.5

Housing Demand per Population Sector/Proposed Types by Price Products…………. 4.8

Residential Site Analysis……………………………………………………………………… 4.12

SECTION 5 – WAVERLY HOUSING ACTION PLAN &

HOUSING FUNDING SOURCES.

Introduction……………………………………………………………………………………… 5.1

Housing Projects……………………………………………………………………………. 5.1

Implementing the Waverly Housing Action Plan…………………………………………. 5.6

Housing Funding Sources………………………………………………………………….. 5.7

APPENDIX I –

WAVERLY TABLE PROFILE.

APPENDIX II –

WAVERLY COMMUNITY & HOUSING AND

WORKFORCE HOUSING SURVEY RESULTS.

TABLE OF CONTENTS.

Waverly, Nebraska Community Housing Study - 2032 iii

LIST OF TABLES: Table Page

4.1 Estimated Housing Demand – Target Demand & Required Budget

Waverly, Nebraska

2032………………………………………………………………………………

4.4

4.2 Area Household Income (AMI) - Adjusted

Waverly, Nebraska

2012………………………………………………………………………………

4.6

4.3 Estimated Year-Round Housing Demand By Income Sector

Waverly, Nebraska

2032………………………………………………………………………………

4.6

4.4 Housing Land Use Projections/Per Housing Type/Age Sector

Waverly, Nebraska

2032………………………………………………………………………………

4.7

4.5 Housing Demand – Target Populations

Waverly, Nebraska

2032………………………………………………………………………………

4.9

4.6 Housing Demand – Specific Types By Price Product

Waverly, Nebraska

2032………………………………………………………………………………

4.10

WAVERLY, NEBRASKA

[Pick the date] Overview of Research Activities & Expected Outcomes.

SECTION 1

SECTION 1 OVERVIEW OF RESEARCH ACTIVITIES & EXPECTED OUTCOMES.

Waverly, Nebraska Community Housing Study - 2032 1.1

OVERVIEW OF RESEARCH ACTIVITIES

&

EXPECTED OUTCOMES.

O INTRODUCTION O

This Community Housing Study provides statistical

and narrative data identifying a housing profile and

demand analysis for the City of Waverly,

Nebraska. The Study describes the past, present

and projected demographics, economic and housing

conditions in the Community, as well as a “Housing

Action Plan,” identifying recommended housing

projects for the near future.

This Community Housing Study was conducted for

the City of Waverly by Hanna:Keelan Associates,

P.C., a Nebraska based community planning and

research consulting firm. The Waverly Planning

Commission, local elected officials, an organized

“Housing Sub-Committee” and the Citizens of

Waverly, all provided invaluable information.

Funding for the Community Housing Study was

provided by the COMMUNITY OF WAVERLY and a

Housing Study Grant from the NEBRASKA

INVESTMENT FINANCE AUTHORITY. This

Housing Study was completed in conjunction with

the update of the Waverly Comprehensive Plan.

O RESEARCH APPROACH O

This Community Housing Study is comprised of

information obtained from both public and private

sources. All 2000 and 2010 demographic, economic

and housing data for the City of Waverly was derived

from the U.S. Census and the 2006-2010 American

Community Survey. The projection of demographic,

economic and housing data was completed by the

Consultant, with the use of these and other data

sources.

To facilitate effective both short- and long-range

planning and implementation activities, housing

demand projections were developed for a 10- and

20-year period. The implementation period for

this Housing Study will be November, 2012 to

November, 2032.



O PURPOSE OF STUDY O “The purpose of this Housing Study is to create a

‘housing vision’ and a ‘vehicle to implement’

housing development programs with appropriate

public and private funding sources for the City of

Waverly. This will insure that proper guidance is

observed in the development of various affordable

housing types for persons and families of all

income sectors.”

The objectives of this Community Housing Study

are threefold: (1) analyze the recent past and

present housing situation in Waverly, with

emphasis on the need for workforce, elderly and both

rental and owner housing options; (2) identify the

future target housing needs of the Community;

and (3) provide a process for educating and

energizing the leadership of the City of Waverly

to take a more active role in improving and creating

new, modern and safe, both market rate and

affordable housing options.

This Housing Study included both quantitative and

qualitative research activities. The Qualitative

activities included a comprehensive Community citizen

participation program consisting of Surveys and

meetings with an organized Planning Steering

Committee that identified the issues and needs of the

Community. Quantitative research activities included

the gathering of multiple sets of statistical and field data

for Waverly. The collection and analysis of this data

allowed for the projection of the Waverly population and

household base, income capacity and housing profile and

demand.

O SUMMARY O

The City of Waverly is an increasingly growing

Community, located in Lancaster County, at the

northern edge of the City of Lincoln. Since the early

1990s, the Community has concentrated on the

development of new businesses and industries,

production of new housing and the creation of a public

school system of high quality that is second to none in

the area. Since 1990, the City of Waverly has

increased in population at an average annual rate of

3.5 percent.



The City of Waverly will reach an estimated population of at least 4,110 by 2022 and 4,660 by 2032. These

populations will represent increases of 775 persons, or 23.2 percent, and 1,325 persons, or 39.7 percent, respectively,

from the current (2012) estimated population of 3,335.

To meet the housing needs of its current and future residents, Waverly should strive to develop up to 385 new

housing units, by 2022, and 635 housing units by 2032. In the next 20 years, approximately 470 housing units

should be for owner households, consisting of a blend of entry-level to upper income single family units. Special

attention should be directed at meeting the housing needs of younger households, including members of the local

workforce. Up to 165 rental units should be built to accommodate the housing needs of families, elderly and special

population households, as well as the housing needs of local workforce families. An estimated 211 acres of land

will be needed for residential development in Waverly, during the next 20 years.

In addition to the targeted 635 new housing units, the City of Waverly should pursue the development

of a licensed Assisted Living Facility, by 2022, consisting of 24 to 36 units. An Assisted Living Facility

will aid in extending the level of continuum of (housing) care for older adults in Waverly.

Additional housing units could be built outside the Corporate Limits of Waverly, but within the City

One-Mile Planning Jurisdiction, by 2032. These housing units should be constructed in a planned rural

subdivision to eventually be annexed by the City.

The most critical housing issues in Waverly are to promote the development of housing for the local

workforce population affordable to all salary income levels. Other priority housing needs in Waverly include

providing housing opportunities for the elderly, first time homebuyers and middle-income persons and families,

including new housing units of various types and styles, having three+-bedrooms. Future population and household

growth in Waverly will be driven by new and expanded economic development and public service activities, not only

in Waverly but in northern Lancaster County.

WAVERLY, NEBRASKA

[Pick the date] Waverly Community Profile.

SECTION 2

SECTION 2 WAVERLY COMMUNITY PROFILE.


WAVERLY COMMUNITY PROFILE.

O INTRODUCTION O

This Section of the Waverly, Nebraska Community Housing Study provides a Community Profile of

Waverly, addressing the topics of population, income, the local economy and housing. Presented are both

trend data and projections. Emphasis is placed on a 10- and 20-year projection of change.

Population, income, economic and housing projections are critical in the determination of both housing demand and

need in Waverly by 2032. The statistical data, projections and associated assumptions presented in this Profile will

serve as the very basic foundation for preparing Waverly with a future housing stock capable of meeting the needs of

its citizens.

The analysis and projection of demographic variables are at the base of all major planning decisions. The careful

study of these variables assists in the understanding of changes which have and are occurring in a particular

planning area. The projection of pertinent demographic variables, in Waverly, included a 20 year period,

November, 2012 to November, 2032. This planning period provides a reasonable time frame for development and

allows the Consultant to propose demographic projections with a high level of confidence.

The following narrative provides the basic foundation for population, income and housing trends and projections in

Waverly. All statistical Tables are included in Appendix I of this Community Housing Study.



O POPULATION PROFILE O

The population of the previous two Decennial

Censuses (2000 and 2010) recorded an increase in

population for Waverly. The City’s population

increased from 2,448 in 2000, to 3,277 in 2010. This

represents an increase of 829 persons, or 33.8 percent

from 2000 to 2010.

The current estimated population for Waverly is

3,335. Based on population projections, the population

of Waverly for 2022 is expected to increase by 775, or

23.2 percent, to 4,110. The population is projected to

continue increasing through 2022 and 2032, reaching

an estimated population of 4,660 by 2032, an

increase of 1,325 persons or 39.7 percent.

Population increases can be attributed to major

businesses and industries choosing to locate in

Waverly, along with the Community’s location to the

City of Lincoln, which provides ample employment

opportunities. The “19 and Under” age group

experienced the largest increase in population from

2000 to 2010, 850 to 1,151. This age group is projected

to experience the largest increase in population by

2032, an estimated 386 persons, to 1,546, and remain

Waverly’s largest population group. All Census-

defined age groups in the City of Waverly are

projected to increase by 2032, including

workforce, elderly and frail elderly populations.

The current median age in Waverly is an estimated

32.2 years; a decrease of 0.6 years from the 2010

median age of 32.8. Due to an expected increase in the

elderly (55+) age group populations, the trend of a

decreasing median age is projected to reverse during

the next 20 years, increasing to an estimated 34.6

years, by 2032.

Despite an expected increasing population, persons per

household are projected to decrease in Waverly by

2032. In 2000, households contained an average of

2.86 persons, which increased to 2.89 persons for 2010.

The current number of persons per household in

Waverly is approximately 2.87 and is projected to

decrease to 2.72 by 2032. The decrease is attributed to

smaller family sizes residing in single family

dwellings.



O INCOME PROFILE O

Household incomes in Waverly have increased in

recent years and are projected to continue this trend

through 2032. From 2000 to 2010, median income in

Waverly increased from $52,454 to $66,494; an

increase of 26.8 percent. This trend is projected to

continue, with the median income increasing from the

current amount of $67,991 to $76,402 by 2032.

The number of households in Waverly, having an

annual income at or above $35,000, is expected to

remain stable during the next 20 years.

As household incomes in Waverly continue to increase,

so will per capita income. This trend in Waverly

reflects that of Lancaster County. The County’s

current per capita income is an estimated $40,141. By

2022, per capita income in Lancaster County is

projected to increase by an estimated 26.7 percent to

$50,874 and, by 2032, increase to an estimated

$61,164.

A number of households in Waverly are considered to

be “Cost Burdened” and/or have various “Housing

Problems”. A cost burdened household is any

household paying 30 percent or more of their income

on housing costs, which may include mortgage

payments, rent, utilities, and property taxes. A

household is considered to have housing problems if

the housing unit is overcrowded (more than 1.01

person per room) and/or if the unit lacks complete

plumbing.

An estimated 113 owner and 52 renter households in

Waverly are currently cost burdened with housing

problems. Households experiencing cost burden

and/or housing problems are projected to

decrease by 2032, to an estimated 52 owner and

26 renter households. The 2010 American

Community Survey found no homes in Waverly

lacking complete plumbing, but recorded seven

housing units that experienced overcrowded

conditions.



O ECONOMIC PROFILE O

Primary economic information is only available

on the County level. The economic trends and

projections identified for Lancaster County are

strongly represented in the City of Waverly.

The unemployment rate in the County ranged from a

high of 4.3 percent and a low of 2.7 percent, between

2001 and 2011. During this period, the number of

employed persons increased by 10,444.

Currently, an estimated 158,698 employed persons

exist in Lancaster County with an unemployment rate

3.2 percent. The number of employed persons is

expected to increase by 14,958, or 9.2 percent by 2032.

Overall, non-farm employment (wage and salary)

increased by 1.2 percent, between 2009 and 2011. The

largest increases occurred in the Leisure &

Hospitality, Retail Trade and Total Trade Sectors.

The largest decreases were experienced in the State

Government, Natural Resources & Construction and

Goods-Producing Sectors.

The largest employers in Waverly include

District 145 Public Schools, Tractor Supply

Company Distribution Warehouse, MBA Poultry,

Matheson Linweld, Valmont, Millard Lumber

and the Waverly Care Center. A high percentage

of the employees at these industries reside

outside of Waverly and commute to work each

day.



O HOUSING PROFILE O

Households.

An increase in the number of households was recorded in

Waverly, from 2000 to 2010. Households increased from

838 in 2000 to 1,113 in 2010; an increase of 275

households. Currently, Waverly consists of an estimated

1,144 households, including 938 owner and 206 renter

households in Waverly. Owner and renter households

increased by an estimated 28 and three units,

respectively, since the 2010 Census which recorded 910

owner and 203 renter households.

An estimated 1,693 households are projected to

exist in Waverly by 2032. This will equal an

estimated 1,396 owner and 297 renter households.

Group Quarters in Waverly are also projected to increase

from 2012 to 2032. Currently, an estimated 50 persons

reside group quarters. By 2032, an estimated 55 persons

will receive services in a group quarter facility. Group

Quarters consist of dormitories, correctional facilities

and nursing/care centers and are not considered a

household.

Housing Units.

An estimated 1,162 housing units currently exist in

Waverly, consisting of 951 owner units and 211

rental units. Of the 1,162 units, approximately 18 are

vacant, resulting in an estimated overall housing

vacancy rate of 1.5 percent.

The 18 vacant housing units consist of an estimated 14

owner units and four rental units, equaling an overall

owner housing vacancy rate of 1.5 percent and an overall

renter housing vacancy rate of 1.9 percent.

A Housing Structural Condition Survey was

implemented for Waverly to determine the number of

structures showing evidence of minor or major

deterioration or being dilapidated. A total of 1,001

housing structures were reviewed. Of these units, 24.3

percent, or 243 units were determined to be in a minor or

major deteriorating condition.

Housing Values.

Housing values have steadily increased in Waverly since

2000. Currently the estimated median value for owner

occupied homes is $136,800, an increase of 4.2 percent

from the 2010 estimated median value of $131,300 and a

38.7 percent increase from the 2000 estimated median

value of $98,600. By 2032, the median value of owner

homes is projected to increase an estimated 40.2 percent

to $191,800.



Gross rent in Waverly has also increased steadily

since 2000. The median rent increased by $245, or

47.7 percent between 2000 and 2010. The current

median rent in Waverly is an estimated $770 and is

projected to increase to $1,089, or 41.4 percent by

2032.

Affordable housing Stock.

With the population and number of housing units

projected to increase through 2032, it is important that

appropriate, affordable housing stock of various types

be available in Waverly for both new and existing

families. Residents and local housing stakeholders

have expressed a need for larger, more affordable

housing units to meet the demand of bigger families.

Existing residents should also take a proactive

approach in maintaining their dwelling to meet City

code and enhance the appearance of the home.

Waverly should also prepare for an increase in the

number of elderly populations and households. This

should include the development of additional senior

independent living and an assisted living facility that

provide specialized services, during the planning

period.

Four rental housing options currently exist in the City

of Waverly. These include Liberty Estates, Northland

Waverly Apartments, Northmeadows and Reese

Estates. These rental housing programs, totaling 88

units, consist of one-, two- and three-bedrooms, with

monthly rents ranging from $379 to $515. Currently,

all three of these rental housing programs are

experiencing an occupancy rate of 100 percent.

The Waverly Care Center provides skilled nursing

residential services. The Center provides adult and

long-term care and Hospice and operates with an 85

percent occupancy rate. There is no assisted living

facility in Waverly to provide specialized support

services.

The overall lack of elderly rental retirement housing in

Waverly forces the elderly and retirees to find

affordable housing in another Community, typically

Lincoln. Necessary steps should be taken to address

the needs and concerns of Waverly’s elderly

population. Demand for a planned Retirement

Campus, with mixed housing types, including an

assisted living facility, exists in the Community, which

could assist in alleviating several existing housing

issues and barriers for local elderly and retiree

populations.

WAVERLY, NEBRASKA

[Pick the date] Comprehensive Citizen Participation Program.

SECTION 3

SECTION 3 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.


COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.

O INTRODUCTION O

The Waverly Community Housing Study included both qualitative and quantitative research activities.

Discussed in this Section is the citizen participation program used to gather the opinions of the Waverly

citizenry regarding housing issues and housing needs. Planning for the Community’s future is accurate and

most effective when it includes opinions from as many community citizens as possible.

The methods used to gather information from the citizens of Waverly included Planning Commission and Planning

Steering Committee meetings and two important Community Surveys, a “Workforce Housing Needs Survey”

and a “Waverly Community & Housing Survey” that identified the needs and wants of the citizens of

Waverly, including housing. This Survey was distributed throughout the Community in April, 2012.

The Workforce Survey was implemented by major employers, in Waverly, to their employees, also in

April, 2012.



O WAVERLY COMMUNITY & HOUSING SURVEY O

The “Waverly Community & Housing Survey” was distributed to each household in the Community by the local

Boy Scout troop. A total of 133 Surveys were returned. Part of this Survey asked participants to provide their

opinion about specific housing types and areas of greatest housing need in the Community. In addition, a

component of the Survey allowed participants to offer individual comments regarding housing needs. The following

summarizes the results of the housing portion of the Survey. The complete results of the Survey, along with results

and comments of other specific Community needs are available in Appendix II of this Housing Study.

The Survey was completed by 123 owner and

seven renter households in Waverly. Of

these participants, 65 identified their

housing unit as being in “excellent”

condition, while 16 cited a need for “minor or

major repairs”.

17 Survey respondents indicated that they

were not satisfied with their current housing

situation. Reasons included housing being

too small, too expensive or being located in a

floodplain.

A total of 72 of the 133 Survey participants

identified north Waverly, between 134th and

148th Streets as being the most ideal location

for future residential growth and

development.

69 percent of the Survey respondents favored

the City of Waverly using State or Federal

grant funds to conduct an owner housing

rehabilitation program.

52 percent of the Survey respondents

supported the City of Waverly using State or

Federal grant funds to conduct a rental

housing rehabilitation program.


favored the City of Waverly establishing

a local program that would purchase

dilapidated houses, tear down the

houses and make the lots available for a

family or individual to build a house.


supported the City of Waverly using

grant dollars to purchase, rehabilitate

and resell vacant housing in the

Community.

50 percent of the Survey respondents favored

the City of Waverly using State or Federal

grant dollars to provide down payment

assistance to first-time homebuyers.



O WORKFORCE HOUSING NEEDS SURVEY O

The City of Waverly Planning Commission, in cooperation with major employers in the Waverly area, conducted a

Workforce Housing Needs Survey, to determine the specific renter and owner housing needs of the Community’s

workforce. A total of 430 Surveys were returned.

Survey participants were asked to supply information on such subjects as issues and barriers to obtaining affordable

housing, place of employment, annual household income and in what Community or region participants would like

to become either a homeowner or renter. The following presents highlights from the Survey. The entire results of

the Survey are available in Appendix II.

The following major employers participated in the Survey; District 145 Public Schools, MBA Poultry,

Matheson Linweld, Millard Lumber and Waverly Care Center.

A total of 430 employees completed a Survey. This included 278 homeowners and 152 renters. A total

of 85 percent of the Survey participants were not a resident of Waverly.

A total of 64 participants were not satisfied with their current housing situation. Reasons

included the participants home being too small or being too far away from their place of employment.

Survey participants stated that they would like to own a home in Waverly, but are unable to

find decent homes within an affordable price range.

The majority of respondents could afford a home consisting of three+-bedrooms, priced between

$100,000 and $150,000 and afford a monthly payment between $375 and $675. Respondents also stated

they could afford a rental unit with a monthly payment between $400 and $500.

Survey participants were asked to address some of the issues or barriers they experience in obtaining affordable

owner or renter housing for their families. The most common barriers faced when obtaining affordable owner

housing included the cost of housing prices and utilities and the high cost of down payments and closing

costs. The most common barriers faced when obtaining affordable rental housing included a lack of decent

rental units in an affordable price range, excessive rental application fees and/or rental deposits and

the attitudes of landlords and immediate neighbors.



O HOUSING GOALS & ACTION STEPS O

The City of Waverly provided several opportunities for input from various individuals, organizations, groups and

Community leaders, regarding the existing and future housing situation of the City. The information obtained

through planning research activities greatly assisted in identifying and prioritizing housing needs in the

Community.

The following identifies housing goals for the Community of Waverly, followed by a series of “Action Steps” that

should be closely followed in achieving these goals. The “Housing Goals & Action Steps” were created through a

series of Planning Steering Committee meetings and finalized by a Housing & Residential Development Sub-

Committee.



Goal 1: Community Housing Initiative. The City of Waverly should implement a housing development

initiative as a primary economic development activity. Such initiative should include the development of up to 635

new housing units by 2032, including an estimated 470 owner housing units and 165 new rental units. The

development of up to 635 new housing units will add between $144M and $210M to the Waverly property tax base.

This Housing Initiative would provide current and future residents of the Community with access to a variety of

safe, decent and affordable housing types for families and individuals of all age, household size and income sectors.

Action Step 1: Create a Community Housing Advisory

Commission to encourage and monitor housing

development in the City of Waverly. This Housing

Advisory Committee would work directly with both public

and private sectors to encourage the development of

specific housing programs to meet the needs of the

Community’s current and future residents, with emphasis

on housing for young families, the local workforce, retirees

and special populations. By 2032, the City of Waverly

will need to develop an estimated 290 owner units

and 110 rental housing units for families and

persons of younger age and 180 owner and 55 rental

units for elderly individuals and families.

The Community Housing Advisory Commission will be

responsible for designing and implementing an Employer’s

Housing Assistance Program for the local workforce and a

Continuum of Residential Retirement Program for older

adults in the City.

Action Step 2: Plan and implement an Employer’s

Housing Assistance Program, to encourage major

employers in the Waverly area to become directly involved

with assisting their employees in becoming homeowners in

the Community of Waverly. Assistance could include, but

not be limited to, locating and negotiating the purchase of

a house, providing funding assistance, etc. Funding

assistance could be, for example, in the form of a $5,000 to

$10,000 grant and/or low-interest loan to persons and

families for closing costs, down payment, etc. These

homebuyers could also be a participant in a first-time

homebuyers program, funded by either/both the Nebraska

Investment Finance Authority and the Nebraska

Department of Economic Development.

Two or more major employers should consider forming a

limited partnership to develop affordable housing projects

in Waverly, utilizing available public and private funding

sources.

Action Step 3: Initiate a Continuum of (Housing)

Residential Care Program in the Community of

Waverly directed at persons and families 55+ years of age.

This Program would address several facets of elderly

housing needs and development opportunities in Waverly,

including the increasing need for in-home services and

home maintenance, repair and modification of homes

occupied by elderly households in the Community and

additional affordable housing, both owner and rental, with

and without supportive services.



Goal 2: New Housing Developments. New housing developments in the City of Waverly should address the

needs of both owner- and renter households, of all age and income sectors, of varied price products.

Action Step 1: The City of Waverly should identify up to

211 acres of land for new residential development to

meet the estimated need for 635 additional housing

units by 2032. The City should develop housing in both

new and developed areas of the Community.

Action Step 2: Build an estimated 30 units of owner

housing for households of low- to moderate income, 120

units for moderate income households and an estimated

320 owner units for families and individuals of moderate-

to upper income. Special attention should be given the

construction of single family housing units for younger

households and single family, patio home and town home

units for older adults. New owner housing price

products should range between $127K to $238K,

depending on the type of housing units and the

household income sector being targeted.

Action Step 3: Build an estimated 80 rental housing

units for persons and families of very-low- to moderate-

income and an estimated 85 rental units for households of

moderate- to upper income. The elderly household

population should be targeted for upper income and very-

low income rental units. Low- to moderate income rental

housing units should be constructed for young families.

Rental housing price products in Waverly should

range in monthly rents from $375 to $960, depending

on the size, number of bedrooms and the household

income sector being served. Rental units of all types

should be constructed in Waverly, with emphasis on

duplex rental units for both the elderly and younger

households and single family units for younger, larger

families. A rent to purchase option should be made

available with new single family rental units.

Action Step 4: One or two additional multifamily

rental projects are also recommended for the City of

Waverly, by 2022, to meet the housing needs of young,

single workers in the Community. These projects should

be designed and developed in a size and scale suitable for

the neighborhood location.

Action Step 5: The Community of Waverly should strive

to combine “new” services and shopping opportunities with

“new” housing developments.

Action Step 6: Future housing development programs in

Waverly should be concentrated in the eastern portion of

City, north of Interstate 80 and northeast of existing

industrial developments.

Action Step 7: The Community of Waverly should

consider new, modern housing development types, such as

housing in the Downtown and a New Urbanism

Neighborhood development.

Action Step 8: A 24 to 36 unit Assisted Living

Facility should be planned and built in the City of

Waverly within the next 10 years.

Action Step 9: New housing development in the City

of Waverly should include the construction of

housing that is complete in accessibility and use by

persons and families with special needs.



Goal 3: Existing Owner and Rental Housing

Stock. Housing rehabilitation programs and activities

in the City of Waverly should strive to protect and

preserve the existing housing stock of the Community.


establish a housing rehabilitation program for both owner

and rental housing units, with emphasis on meeting the

housing rehabilitation needs of the elderly, low income

families and housing occupied by persons with special

needs.

Action Step 2: As needed, the City should establish a

policy of condemning and demolishing housing of a

dilapidated state, not cost effective to rehabilitate.


recognize and make a concentrated effort to preserve

housing of historical significance, as an effort to secure the

history of Waverly.

Goal 4: Financing Housing Development. The

City of Waverly and housing developers should

consider both public and private funding sources to

both construct new housing and maintain the existing

housing stock.

Action Step 1: The City should pursue State and Federal

Grants to assist in financing housing rehabilitation,

housing purchase, rehabilitate and resale and first-time

homebuyers programs. The City and private builders

should pursue such funding from the Nebraska Investment

Finance Authority and Nebraska Department of Economic

Development.

Action Step 2: The City should utilize Tax Increment

Financing to assist in the financing of new housing

developments, specifically public facility and utility

requirements.

Action Step 3: Housing developers in Waverly should be

encouraged to pursue securing any and all available tools

of financing assistance in the development of new housing

projects in the Community. This assistance is available

with the Nebraska Investment Finance Authority,

Nebraska Department of Economic Development, Federal

Home Loan Bank and the Department of Housing and

Urban Development, in the form of grants, tax credits and

mortgage insurance programs.



Goal 5: Impediments to Fair Housing Choice. As

a Community, Waverly will need to identify, discuss

and establish a plan to eliminate all barriers and

impediments to fair housing choice in the City. All

sectors of the Community, both public and private,

should play a role in this process. This would include

the involvement of City Government, schools, churches

and the local business sector.

Action Step 1: Address the following, primary

impediments to fair housing choice in Waverly. For

Owner Households – Housing Prices, Excessive Down

Payment and Closing Costs and Cost of Insurance.

For Renter Households – Lack of Available Decent

Rental Units in the Price Range, Excessive

Application Fees and/or Rental Deposit and

Attitudes of Landlords and Neighbors.

Action Step 2: The City of Waverly should prepare and

approve, by Ordinance, a Fair Housing Policy, to insure

all current and future residents of the Community do not

experience any discrimination in housing choice.

WAVERLY, NEBRASKA

[Pick the date] Waverly Housing Demand.

SECTION 4

SECTION 4 WAVERLY HOUSING DEMAND.


WAVERLY HOUSING DEMAND.

O INTRODUCTION O

This Section of the Waverly, Nebraska Community Housing Study provides a projected housing demand

analysis for the City of Waverly. The demand analysis includes the identification of the target housing demand

in Waverly, for all age and income sectors and household sizes.

O HOUSING DEMAND POTENTIAL O

To effectively determine housing demand potential, three separate housing demand components were reviewed.

These included (1) housing demand based upon new households, the replacement of substandard housing

units and the need for affordable housing units for persons/ families cost burdened, (2) vacancy

deficiency (demand), and (3) local “pent-up” housing demand. The following describes each of these

components.

(1) HOUSING DEMAND-NEW HOUSEHOLDS, REPLACEMENT & AFFORDABLE DEMAND

New households, the replacement of substandard housing and the assistance that can be provided to maintain

affordable housing, for both its present and future households, are important considerations in the determination of

a housing demand potential for any particular neighborhood or community.

New Households

The City of Waverly will increase in population during the next 20 years, an estimated 1,325 residents, to a 2032

population of 4,660. This will include an estimated increase of 549 households from 2012 to 2032.

Owner households will increase by an estimated 458 in Waverly, by 2032, for a total of 1,396 owner

households.

By 2032, Waverly will have an estimated 297 renter households, a 20-year increase of 91 households.



Substandard Units/Overcrowded Conditions

A substandard unit, as defined by HUD, is a unit lacking complete plumbing, plus the number of households with

more than 1.01 persons per room, including bedrooms, within a housing unit. The 2000 Census, the 2006-2010

American Community Survey and the field work completed by Hanna:Keelan in Waverly produced data identifying

substandard housing units and housing units having overcrowded conditions.

The housing structural conditions survey completed in the City of Waverly, conducted by Hanna:Keelan,

identified one dilapidated housing structure and 16 structures with major deteriorating conditions. These

structures should be targeted for demolition during the next 10 years and replaced with appropriate, modern,

safe and decent housing units.

Currently, an estimated seven housing structures in Waverly have overcrowded conditions. By 2032, this

number of overcrowded housing units could triple, if action is not taken to build housing units with more

bedrooms and baths to accommodate larger families.

Households Cost Burden

Owner or renter households experiencing renter or owner cost burden are paying more than 30 percent of their

income towards housing costs. Currently, an estimated 12 percent of all households in the City of Waverly are

considered cost burden. This equals an estimated 165 total households, 113 owner and 52 renter households. By

2032, the number of renter and owner (housing) cost burdened households will, at best, remain stable, but not

decline, unless action is taken to create more affordable housing units in Waverly.



(2) HOUSING VACANCY DEFICIENCY (DEMAND)

Housing vacancy deficiency is defined as the number of vacant units lacking in a Community, whereby the total

percentage of vacant, available, code acceptable housing units is less than 6 to 7 percent. A vacancy rate of 5 to 6

percent is the minimum rate recommended for a Community, similar in size to Waverly, to have sufficient housing

available for both new and existing residents. The determination of housing vacancy deficiency in the City of

Waverly considered a 5 percent vacancy of the current year-round vacant housing stock, in good or fair condition,

meeting today’s housing code standards.

The City of Waverly has a current estimated housing vacancy rate of only 1.5 percent. This includes a 1.5 percent

vacancy for owner units and 1.9 percent vacancy for rental units. The City has a high housing vacancy

deficiency of owner and rental housing units.

(3) “PENT-UP” HOUSING DEMAND

The “Pent-Up” housing demand is defined as those current residents of the City of Waverly needing and/or

wanting to secure a different and/or affordable housing type during the next 20 years. This would include persons

from all household types and income sectors of the City, including elderly, families, special populations, etc., very-

low – to high-income. This includes persons and families needing a different type of housing due to either a decrease

or increase in family size, as well as households having the income capacity to build new and better housing. Most

often, pent-up housing demand is created by renter households wanting to become a homeowner, or vice-a-versa.

By 2032, an estimated 5 to 7 percent of the current households in the City of Waverly will need and/or

want to change their current housing situation.



O HOUSING TARGET DEMAND O

Table 4.1 identifies the estimated housing target demand for Waverly, for both 2022 and 2032. Community

leadership and Local housing stakeholders and providers need to be focused on this housing target demand and

achieving reasonable goals that will effectively increase the quantity and quality of the housing stock in Waverly.

The total estimated housing target demand for Waverly, by 2022, is 385 housing units, including 285 owner

and 100 rental units, for an estimated development cost of $72 Million. By 2032, a total of 635 housing units,

including 470 owner and 165 rental units, for an estimated cost of $124 Million, is recommended for the City of

Waverly.

In addition to the targeted 635 new housing units by 2032, the City of Waverly will need to pursue the

development of a licensed Assisted Living Facility, consisting of 24 to 36 units, by 2022.

TABLE 4.1

ESTIMATED HOUSING DEMAND -

TARGET DEMAND & REQUIRED BUDGET

WAVERLY, NEBRASKA

2022 & 2032

Target Demand*

Total

Est.

Required

Owner Rental Demand Budget

2022 285 100 385 $72M

2032 470 165 635 $124M

*Based upon new households, providing affordable housing for 20% of cost burdened

households, with housing problems, replacement of 20% substandard (HUD)

housing stock, absorb housing vacancy deficiency by creating 5% vacancy rate

consisting of structurally sound housing units, build for Pent-Up demand.

Source: Hanna:Keelan Associates, P.C., 2012



O HOUSING DEMAND BY INCOME SECTOR O

Table 4.2 presents the estimated household AMI, per household size.

Table 4.3 identifies the estimated housing demand by income sector for the City of Waverly, by 2032.

Approximately 635 new units should be targeted, consisting of 470 owner units and 165 rental units. New owner units

should focus on addressing the needs and demands of individuals and families who have an Area Median Income (AMI) of

51 percent or higher. New rental units should focus on meeting the needs of individuals and families of all AMI ranges.

A majority of units created in the City of Waverly should cater to persons and families at the 81%+ AMI income ranges,

persons and families of moderate- to upper income. This income range represents a majority of the population that

resides in Waverly. While engaging in the development and/or rehabilitation of housing for all income ranges, housing

stakeholders must be cognizant of the incomes of the City’s population and provide the necessary housing that will

provide the most benefit to persons and families in need of safe, decent and affordable housing.



TABLE 4.2

AREA HOUSEHOLD INCOME (AMI) - ADJUSTED

WAVERLY, NEBRASKA

2012

1PHH 2PHH 3PHH 4PHH 5PHH 6PHH 7PHH 8PHH

30% AMI $14,850 $16,950 $19,050 $21,150 $22,850 $24,550 $26,250 $27,950

50% AMI $24,700 $28,200 $31,750 $35,250 $38,100 $40,900 $43,750 $46,550

60% AMI $29,640 $33,840 $38,100 $42,300 $45,720 $49,080 $52,500 $55,860

80% AMI $39,500 $45,150 $50,800 $56,400 $60,950 $65,450 $69,950 $74,450 100%AMI $49,400 $56,400 $63,500 $70,500 $76,200 $81,800 $87,500 $93,100 125%AMI $61,750 $70,500 $73,975 $88,125 $95,250 $102,250 $109,375 $116,375

*Lincoln/Lancaster County Metropolitan Area.

Source: Hanna:Keelan Associates, P.C., 2012.

TABLE 4.3

ESTIMATED YEAR-ROUND HOUSING DEMAND BY INCOME SECTOR

WAVERLY, NEBRASKA

2032

Income Range

Tenure

0-30%

AMI

31-50%

AMI

51-80%

AMI

81%-125%

AMI

126%+

AMI

Totals

Owner 0 0 30 120 320 470

Rental 14 30 35 40 46 165




Table 4.4 identifies estimated housing land use projections/per housing type by age sector in the City of

Waverly, by 2032. Overall, the City will require an estimated 211 acres of land for residential development.

Approximately 63.5 percent of needed, future residential land, or 134 acres should be used to develop single family

units for households in the 18 to 54 years age group. This will include both owner and rental units consisting of a

wide variety of housing units. Single family units could also be part of a Credit- or Lease-To-Own housing program.

Approximately 36.5 percent of the residential land needed in Waverly, by 2032, should be used to develop owner and

rental units for households at 55+ years of age. A mixture of housing types is identified for older adult populations,

including single family, patio home, town home and two- and three-unit structures.

A recommended 24 to 36 unit licensed Assisted Living Facility in Waverly, by 2022, will require up to 4.5

acres of land area.

TABLE 4.4

HOUSING LAND USE PROJECTIONS/ PER HOUSING TYPE/ AGE SECTOR

WAVERLY, NEBRASKA

2032 Age Sector Type of Unit #Owner /

#Rental

Land Requirements

(Acres)

18 to 54 Years Single Family Units* 258 / 21* 112.0

Patio Home Units 12 / 0 4.0

Town Home Units 20 / 0 6.5

Duplex Units 0 / 24 5.0

Apartment .Multi-Family Units 0 / 62 6.5

Totals 290 / 110 134 Acres

55+ Years Single Family Units 104 / 0 42.0



Duplex/Triplex Units 0 / 40 8.0


Total Units / Acres 470 / 165 211 Acres

*Includes Credit- or Lease-To-Own Units.

NOTE: City of Waverly will require a 24 to 36 unit licensed Assisted Living Facility by 2022. Source: Hanna:Keelan Associates, P.C., 2012



ASSISTED LIVING FACILITY – EXAMPLES

Meadowlark Pointe Assisted Living, Cozad, NE (38 units)

Good Samaritan Estates, Albion, NE (28 units)

Good Samaritan Hillcrest Terrace, Alma, NE (16 units)



O HOUSING DEMAND PER POPULATION SECTOR/

PROPOSED TYPES BY PRICE PRODUCTS O

Table 4.5, Page 4.8, identifies the recommended 2032 housing demand in the City of Waverly for target

population groups and proposed housing types, by Area Median Income (AMI). Household sector

populations include elderly, family and persons with a special need(s).

By 2032, 635 additional housing units are targeted for Waverly, including of 470 owner and 165 rental units. An

estimated 180 owner and 55 rental units should be targeted for elderly households, 55+ years of age, with 290 owner

and 110 rental units targeted for non-elderly families. An estimated 24 owner and 16 rental housing units in

Waverly should be built for persons with a special need(s), by 2032. An estimated 340 owner and 101 rental

units will be needed for low- to moderate-income workforce households in Waverly.

Table 4.6, Page 4.9, identifies specific housing types, by price product, by Area Median Income (AMI), for

Waverly, by 2032. The owner housing type most needed are three-bedroom units, priced at or above $237,000. The

rental unit most needed in Waverly, by 2032, will be two-bedroom units, with a monthly rent at or above $865.

Owner units for the City’s workforce population should consist of three-bedroom units and be priced at or above

$137,500. Rental units for the City’s workforce population should consist of two- and three-bedroom units with an

estimated average monthly rent at or above $595.



TABLE 4.5

HOUSING DEMAND POTENTIAL – TARGET POPULATIONS

WAVERLY, NEBRASKA

2032

OWNER

UNITS*

HOUSEHOLD AREA MEDIAN INCOME (AMI)

0%-30% 31%-50% 51%-80% 81%-125% 126%+ TOTALS

Workforce

Sector

55% AMI+

Elderly (55+) 0 0 0 62 118 180 92

Family 0 0 24 46 196 266 240

Special

Populations1 0 0 6 12 6 24 8

Subtotals 0 0 30 120 320 470 340

RENTAL

UNITS*

Elderly (55+) 8 12 20 7 8 55 12

Family 2 15 12 30 35 94 85

Special

Populations1 4 3 3 3 3 16 4

Subtotals 14 30 35 40 46 165 101

TOTALS 14 30 65 160 366 635 441

* Includes lease-to-own units.

1 Any person with a special housing need due to a cognitive and/or mobility disability.




TABLE 4.6

HOUSING DEMAND POTENTIAL – SPECIFIC TYPES BY PRICE PRODUCT

WAVERLY, NEBRASKA

2032

PRICE – PURCHASE COST (Area Median Income)

OWNER

UNITS

(31%-50%)

$92,000*

(51%-80%)

$135,500*

(81%-125%)

$184,000*

(126%+)

$237,000*+

TOTALS

Work Force

(55% AMI+)

$137,500*+

2 Bedroom 0 10 40 60 110 40

3+ Bedroom 0 20 80 260 360 300

TOTALS 0 30 120 320 470 340


RENTAL

UNITS

(0%-30%)

$375**

(31%-50%)

$490**

(51%-80%)

$605**

(81%125%)

$865**

(126%+)

$990**+

TOTALS

Work Force

(55% AMI+)

$595**+

1 Bedroom 6 6 4 6 8 30 6

2 Bedroom 6 16 21 22 22 87 51

3+ Bedroom 2 8 10 12 16 48 44

TOTALS 14 30 35 40 46 165 101

*Average Affordable Purchase Price.

**Average Affordable Monthly Rent.




O RESIDENTIAL SITE ANALYSIS O Housing Development within the Corporate Limits.

New housing development should be directed to vacant tracts of land located within the Corporate Limits of the City of

Waverly. These areas are located between 141st and 148th Streets. The first area is between Amberly Road and

Interstate 80, at the southern edge of the City. Single family homes are projected to be developed to the east of the

existing Riley Addition, with multifamily units are recommended for the area west of the subdivision. Vacant land

associated with the Anderson North Park Addition, generally north and east of Quentin Street, could potentially contain

single family and duplex dwellings. A more limited development area exists to the north and east of the Liberty Estates

Subdivision to the east and north of Oldfield Street. Approximately 190 housing units could be developed within

these areas, including a licensed Assisted Living facility.

Housing Development with Utility Service Area.

Waverly’s current utility service area supports existing infrastructure systems capable of serving new residential

development in three specific areas beyond the current Corporate Limits. Housing units consisting of single family

homes, patio homes and duplexes would be appropriate developments on land above the floodplains of the Salt Creek.

This area extends north of the Corporate Limits, between 141st and 148th Streets to Waverly Road. One additional area

at the northeast corner of 148th and Heywood Streets is in the utility service area. The development of a mix of single

family dwellings duplexes and/or tri-plexes would be appropriate for this area. This region beyond the Corporate

Limits, but within the City’s current utility service area, could sustain a projected 275 housing units.

Housing Development beyond Current Utility Service Area.

The areas discussed above are within and adjacent the Corporate Limits and the current utility service area and will

support an estimated 465 housing units, which is within the 10-year housing needs projection of 385 housing units.

Projected housing needs through 2032 anticipate the development of an estimated 635 total housing units. This figure

exceeds the current utility service area by approximately 180 housing units. As a result, the City of Waverly will need to

expand its current utility service area to create planned residential growth areas. Three residential growth areas could

include: 1) the area to the northeast of 148th and Waverly Road, 2) areas east and north of the Evandale Estates

Neighborhood, and/or 3) south of the Interstate 80 Corridor.



HOUSING DEVELOPMENT AREAS WAVERLY, NEBRASKA

*Lincoln, Nebraska* 402.464.5383 *

WAVERLY, NEBRASKA

[Pick the date] Waverly Housing Action Plan &

Housing Funding Sources.

SECTION 5

SECTION 5 WAVERLY HOUSING ACTION PLAN & HOUSING FUNDING SOURCES.


WAVERLY HOUSING ACTION PLAN &

HOUSING FUNDING SOURCES.

The greatest challenge for the City of Waverly, during the next 20 years, will be to develop housing units for the low-

to moderate-income elderly and moderate- to high-income family households, with special attention given to

workforce households. Overall, Waverly should strive to build 635 new units; 470 owner units and 165 rental

units, by 2032.

The successful implementation of new housing programs in the City of Waverly begins with the preparation of

reasonable, doable Housing Action Plan. Such a Plan should address all aspects of housing, including new

construction, housing rehabilitation, the reuse of existing and future infill residential lots and appropriate housing

administration and code and zoning enforcement. Also important are the creation of Housing Partnerships by the

residents and elected officials with other housing developers and providers in the City. “The bigger the circle of

Partnerships, the better the delivery of housing.”

Housing Action Plan.

The following Housing Action Plan presents the “priority” housing programs proposed for the City of Waverly

during the next 20 years. Programs include activities associated with the organizational or operational

requirements of the Community to insure housing development exists as an ongoing community and economic

process, housing units for both elderly and non-elderly households, persons with special needs and the preservation

or rehabilitation of the Community housing stock. The Plan defines a purpose and estimated cost for each housing

program and, where relevant, the estimated cost subsidy.



CITY OF WAVERLY, NEBRASKA

HOUSING ACTION PLAN.

Organizational/Operational

Programs, Activities.

Purpose of Activity.

Total Cost.

1.

Create a Community Housing

Advisory Commission to lead

housing capacity building,

educational and housing

promotional activities in Waverly.

A Community Housing Advisory Commission, created by

City Ordinance, would work with selected, pertinent local,

both public and private housing stakeholders and providers

to establish a program of housing, awareness,

understanding and promotion, all in an effort to better

educate the Community on the cause for new and improved

appropriate housing for the residents of Waverly.

Estimated Annual Cost:

$7,500.

2. Create a Waverly Workforce

Housing Initiative/Employers

Assistance Program.

To encourage major employers of Waverly to financially

assist Waverly in developing housing programs identified in

the Housing Action Plan, as well as other pertinent

community and economic development needs of Waverly.

A $75,000 annual contribution

from major employers would be

requested.

3.

Create a Waverly Continuum of

(Housing) Residential Care

Program.

Housing assistance program to address all facets of elderly

housing needs in Waverly, including advocating for the

development of all housing types and needed supportive

services for elderly households; new construction and home

rehabilitation/modification.

A $55,000 annual contribution

from local businesses and

housing providers/stakeholders

would be requested.

4. Create a Waverly Land

Trust/Land Bank Program. Secure land for future housing developments in Waverly.

Estimated Annual Budget:

$300,000.

5. Plan and conduct an annual

Waverly Housing Summit.

Local housing stakeholders and providers would be invited

to an annual presentation of housing accomplishments and

opportunities in Waverly.

Estimated Annual Cost:

$3,500.



Housing for

Elderly/Senior Populations.


Total Cost.

Required Cost

Subsidy.

6. Elderly Duplex/Triplex Rental

Housing Program, 12 Units, 1

and 2 bedroom units, standard

amenities.

To meet the needs of very low- to low-

income households (0% to 50% AMI). $1,800,000. 90% or $1,620,000.

7. Elderly Duplex/Triplex Rental

Housing Program, 24 Units,

2 bedroom units, standard

amenities.

To meet the needs of low- to moderate

income persons and families (51% to

80% AMI).

$3,700,000. 60% or $2,220,000.

8. Elderly Town Home Rental

Housing program, 16 Units,

2 bedroom units, standard

amenities.

To meet the rental housing needs of

moderate-income elderly households

(80%+ AMI).

$2,700,000. 25% or $568,000.

9. Waverly Elderly

Homeownership Initiative, 50

Units, 24 single family, 14 town

home and 12 patio home units, 2


amenities, complete accessibility

design.

To meet the needs of Moderate-income

elderly households (80%+ AMI). $9,600,000. 20% or $1,900,000.

10. Develop up to 30 units of elderly

rental housing in a licensed

Assisted Living Facility with

supportive/ specialized

services.

Develop a modern Assisted Living

Facility for near-independent and

frail-elderly residents of Waverly.

$3,900,000. 20% or $780,000.



Housing for

Special Populations.


Total Cost.

Required Cost

Subsidy.

11. Single Family Affordable

Homeowner Development, 8 Units,

2 and 3 bedroom units, standard

amenities, complete visitability,

accessibility design.

To meet the needs of low- to

moderate-income (50%+ AMI),

Special Population Households,

Households with a Person(s) with a

Disability.

$1,290,000. 65% or $840,000.

12. Duplex /Triplex Rental housing

Program, 7 units, 2 bedroom units,

standard amenities, complete

visitability, accessibility design.

To meet the affordable housing needs

of very-low to moderate-income (30%+

AMI), Special Population

Households, Households with a

Person(s) with a Disability.

$1,195,000.

85% or $1,016,000.

Program will require

an estimated 70%

operational subsidy.

Housing for Families.


Total Cost.

Required Cost

Subsidy.

13. Family Rental, Single Family,

CROWN Program, Rent-To-Own, 16

Units, 3+ bedroom houses, standard

amenities.


of low- to moderate-income

households (50%-60% AMI).

$2,800,000. 75% or $2,100,000.

14. Multi-Family Rental Housing

Program, 40 Units, four buildings, 2


amenities.

To meet the affordable rental housing

needs of low- to moderate-income

households (50%-125% AMI).

$5,000,000. 35% or $1,750,000.

15. Single Room Occupancy Housing

Program, 12 rooms, 1 building.


moderate-income, single person

households (35% to 60% AMI).

$960,000. 70% or $672,000.

16. Waverly Family Homeownership

Initiative , 90 Units, 60 single family,

20 town home and 10 patio home units,

3+ bedroom units, standard amenities.


of moderate- and upper-income

family households (80%+ AMI).

$18,500,000. 15% or $2,775,000.



Housing Preservation.


Total Cost.

Required Cost

Subsidy.

17.

Housing Code Inspection Program.

To provide a year-round, on-going

housing inspection and enforcement

program.

Estimated annual cost:

$36,000 to $52,000. 100%.

18. Single Family Owner Housing

Rehabilitation Program, 40 Units,

moderate rehabilitation at $32,000 to

$38,000 per unit, by 2032.


moderate-income households (35% to

80% AMI).

$1,440,000. 80% or $1,152,000.

19. Purchase and Demolition of 20

substandard, dilapidated housing units,

by 2032.

Land bank property (lots) for use of

redevelopment.

$1,120,000. 100%.

20. Single Family Purchase-Rehab-

Resale Program, 16 Units,

3+ bedroom houses, standard

amenities, by 2032.

To meet the affordable homeowner

needs of moderate-income households

(55% to 80% AMI).

$2,700,000. 65% or $1,735,000.



O IMPLEMENTING THE WAVERLY HOUSING ACTION PLAN. O

The successful implementation of the Waverly Housing Action Plan depends on a firm understanding of the local

housing industry and available housing funding resources. Solutions to housing opportunities in Waverly can be

achieved with a pro-active approach via collective partnerships among housing developers and funders, non-profit

organizations, local elected officials and Waverly citizenry.

The development of Affordable housing in Waverly will require the strategic application of a variety of both public

and private funding sources. Typical private funding is secured from Banks and Credit Unions, Foundations, Major

Employers and individuals with a passion for funding housing and sustaining the livability of a neighborhood.

“Affordable housing applies to persons and households of all income sectors of the Community.

Affordable Independent Living Housing requires no more than 35 percent of the occupant's annual

income for the cost of rent and utilities, or mortgage and associated mortgage interest payment,

insurance and utilities for owner housing.”

“Traditional “low-income housing” is for persons and families at 0% to 80% of the Area Median Income,

commonly referred to as "Very-Low to Moderate Income". Housing for households within this income range, typically

requires one or more public program of financial intervention or support for buying down either or both the cost of

development and/or operation, allowing the housing to be affordable (see above). The use of public programs of

financial support will, typically, require income and rent or purchase limits.”

“Market-Rate Housing”, as it is typically referred to, is housing, both owner and rental, that typically meets the

current "street cost", utilizing no programs of public intervention or support, but, yet, is affordable (see above) to the

tenant.”

“Section 8 Rental Housing (Project-Based),” is a government-funded program that provides rental housing to

low-income households in privately owned and managed rental units. The subsidy stays with the building; when you

move out, you no longer have the rental assistance. Most units rental cost will be 30 percent of your household

adjusted gross income. There may be a variety of housing types available through this program including single-

family homes, townhomes, or apartments.

“Section 8 Rental Housing (Tenant-Based).” Families with a tenant-based voucher choose and lease safe, decent,

and affordable privately-owned rental housing.



O HOUSING FUNDING SOURCES. O

To produce new and upgrade existing renter and owner occupied housing in a Nebraska Community, a

public/private partnership must occur to access affordable housing programs, which will reduce the cost of

development and/or long-term operations. The following information identifies various funding sources, programs

and strategies available to assist in financing future housing activities in a Community. The (strategic) combination

of two or more sources can assist in reducing development and/or operational costs of proposed affordable housing

projects.

LOCAL FUNDING OPTIONS

Local funding for use in housing development and improvement programs are limited to two primary sources (1)

local tax base and (2) dollars secured via state and federal grant and loan programs, which are typically only

available to local units of government (Village, City or County).

Local Tax Base

Tax Increment Financing (TIF) can use added property tax revenues, created by growth and development in a

specific area, to finance improvements within the boundaries of a designated Redevelopment Area. Utilizing the

Nebraska Community Development Law, each Community in Nebraska has the authority to create a Community

Redevelopment Authority (CRA) or Community Development Agency (CDA).

A City or Village with a CRA or CDA has the authority to use TIF for commercial, industrial and residential

redevelopment activities. The CRA/CDA can utilize TIF for public improvements and gain the revenue associated

with these improvements. The tax increment is the difference between the taxes generated on an existing piece of

property and the taxes generated after the redevelopment occurs. One hundred percent (100%) of the increment can

be captured for up to 15 years, by the CRA, and used for public improvements in a designated Redevelopment Area.

Every Community in Nebraska is eligible to utilize TIF, after a CRA or CDA has been established and a Blight and

Substandard Determination Study has been completed by the Community. TIF may be used for infrastructure

improvements, public façade improvements in the Downtown and to purchase land for commercial or industrial

development.

The City of Waverly is actively involved in providing TIF to new commercial and industrial

developments. The City needs to move forward with the use of TIF for residential developments.



Other Local Options

Local Housing Authority – Public Housing Authorities or Agencies can sponsor affordable housing programs. The

Housing Authority is empowered by existing legislation to become involved in all aspects of affordable housing in the

Community. The Housing Authority has access to a variety of sources of funding, as well as the ability to secure tax

exempt bond financing for local based housing projects. The City of Waverly does not currently have a

Housing Authority.

Local Major Employers and/or Community Foundation Assistance – This is a common occurrence today

within many cities and counties nationwide, in an effort to provide housing opportunities to low- and moderate-

income persons and families. Major local employers and community foundations are becoming directly involved in

housing developments and improvements. These Foundations and/or major Employers could provide the following:

a) Direct grants;

b) Low interest loans;

c) Letter of Credit, for all or a percentage of loans;

d) GAP Financing – provides financing to cover the unfunded portion of development costs, as a deferred or less

than market rate loan to the development;

e) Mortgage Interest Rate Subsidy – provides buy down of a conventional loan;

f) Purchase Bonds/Tax Credits – make a commitment to purchase either/both taxable/tax exempt bonds and/or

low-income tax credits utilized to finance housing development.

Local Lender Participation – Local and regional lending institutions serving a particular Community or County

should create a partnership to provide technical assistance to housing developers and share bridge- and permanent

financing of local housing programs.

The previously described local funding options could be used separately or “pooled” together and utilized in equal

proportions for the implementation of City or County-wide housing programs.



STATE PROGRAMS

State programs available to assist in funding a community housing initiative include resources available from the

Department of Economic Development (NDED), Nebraska Investment Finance Authority (NIFA),

Nebraska Energy Offices (NEO) and Nebraska Department of Health and Human Services (NDHHS).

The following describes the primary housing funding programs provided by these State agencies.

Nebraska Department of Economic Development (NDED)

The proposed 2013 Annual Action Plan, prepared and administered by the NDED, has the following, approximate

allocations of State and Federal funds available for housing activities.

$9 Million Community Development Block Grant

$2.7 Million HOME Investment Partnership Fund

$956,000 Emergency Shelter Grant Program

$2 Million Homeless Shelter Assistance Trust Funds

$6 Million Nebraska Affordable Housing Trust Fund

$347,000 Housing Opportunities for Persons with AIDS

The NDED also administers the non-entitlement Community Development Block Grant (CDBG) program,

available to local Community and County municipalities for financing housing, planning and public works projects.

All Nebraska Counties and Communities are an eligible applicant for CDBG funds. Lincoln and Omaha receive an

annual allocation of CDBG funds, from the Department of Housing and Urban Development, as entitlement

communities. The remaining Nebraska Communities are classified as non-entitlement Communities and compete

annually for CDBG funds for various community and economic development programs, including housing. Seven

Nebraska Communities, each with a population of 20,000 to 49,999 are eligible for multi-year CDBG funding from

the Comprehensive Revitalization Category of funding.

The NDED also administers the HOME funds. HOME funds are available to authorized, local or regional based

Community Housing Development Organizations (CHDOs) for affordable housing repair and/or new construction,

both rental and owner. An annual allocation of HOME funds is established for CHDOs based on individual housing

programs. HOME funds are also available to private developers, via a local non-profit as gap financing on affordable

housing projects.



Nebraska Affordable Housing Trust Fund (NAHTF) – The NAHTF is available to assist in funding affordable

housing programs. The Trust Fund is administered by the NDED and is used to match with Low-Income Housing

Tax Credit allocations, for new affordable rental housing, funding of non-profit operating assistance, financing

distressed rental properties and the acquisition/rehabilitation of existing rental programs.

Nebraska Investment Finance Authority (NIFA)

The NIFA is a primary provider of funding for affordable housing development in Nebraska. The primary program is

the Section 42 Low Income Housing Tax Credits (LIHTC) utilized to help finance both new construction and

rehabilitation of existing rental projects.

A popular LIHTC Program is the CROWN (Credit-to-Own). CROWN is a lease-to-own housing program developed to

bring home ownership within reach of very low-income households while assisting local governments in revitalizing

their neighborhoods. The objectives of the program are to:

1. Construct housing that is decent, safe, and permanently affordable for low-income residents;

2. Develop strong public/private partnerships to solve housing problems;

3. Offer renters a real plan to own a home; and

4. Restore unused, vacant, in-fill lots to become a neighborhood asset.

CROWN utilizes the LIHTC program as one financing tool. Other sources of financing may be HOME funds,

NAHTF, Federal Home Loan Bank funding, local government grants and loans and traditional development

financing sources.

The CRANE (Collaborative Resources Alliance for Nebraska) is a LIHTC set-a-side program for targeted resources,

for community development and housing programs.

The NIFA also provides the Single Family Mortgage Program – This program provides a less than current market

interest rate for First-time Homebuyers in Nebraska. Local lender participation is encouraged in this Program.



Midwest Housing Equity Group (MHEG)

The MHEG was created in 1993 to secure equity capital to invest into affordable rental housing throughout

Nebraska, Kansas, Iowa and Oklahoma. MHEG is a privately-owned non-profit corporation with a nine-member

board of Directors and receives no federal or state dollars. MHEG’s income is derived from its ability to obtain equity

capital and investing into affordable housing properties.

MHEG provides equity financing for the federal low income housing tax credit program, as defined in Section 42 of

the Internal Revenue Code. In addition to tax credit syndication, MHEG staff provides technical assistance to

developers, owners and management companies on the development and management of tax credit properties.

CHDOs & Community Action Agencies

The Community Action Agency serving a particular Community or County can provide housing and weatherization

programs in a specified service area. A Community Action Agency also provides community social services,

emergency services, family development and nutrition programs. Nebraska Communities and Counties should work

with their Community Action Agency to provide safe, accessible, affordable housing to its residents.

The CHDO/Community Action Agency serving the Community of Waverly is the Community Action

Partnership of Lancaster and Saunders Counties.

Nebraska Energy Office (NEO)

Low-Income Weatherization Assistance Program – This Federally funded program assists people with low-

incomes by making energy improvements to their homes. The program is a State-wide effort carried out primarily

by Nebraska Community Action Agencies.

The weatherization program concentrates on those energy improvements which have the greatest impact on making

recipient’s homes more energy efficient, thereby lowering their energy consumption. Eligible weatherization

measures include caulking, weather stripping, ceiling, wall and floor insulation and furnace repair.



Nebraska Department of Health and Human Services (NDHHS)

NDHHS administers the Nebraska Homeless Shelter Assistance Trust Fund and Emergency Shelter Grant

to assist local or regional based groups in the provision of housing improvements for homeless and “at risk of

homeless” persons and families.

REGIONAL FUNDING

Federal Home Loan Bank

Affordable Housing Program – This program makes low-interest loans to finance home ownership for families

with incomes at or below 80 percent of the median income for the area. The program can also finance the purchase,

construction or rehabilitation of rental housing in which 20 percent of the units are occupied by and affordable to

very low-income households. These funds are available through the Federal Home Loan Bank member institutions

in Nebraska and are loaned on a competitive basis, with semi-annual application dates. This program can be

combined with other programs (i.e., State CDBG, Low-Income Housing Tax Credit, etc.) to absorb the development

subsidy requirements for both rental and owner occupied housing projects.



FEDERAL FUNDING

A primary provider of Federal funding to Nebraska Communities and Counties for housing development, both new

construction and rehabilitation, is the Department of Housing and Urban Development (HUD). Housing

programs provided by HUD are available for both profit and non-profit developers. Funds from these programs are

commonly mixed or pooled with other public funding sources, as well as conventional financing.

U.S. Department of Housing and Urban Development (HUD)

Section 8 Moderate Rehabilitation SRO’s – Available to Public Housing Authorities to provide rental

assistance for homeless individuals in rehabilitated single-room occupancy housing.

Shelter Plus Care – Provides rental assistance and supportive services on a long-term basis for homeless

individuals with disabilities.

HUD Section 202 Program – Provides a capital advance to non-profit developers for development of elderly

housing for either independent living or congregate (frail elderly) living. The Program provides 100 percent

financing, with a capital advance, no repayment loan and operational subsidy.

HUD Section 811 Program – Provides a capital advance to non-profit developers for development of housing

for persons with a disability(ies). The Program provides 100 percent financing with an operational subsidy.

Mortgage Insurance – The HUD 221(d)(3) provides up to 100 percent mortgage insurance for non-profit

developers and 90 percent mortgage insurance coverage for profit-motivated developers 221(d)(4). Permanent

financing can be provided via the public funds (i.e., CDBG, HOME) and/or conventional financing.



U.S.D.A. Rural Development (RD)

a) Section 515 Program – Provides a direct interest subsidized loan for the development of family and elderly

housing, including congregate and rental housing for persons with a disability. A Section 538 Mortgage

Insurance Program is also available to assist in funding multifamily rental projects.

b) Section 502 Program – Provides either a mortgage guarantee or direct loan for single family

homeownerships for low- and moderate-income persons/families, including persons with a disability. Section

504 Program – Provides for the rehabilitation of homes.

c) Community Facilities Program – Provides a direct, interest subsidized loan for a variety of projects

specific, community facility improvement programs including new construction or housing rehabilitation for

“special populations.”

d) Preservation Program – Administered by qualified local and regional organizations/agencies to assist in

housing rehabilitation programs in Nebraska Communities. This could include a local based, planned

program of home modification income eligible to low/moderate-income persons and families.

e) Business & Industry Program – The RD Business and Industry Program allows for loan mortgage

guarantee for commercial projects, including retirement/assisted care housing.

Other Federal Funding

Other funding products that may serve to be useful in the development of affordable housing for persons with a

serious mental illness are the HUD Rural Housing and Economic Development Fund, the Native American Housing

and Self-Determination Act and CDBG funds and the Rehabilitation Tax Credit, available via the Historic

Preservation Act.

WAVERLY, NEBRASKA

[Pick the date] Waverly Table Profile.

APPENDIX I

APPENDIX I WAVERLY TABLE PROFILE

Waverly, Nebraska Community Housing Study - 2032 1

TABLE 1

POPULATION TRENDS AND PROJECTIONS

WAVERLY, NEBRASKA

1990-2032

Total Annual

Year Population Change Percent Change Percent

1990 1,869 -- -- -- --

2000 2,448 +579 +31.0% +57.9 +3.1%

2010 3,277 +829 +33.8% +82.9 +3.4%

2012 3,335 +58 +1.8% +29.0 +0.9%

Low 2022 3,925 +590 +17.7% +59.0 +1.8%

Medium 2022 4,110 +775 +23.2% +77.5 +2.3%

High 2022 4,270 +935 +28.0% +93.5 +2.8%

Low 2032 4,400 +1,065 +31.9% +53.3 +1.6%

Medium 2032 4,660 +1,325 +39.7% +66.3 +2.0%

High 2032 4,925 +1,590 +47.7% +79.5 +2.4%

Source: 1990, 2000, 2010 Census.

Hanna:Keelan Associates, P.C., 2012.



TABLE 2

POPULATION AGE DISTRIBUTION

TRENDS AND PROJECTIONS

WAVERLY, NEBRASKA

1990-2032

2000-2010 2012-2032

Age Group 1990 2000 2010 Change 2012 2022 2032 Change

19 and Under 634 850 1,151 +301 1,160 1,378 1,546 +386

20-34 383 489 626 +137 637 748 812 +175

35-54 550 718 918 +200 931 1,089 1,107 +176

55-64 123 166 281 +115 290 422 509 +219

65-74 91 109 162 +53 172 239 333 +161

75-84 56 71 103 +32 110 170 256 +146

85+ 32 45 36 -9 35 64 97 +62

Totals 1,869 2,448 3,277 +829 3,335 4,110 4,660 +1,325

Median Age 31.0 32.0 32.8 +0.8 32.2 33.6 34.6 +2.4

Source: 1990, 2000, 2010 Census

Hanna:Keelan Associates, P.C., 2012



TABLE 3

SPECIFIC HOUSEHOLD CHARACTERISTICS

WAVERLY, NEBRASKA

1990-2032

Year

Population

Group

Quarters

Persons in

Households

Households

Persons Per

Household

1990 1,869 45 1,824 625 2.92

2000 2,448 50 2,398 838 2.86

2010 3,277 50 3,227 1,113 2.89

2012 3,335 50 3,285 1,144 2.87

2022 4,110* 52 4,058 1,439 2.82

2032 4,660* 55 4,605 1,693 2.72

*Medium Projection.

Source: 1990, 2000, 2010 Census


TABLE 4

TENURE BY HOUSEHOLD

WAVERLY, NEBRASKA

1990-2032

Owner Renter

Year

Total

Households

Number

Percent

Number

Percent

1990 625 502 80.3% 123 19.7%

2000 838 640 76.4% 198 23.6%

2010 1,113 910 81.8% 203 18.2%

2012 1,144 938 82.0% 206 18.0%

2022 1,439 1,182 82.2% 257 17.8%

2032 1,693 1,396 82.5% 297 17.5%

Source: 1990, 2000, 2010 Census




TABLE 5

HOUSEHOLD INCOME*


WAVERLY, NEBRASKA

1990-2032

Income Group % Change

All Households 1990* 2000* 2010 Est.* 2012 2022 2032 2012-2032

Less than $10,000 29 30 10 8 0 0 -100.0%

$10,000-$19,999 81 63 33 26 10 6 -76.9%

$20,000-$34,999 205 139 168 170 218 242 +11.0%

$35,000-$49,999 163 133 131 133 169 184 +8.9%

$50,000 or More 132 418 771 811 1,042 1,261 +21.0%

Totals 610 783 1,113 1,148 1,439 1,693 +17.7%

Median Income $34,265 $52,454 $66,494 $67,991 $65,475 $76,402 +16.7%

* Specified Data Used.

Source: 1990, 2000 Census; 2006-2010 American Community Survey Estimate.




TABLE 6

PERSONS RECEIVING SOCIAL SECURITY INCOME

LANCASTER COUNTY, NEBRASKA

2010

Social Security Income-2010 Number of Beneficiaries

Retirement Benefits

Retired Workers 27,305

Wives & Husbands 1,170

Children 390

Survivor Benefits

Widows & Widowers 2,675

Children 1,290

Disability Benefits

Disabled Persons 5,660

Wives & Husbands 50

Children 1,265

Total 39,805

Aged 65 & Older

Men 12,045

Women 16,435

Total 28,480

Supplemental Security Income-2010 Number of Beneficiaries

Aged 65 or Older 384

Blind and Disabled 3,798

Total 4,182

Source: Department of Health and Human Services,

Social Security Administration, 2012




TABLE 7

PER CAPITA INCOME

LANCASTER COUNTY, NEBRASKA / STATE OF NEBRASKA

2000-2032

Lancaster County State of Nebraska

Year

Per Capita

Income

Percent

Change

Per Capita

Income

Percent

Change

2000 $30,279 -- $28,598 --

2001 $30,748 +1.5% $29,902 +4.6%

2002 $31,458 +2.3% $30,314 +1.4%

2003 $32,268 +2.6% $32,126 +6.0%

2004 $33,194 +2.9% $33,265 +3.5%

2005 $33,977 +2.4% $34,318 +3.2%

2006 $35,668 +5.0% $35,679 +4.0%

2007 $36,904 +3.5% $38,177 +7.0%

2008 $37,986 +2.9% $40,163 +5.2%

2009 $37,330 -1.7% $39,332 -2.1%

2012 $40,141 +7.5% $41,282 +5.0%

2000-2012 $30,279-$40,141 +32.6% $28,598-$41,282 +44.3%

2012-2022 $40,141-$50,874 +26.7% $41,282-$51,580 +24.9%

2022-2032 $50,874-$61,164 +20.2% $51,580-$60,758 +19.7% Source: Nebraska Department of Economic Development, 2012




TABLE 8

ESTIMATED OWNER HOUSEHOLDS BY INCOME

COST BURDENED WITH HOUSING PROBLEMS

WAVERLY, NEBRASKA

2000-2032

2000 2010 Est. 2012 2022 2032

Income Range # / #CB-HP # / #CB-HP # / #CB-HP # / #CB-HP # / #CB-HP

0%-30% AMI 20 / 12 26 / 11 24 / 10 21 / 6 16 / 3

31%-50% AMI 51 / 32 66 / 30 60 / 29 51 / 23 39 / 14

51%-80% AMI 126 / 49 164 / 47 176 / 44 236 / 37 293 / 28

81%+ AMI 501 / 39 654 / 33 675 / 30 874 / 21 1,048 / 7

Totals 698 / 132 910 / 121 938 / 113 1,182 / 86 1,396 / 52

# = Total Households #CB-HP = Households with Cost Burden – Housing Problems

Specified Data Used

Source: 2000 CHAS Tables


TABLE 9

ESTIMATED RENTER HOUSEHOLDS BY INCOME

COST BURDENED WITH HOUSING PROBLEMS

WAVERLY, NEBRASKA

2000-2032

2000 2010 Est. 2012 2022 2032

Income Range # / #CB-HP # / #CB-HP # / #CB-HP # / #CB-HP # / #CB-HP

0%-30% AMI 46 / 24 49 / 22 48 / 19 52 / 14 55 / 10

31%-50% AMI 44 / 24 46 / 23 47 / 21 57 / 15 63 / 12

51%-80% AMI 50 / 12 51 / 11 52 / 10 64 / 6 76 / 4

81%+ AMI 54 / 4 57 / 4 59 / 3 84 / 0 103 / 0

Totals 194 / 64 203 / 60 206 / 52 257 / 35 297 / 26

# = Total Households #CB-HP = Households with Cost Burden – Housing Problems

Specified Data Used

Source: 2000 CHAS Tables




TABLE 10

EMPLOYMENT DATA TRENDS AND PROJECTIONS


2001-2032

Year

Number of

Employed Persons

Change

Percent

Unemployment

2001 148,286 -- 2.7%

2002 146,841 -1,445 3.3%

2003 149,034 +2,193 3.7%

2004 150,630 +1,596 3.5%

2005 150,430 -200 3.6%

2006 151,761 +1,331 2.8%

2007 153,449 +1,688 2.8%

2008 155,044 +1,595 3.1%

2009 152,189 -2,855 4.3%

2010 151,130 -1,059 4.3%

2011 158,370 +7,240 3.2%

2012 158,698 +328 3.2%

2022 166,293 +7,645 3.0%

2032 173,656 +7,363 3.0%

2001-2032 148,286-173,646 +25,370 2.7%-3.0%

Source: Nebraska Department of Labor, Labor Market Information, 2012




TABLE 11

WORKFORCE EMPLOYMENT BY TYPE


2009-2011

Workforce

2009

2010

2011

% Change

2009-2011

Non-Farm Employment

(Wage & Salary)

165,147 164,083 167,159 +1.2%

Goods-Producing 19,203 18,622 18,136 -5.6%

Manufacturing * * * *

Natural Res. & Const.** 6,958 6,814 6,422 -7.7%

Service-Providing 145,944 145,162 149,023 +2.1%

Trade, Trans, Ware, Util*** * * * *

Total Trade 20,846 20,700 21,488 +3.1%

Wholesale Trade 3,656 3,567 3,693 +1.0%

Retail Trade 17,191 17,133 17,795 +3.5%

Information 2,227 2,057 2,120 -4.8%

Financial Activities 12,875 12,839 13,128 +2.0%

Professional & Business 17,210 * * *

Education & Health 23,489 24,291 24,139 +2.8%

Leisure & Hospitality 15,277 15,310 16,233 +6.3%

Other Services 6,746 6,869 6,705 -0.6%

Total Government 37,500 36,828 35,305 -5.8%

Federal 2,955 2,966 2,776 -6.1%

State 20,507 19,958 19,022 -7.2%

Local 14,038 13,904 13,507 -3.8%

*Data not available due to disclosure suppression

**Natural Resources & Construction

***Trade, Transportation, Warehousing & Utilities





TABLE 12

CIVILIAN LABOR FORCE AND EMPLOYMENT



1990-2032

1990 2000 2010 2012 2022 2032

Civilian Labor Force 123,107 149,477 157,933 163,946 171,552 179,013

Unemployment 2,643 3,507 6,802 5,248 5,259 5,357

Rate of Unemployment 2.1% 2.3% 4.3% 3.2% 3.0% 3.0%

Employment 120,464 145,969 151,130 158,698 166,293 173,656

Change in Total Employment

Number Annual % Change % Annual

1990-2000 +25,505 +2,550.5 +21.2% +2.1%

2000-2010 +5,161 +516.1 +3.5% +0.4%

2012-2022 +7,595 +759.5 +4.8% +0.5%

2022-2032 +7,363 +763.3 +4.4% +0.4%



TABLE 13

HOUSING STOCK PROFILE

DEFINING SUBSTANDARD HOUSING – HUD

WAVERLY, NEBRASKA

2006-2010 ESTIMATE

Complete

Plumbing

Lack of Complete

Plumbing

Units with 1.01+

Persons per Room

Total

Number

% of

Total

Number

% of

Total

Number

% of

Total

1,103 1,103 100.0% 0 0.0% 7 0.6%

Source: 2006-2010 American Community Survey Estimate




TABLE 14

HOUSING STOCK PROFILE /

YEAR UNITS BUILT

WAVERLY, NEBRASKA

2012

Year Housing Units

2011 to Present 14

2001 to 2010 292

1999 to 2000 56

1995 to 1998 117

1990 to 1994 37

1980 to 1989 77

1970 to 1979 245

1960 to 1969 178

1950 to 1959 61

1940 to 1949 9

1939 or Before 83

Subtotal 1,166

Units Lost

(2010 to Present)

(4)

Total Est. Units – 2012 1,162

% 1939 or Before 6.7%

% 1959 or Before 12.7%

Source: City of Waverly, 2012

2000, 2010 Census


TABLE 15

HOUSING STOCK OCCUPANCY / VACANCY STATUS

WAVERLY, NEBRASKA

2000/2010/2012

2000 2010 2012

a) Housing Stock 860 1,152 1,162

(O-656; R-204) (O-935; R-217) (O-951; R-211)

b) Vacant Housing Stock 22 39 18

c) Occupied Housing Stock 838 1,113 1,144

Owner Occupied 640 910 938

Renter Occupied 198 203 206

d) Housing Vacancy Rate 2.5% (22) 3.4% (39) 1.5% (18)

Owner Vacancy 2.4% (16) 2.7% (25) 1.5% (14)

Renter Vacancy 2.9% (6) 6.4% (14) 1.9% (4)

Source: 2000, 2010 Census; City of Waverly, 2012




TABLE 16

GROSS RENT

WAVERLY, NEBRASKA

1990-2032

Less

than

$300

$300

to

$399

$400

to

$499

$500

to

$599

$600

or

More

Totals

1990* 47 32 29 10 5 123

Median Value $361

2000* 28 13 47 22 63 173

Median Value $513

2010 Est.* 22 0 15 62 141 240

Median Value $758

2012 $770

2022 $903

2032 $1,089 * Specified Data Used.

Source: 1990, 2000 Census




TABLE 17

OWNER OCCUPIED HOUSING VALUE

WAVERLY, NEBRASKA

1990-2032

Less than

$50,000

$50,000

to $99,999

$100,000

to $149,999

$150,000 to

199,999

$200,000

or More

Totals

1990* 116 364 5 0 0 485

Median Value $59,100

2000* 9 324 231 51 16 631


2010 Est* 25 61 386 231 160 863


2012 $136,800

2022 $169,900

2032 $191,800 * Specified Data Used.

Source: 1990, 2000 Census


TABLE 18

HOUSING STRUCTURAL CONDITION SURVEY

WAVERLY, NEBRASKA

2010

Rating 1 – Excellent to Good Condition 757

Rating 2 – Fair Condition; Moderate Rehab Needed 227

Rating 3 – Deteriorated; Substantial Rehab Needed 16

Rating 4 – Dilapidated; Demolition Recommended 1

Total 1,001




TABLE 19

OCCUPANCY OF SELECTED RENTAL HOUSING PROGRAMS

WAVERLY, NEBRASKA

2012

Name & Address

Year

Units

Project

Type

Rent Range

Occupancy

Waiting

List

1. Liberty Estates

North 146th Cir. & Oldfield Sts.

(402) 434-3344

2009 2-Bd: 22

3-Bd: 2

NIFA-LIHTC

Duplex - Family

2-Bd: $495

3-Bd: $515

100% Yes

(40)

2. Northland Waverly Apts.

14020 Lancashire Street

(402) 786-7380

1978

&

1995

1-Bd: 3

2-Bd: 10

3-Bd: 12

NIFA (LIHTC)

USDA-RD

Family-Section 8

30% Income

76% No

3. Northmeadows

11141 North 137th Street

(402) 379-9469

2000 1-Bd: 12

2-Bd: 12

USDA-RD

Family

1-Bd: $379

2-Bd: $454

100% No

4. Reese Estates

Scattered Sites

(402) 995-1779

2010 15

Total Units

NIFA (LIHTC)

CROWN - Family

N/A 100% N/A

5. Waverly Care Center

11401 N. 137th Street

(402)786-2626

1969 54

Total Beds

Adult & Long-

Term Care/

Hospice

Private Pay:

$180-$260

Medicare:

$250-$600

Medicaid:

$80-$200

85% No

Source: Property Managers, 2012

Hanna:Keelan Associates, P.C. 2012



TABLE 20

ESTIMATED HOUSING DEMAND -

TARGET DEMAND & REQUIRED BUDGET

WAVERLY, NEBRASKA

2022 & 2032

Target Demand*

Total

Est.

Required

Owner Renter Demand Budget

2022 285 100 385 $72M

2032 470 165 635 $124M

*Based upon new households, providing affordable housing for 20% of cost burdened

households, with housing problems, replacement of 20% substandard (HUD)

housing stock, absorb housing vacancy deficiency by creating 5% vacancy rate

consisting of structurally sound housing units,

build for Pent-Up demand.




TABLE 21

AREA HOUSEHOLD INCOME (AMI) - ADJUSTED

WAVERLY, NEBRASKA

2012

1PHH 2PHH 3PHH 4PHP 5PHH 6PHH 7PHH 8PHH

30% AMI $14,850 $16,950 $19,050 $21,150 $22,850 $24,550 $26,250 $27,950

50% AMI $24,700 $28,200 $31,750 $35,250 $38,100 $40,900 $43,750 $46,550

60% AMI $29,640 $33,840 $38,100 $42,300 $45,720 $49,080 $52,500 $55,860

80% AMI $39,500 $45,150 $50,800 $56,400 $60,950 $65,450 $69,950 $74,450 100%AMI $49,400 $56,400 $63,500 $70,500 $76,200 $81,800 $87,500 $93,100 125%AMI $61,750 $70,500 $73,975 $88,125 $95,250 $102,250 $109,375 $116,375

*Lincoln/Lancaster County Metropolitan Area.


TABLE 22

ESTIMATED YEAR-ROUND HOUSING DEMAND BY INCOME SECTOR

WAVERLY, NEBRASKA

2032

Income Range

Tenure

0-30%

AMI

31-50%

AMI

51-80%

AMI

81%-125%

AMI

126%+

AMI

Totals

Owner 0 0 30 120 320 470

Renter 14 30 35 40 46 165




TABLE 23

HOUSING LAND USE PROJECTIONS/ PER HOUSING TYPE/ AGE SECTOR

WAVERLY, NEBRASKA

2032 Age Sector Type of Unit #Owner /

#Rental

Land Requirements

(Acres)

18 to 54 Years Single Family Units* 258 / 21* 112.0



Duplex Units 0 / 24 5.0

Apartment .Multi-Family Units 0 / 62 6.5


55+ Years Single Family Units 104 / 0 42.0



Duplex/Triplex Units 0 / 40 8.0


Total Units / Acres 470 / 165 211 Acres

*Includes Credit- or Lease-To-Own Units.

NOTE: City of Waverly will require a 26 to 32 unit licensed Assisted Living Facility by 2022. Source: Hanna:Keelan Associates, P.C., 2012



TABLE 24

HOUSING DEMAND POTENTIAL – TARGET POPULATIONS

WAVERLY, NEBRASKA

2032

OWNER

UNITS*

HOUSEHOLD AREA MEDIAN INCOME (AMI)

0%-30% 31%-50% 51%-80% 81%-125% 126%+ TOTALS

Workforce

Sector

55% AMI+

Elderly (55+) 0 0 0 62 118 180 92

Family 0 0 24 46 196 266 240

Special

Populations1 0 0 6 12 6 24 8

Subtotals 0 0 30 120 320 470 340

RENTAL

UNITS*

Elderly (55+) 8 12 20 7 8 55 12

Family 2 15 12 30 35 94 85

Special

Populations1 4 3 3 3 3 16 4

Subtotals 14 30 35 40 46 165 101

TOTALS 14 30 65 160 366 635 441

* Includes lease-to-own units.

1 Any person with a special housing need due to a cognitive and/or mobility disability.




TABLE 25

HOUSING DEMAND POTENTIAL – SPECIFIC TYPES BY PRICE PRODUCT

WAVERLY, NEBRASKA

2032


OWNER

UNITS

(31%-50%)

$92,000*

(51%-80%)

$135,500*

(81%-125%)

$184,000*

(126%+)

$237,000*+

TOTALS

Work Force

(55% AMI+)

$137,500*+

2 Bedroom 0 10 40 60 110 40

3+ Bedroom 0 20 80 260 360 300

TOTALS 0 30 120 320 470 340


RENTAL

UNITS

(0%-30%)

$375**

(31%-50%)

$490**

(51%-80%)

$605*/*

(81%125%)

$865**

(126%+)

$990**+

TOTALS

Work Force

(55% AMI+)

$595**+

1 Bedroom 6 6 4 6 8 30 6

2 Bedroom 6 16 21 22 22 87 51

3+ Bedroom 2 8 10 12 16 48 44

TOTALS 14 30 35 40 46 165 101

*Average Affordable Purchase Price.

**Average Affordable Monthly Rent.


WAVERLY, NEBRASKA

[Pick the date] Waverly Community & Workforce Housing Survey Results.

APPENDIX II

APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.


Waverly, Nebraska

Community Comprehensive Planning Program

COMMUNITY & HOUSING SURVEY

The City of Waverly Planning Commission is currently conducting a Community Comprehensive Planning

Program, to determine both the present and future needs of the Community for the next 20 years. An important

activity of this Planning Program is to ask you about the needs and wants of the Community. Please take a few

minutes to complete and return the following Community & Housing Survey to City Hall by MONDAY,

APRIL 30TH, and give us your name and telephone number to be eligible for a $100 DRAWING!

Name:__________________________________ and Telephone #__________________________

POPULATION CHARACTERISTICS TOTAL SURVEYS: 133

1. How long have you lived in Waverly?

Less than 1 Year (6) 11 to 20 Years (24)

1 to 5 Years (28) 21+ Years (46)

6 to 10 Years (29) I do not live in Waverly (0)

2. Including yourself, how many persons are there in your family/household?

One (11) Four (29)

Two (48) Five (22)

Three (20) Six or More (2)

3. How many persons in your family are in each of the following age groups?

___79___Less than 18 Years ___41___45 to 54 Years

___24___18 to 24 Years ___21___55 to 64 Years

___23___25 to 34 Years ___24___65 to 74 Years

___51___35 to 44 Years ___13___75+ Years



EDUCATION

4. Check all that apply.

I am a graduate of Waverly High School. (30)

I have children attending District 145 Public Schools. (64)

District 145 Public Schools was a factor in my decision to locate in Waverly. (75)

5. Are there sufficient and safe routes to school for children?

Yes (48) No (68)

If No, what could be done to improve the safety of children commuting to

and from school?

____________________________(See Comments)___________________________________

________________________________________________________________________________

6. Would you recommend District 145 Public Schools to parents?

Yes (118) No (4)

PUBLIC FACILITIES & COMMUNITY & ECONOMIC DEVELOPMENT

7. What new public recreational opportunities should be considered for Waverly?

_______(See Comments)________________________________________________________

________________________________________________________________________________

8. Is there a need for a Community-owned recreational facility in Waverly?

Yes (66) No (40)



9. What three new businesses would you like to see in Waverly?

_______(See Comments)________________________________________________________

________________________________________________________________________________

10. What three services would you like to see offered in the City of Waverly that

are currently not available?

_______(See Comments)________________________________________________________

________________________________________________________________________________

11. Please rate the quality of the following Community Services & Public

Facilities in your Town. (1 = Excellent, 2 = Good, 3 = Fair, 4 = Poor).

_1.77_Church _3.70_Discount/Variety Store _2.41_Repair Services

_2.55_Grocery Store _2.99_Downtown Businesses _3.59_Entertainment

_1.79_Pharmacy _2.75_Senior Center _2.81_Library

_1.69_Fire Protection _1.98_Post Office _2.36_Medical Clinic

_2.11_City Offices _2.30_Restaurant/Cafe _2.31_Police Protection

_2.10_Parks/Recreation _1.97_Convenience Store _1.66_Bank

_2.65_Wellness/Fitness Center _2.52_Streets/Sidewalks _1.38_Schools

_1.56_Garbage Collection _2.07_Utilities _2.13_Child Care Opportunities

_2.17_Local Government _3.00_Retail Goods/Services ______Other__(See Comments)__

_3.21_Cable TV _3.25_Employment Opportunity

12. Please rate the top three (3) most important business/industry sectors to the

City of Waverly.

__73__Farming/Agriculture ___7__Health __13__Financial Activities

__33__Manufacturing ___0__Leisure/Hospitality/Tourism __14__Professional & Business

___6__Wholesale Trade ___2__Government __73__Education

__10__Retail Trade __23__Medical/Emergency ___7__Home-Based Businesses

___7__Utilities ___3__Automotive __41__Law Enforce/Protection

___8__Railroad __12__Retail __36__Fire Protection

___0__Information ___7__Entertainment ______Other__(See Comments)__



TRANSPORTATION

Greatly

Needed

Somewhat

Needed

Not

Needed

Comments

13. Which Transportation items need to be addressed in Waverly?

Traffic Safety Improvements 36 57 19

Pedestrian/Trails Connections 67 38 14

School Traffic Circulation 35 56 18

Improved Traffic Control 22 53 33

(See Comments) Improved Truck Routes 43 41 25

Highway 6 Corridor Enhancement 43 37 27

Access Management Improvement 7 41 32

Reduce Railroad/City Conflicts 72 33 10

More Parking 3 17 80

Control Storm Water Run-off 55 46 11

Congestion Reduction 0 30 71



COMMUNITY GROWTH/LAND USE/ZONING

Strongly

Agree

Agree

No

Opinion

Disagree

Strongly

Disagree

14. The appearance of the City of Waverly can be improved with…

Street & Pedestrian Lighting. 26 49 34 11 1

Special Sales, Events and Welcome Banners. 11 57 34 20 0

Crosswalk Enhancements. 38 48 28 8 1

Street Trees, Benches & Landscaping. 28 63 21 11 2

Pedestrian Seating Areas and Sidewalk Cafes. 20 44 38 16 1

Vehicular Traffic Safety. 18 50 41 10 0

Coordinated Traffic Control Lighting. 17 40 44 16 1

Directional Signage. 14 32 54 17 0

Restoration/Preservation of Historic Buildings. 15 50 35 22 1

Gateway Entrance Signage and Advertising. 12 40 40 21 6

Design Guidelines for Facades, Awnings, etc. 14 32 47 18 5

Safer Railroad Crossings. 50 42 17 7 2

Other (Specify):

(19 Total – See Comments)

15. The sustainability of the City of Waverly can be improved with…

Water, Sewer & Utility Replacement. 19 46 38 7 1

Improved Streets, Sidewalks & Alleys. 30 58 18 9 1

Additional Pedestrian Safety Measures. 42 48 24 5 1

Additional Parking for Businesses/in Downtown. 4 18 58 32 4

Burying Overhead Utility Lines. 27 43 37 8 2

Business Retention, Recruitment & Expansion. 49 46 18 3 1

Marketing of Sales & Festivals. 30 50 30 8 2

Coordinated Business Hours. 12 34 59 9 1

Designation of “Historic Districts.” 8 28 54 22 4

Increased Marketing of Vacant Buildings. 29 62 19 4 1

Development of an Incubator Business Program. 16 35 50 8 2

Reducing utility costs w/ alternative energy sources. 43 45 16 5 3

Other (Specify):

(10 Total – See Comments)



16. Where should future residential growth in Waverly take place?

East, between Highway 6 and Interstate 80 (54)

South of Interstate 80 (19)

North, between 134th and 148th Streets (72)

17. Should the role of Downtown Waverly be expanded with new commercial and

entertainment facilities?

Yes (85) No (38)

Should new commercial and entertainment facilities be expanded along

Highway 6?

Yes (104) No (15)

If No, where should future commercial and entertainment facilities be

developed?

_______(See Comments)________________________________________________________

________________________________________________________________________________

18. Do you support strict enforcement of City ordinances regarding parking,

junk vehicles and property maintenance?

Yes (110) No (17)



HOUSING & RESIDENTIAL DEVELOPMENT

19. Do you own or rent your place of residence?

Own (123) Rent (7)

20. Describe the type of housing you currently reside in.

House (122) Apartment (0)

Mobile Home (0) Town Home/Duplex (8)

21. Are you satisfied with your current housing situation?

Yes (111) No (17)

If No, why not? ____(See Comments)________________________________________________

22. How would you rate the condition of your home or place of residence?

Excellent (65) Fair – Needs Minor Repair (15)

Good (48) Poor – Needs Major Repair (1)

If minor or major repair is needed to your home, please describe the type of

repair needed.

_______(See Comments)________________________________________________________

________________________________________________________________________________



23. Which of the following housing types are needed in Waverly?

Greatly

Needed

Somewhat

Needed

Not

Needed

Housing For: ---------- --------------- ---------

1. Lower-Income Families 16 42 51

2. Middle-Income Families 50 58 7

3. Upper-Income Families 18 56 34

4. Single Parent Families 20 64 16

5. Existing / New Employees 24 51 21

Single Family Housing 34 60 9

Rental Housing (General) 24 42 40

Manufactured Homes 3 20 75

Mobile Homes 0 4 100

Condominiums/Townhomes 16 70 20

Duplex Housing 12 70 20

Apartment Complexes (3 to 12 Units per Complex) 10 50 47

Rehabilitation of Owner-occupied Housing 15 64 23

Rehabilitation of Renter-occupied Housing 25 52 26

Housing Choices for First-Time Homebuyers 33 54 18

Single Family Rent-to-Own ---------- --------------- ---------

1. Short-Term 3 to 5 Years 8 52 35

2. Long-Term 6 to 15 Years 11 46 40

Duplex/Townhouse Rent-to-Own ---------- --------------- ---------

1. Short-Term 3 to 5 Years 9 46 40

2. Long-Term 6 to 15 Years 11 47 41

One Bedroom (Apartment or House) 7 49 42

Two Bedroom (Apartment or House) 14 63 24

Three Bedroom (Apartment or House) 27 54 20

Independent Living Housing for

Persons with a Mental/Physical Disability

14 51 39

Group Home Housing for

Persons with a Mental/Physical Disability 9 38 55

Housing in Downtown 3 22 70

Retirement Housing – Rental 25 57 21

Retirement Housing – Purchase (Owner occupant) 24 59 15



Retirement Housing For: ---------- --------------- ---------

1. Low-income Elderly Persons 32 50 22

2. Middle-income Elderly Persons 32 61 12

3. Upper-income Elderly Persons 21 55 26

Licensed Assisted Living, w/ Specialized Services

(i.e. health, food prep, recreation services, etc.) 30 55 20

Single-Room-Occupancy Housing (Boarding Homes) 2 12 86

Short-Term Emergency Shelters – 30 Days or Less 6 28 67

Long-Term Shelters – 90 Days or Less 2 22 76

Transitional Housing

(3-12 month temporary housing) 2 22 75

Other (specify): (See Comments)

Other (specify): (See Comments)

24. Would you support Waverly using State or Federal grant funds to conduct:

… an owner housing rehabilitation program? _92_ Yes _37_ No

… a renter housing rehabilitation program? _60_ Yes _69_ No

25. Would you support Waverly establishing a local program that would purchase

dilapidated houses, tear down the houses and make the lots available for a

family or individual to build a house? _104_ Yes _25_ No

26. Would you support Waverly using grant dollars to purchase, rehabilitate and

resale vacant housing in the Community? _97_ Yes _32_ No

27. Would you support your Community using State or Federal grant dollars to

provide down payment assistance to first-time homebuyers? _66_ Yes _63_ No

28. Please provide any additional comments regarding the future of Waverly:

______________(See Comments)______________________________________________________



WAVERLY, NEBRASKA

COMMUNITY & HOUSING SURVEY COMMENTS

5) Are there sufficient and safe routes to school for children? If No, what could be done to improve the

safety of children commuting to and from school?

- Improved Safety for pedestrians using Highway 6 overpass. (44)

- Crosswalk/safety improvements at:

- 148th St. and Amberly Road. (6)

- 140th St. and Amberly Road. (3)

- 143rd St. and Amberly Road. (6)

- 139th St. and Amberly Road.

- 134th St. and Amberly Road.

- 148th St. and Castlewood.

- 148th St. and Folkestone. (3)

- Canongate and Amberly Road. (6)

- 141st St. and Highway 6. (3)

- 148th St. and Highway 6.

- Amberly Road & Highway 6. (2)

- Crosswalks/safety improvements needed along Amberly Road. (16)

- More sidewalks/school crossings are needed. (10)

- Improved street lighting. (2)

- Improve safety at railroad crossings.

- Traffic needs to slow down. (2)

- Slow down truck traffic.



7) What new public, recreational opportunities should be considered for Waverly?

- Complete and expand Lawson Park. (7)

- Create a baseball/softball complex for tournaments (three or four diamonds). (7)

- Better hiking/biking trails. (26)

- Camping.

- Car Shows.

- Sports Leagues. (4)

- Water Park/Splash Park. (7)

- New or expansion of Swimming Pool. (22)

- Extended Pool Season/Longer Hours. (2)

- Teen/Youth Activities. (8)

- Golf Course. (7)

- Mini-Golf. (3)

- Disc Golf.

- Wellness/Fitness/Activity Center. (26)

- Tennis Courts.

- Dog Park. (2)

- Soccer Fields. (3)

- Nature Park/NRD Lake/General Park Improvements & Maintenance. (6)

- Family Fun Center (Batting Cages, Go-Karts, Arcade, etc.). (2)

9) What three new businesses would you like to see in Waverly?

- Lodging (12)

- Coffee/Donut/Juice/Sandwich Shop (8)

- Laundromat/Dry Cleaner. (9)

- Discount/Variety/Drug Store. (16)

- Department Store/Retail (16)

- Bowling Alley. (13)

- Restaurants (Café, Fast Food, Family Dining, Theme, Sports Bar, etc.). (40)

- Child Care. (8)

- Professional Buildings.



- Movie Theater. (15)

- Supply Store (Auto Parts, Pet, Hardware, Farm, etc.). (9)

- Computer/Electronics Store.

- Repair Shop. (4)

- Grocery Store (Commercial Chain). (11)

- Country Club.

- Clothing Store. (3)

- Movie Rental Store/Kiosk. (3)

- Bank/Credit Union. (2)

- Farmer’s/Flea/Antique Market. (3)

- Truck Stop.

- Household Cleaning.

- Storage Facility.

- Campground.

- Bakery. (2)

- Florist. (3)

- Medical Services (Clinic, Hospital, etc.). (3)

- Legal Services.

- Arcade. (2)

10) What three services would you like to see offered in the City of Waverly

that are currently not available?

- Public Meeting Space/Community Center. (3)

- Educational/Outreach/Outdoor Activities.

- Recycling Program. (2)

- Community-organized Activities.

- Community Garden/Park Improvements. (4)

- Full-time Police. (6)

- Better Cable TV/Internet Provider. (9)

- Orthodontist/Doctor Services. (4)

- Full-Service Library. (5)

- Senior Center/Senior Activities. (8)

- Events Program.



- Transportation Services to Lincoln & Omaha. (6)

- Improved elderly assistance (snow removal, lawn care, etc.). (3)

- Reliable Emergency, Fire & EMS Services. (3)

- Accounting/Tax Services.

- Church. (3)

- Mid-sized manufacturing or call center. (3)

- After-School Programs for Teens.

- Improved system of street cleaning.

- Underground Sewer Improvements.

- Improved snow removal services.

13) Which transportation items need to be addressed in Waverly?

- Quiet Zone for Trains. (14)

- Highway 6 Pedestrian Overpass. (5)

- Improve Walkability/Fix Sidewalks. (2)

- Congestion reduction on Highway 6 & Amberly Road. (2)

- Need sidewalks to the High School.

- Improved Community beautification.

- Improve sidewalks along Amberly Road.

- Four full lanes needed through town.

- Need to identify pedestrian & trail routes.

- Lots of speeding traffic. (5)

- City Traffic/Railroad Conflicts need to be improved.

- Wider left turning lane at 141st Street.

- Repaint Highway Lanes.

- Do not let trains park in the middle of Waverly. (2)

- Improve vehicle access to public schools.

- Floodplain/Storm Water Drainage Issues. (4)

- Reduce truck traffic/speed issues. (11)

- Stop lights near Middle/High Schools. (2)



14) The Appearance of the City of Waverly can be improved with…

- Highway 6 Corridor Improvements (Trees, Landscaping, etc.) (3)

- Pedestrian crossing at railroad intersections.

- Get rid of the pink “Shakers” building. (3)

- Reduce over-building on residential lots.

- The Corridor is very “industrial” and hot conductive to attracting people to stop here. Business centers are

hidden.

15) The sustainability of the City of Waverly can be improved with…

- Storm Water Management via Green Infrastructure. (2)

- Better, more sustainable management of our public spaces.

- Take advantage of interstate and Highway 6 traffic with signage.

- Upkeep of streets (paving, patching, repaving, etc.).

- Improve water service.

- Get homes out of the floodplain to increase housing values.

- Additional links between North and South Waverly.

17) Where should future commercial and entertainment facilities be

developed?

- Highway 6 traffic is already dangerous. Exit access to businesses would only make it worse.

- Waverly needs slow, thought-out growth, rather than the desire to fill a vacant lot.

- North of Railroad Tracks.

- Commercial expansion should take place around the Tractor Supply Facility.



21) Are you satisfied with your current housing situation? If No, why not?

- Noise of trains from 10pm to 6am is a problem.

- Too small.

- Too expensive

- Poor drainage.

- Property is located in a floodplain. (5)

- Trains parking in the middle of town pollute the air and create a hazard. (2)

- Will be looking for a ranch style home in a few years.

- Junk vehicles in neighboring yards. (2)

- Empty, unclean neighborhood homes, unlicensed vehicles, campers. (2)

- Bad floor plan.

- Poor construction.

- Poor HOA Maintenance.

- Prefer to live in the rural County.

22) If minor or major repair is needed to your home, please describe the

type of repair needed.

- Highway 6 drainage problem.

- Siding is slipping, minor plumbing & electrical problems.

- My house is not worth putting money into, due to the trains parking nearby.

- I would like a garage/I would like a bigger garage. (2)

- Interior Remodeling (Kitchen, Bathroom, etc.). (3)

- Exterior Remodeling (Paint, Siding, Landscaping, etc.). (6)

- Foundation Work. (2)

- Window Replacement.

- Basement work. (2)

- New Shingles.

- Wiring repairs.



28) Please provide any additional comments regarding the future of

Waverly.

- We need to push sustainability of physical development and maintenance, energy production and green

infrastructure.

- The noise of trains at crossings with lights and arms is uncalled for. Trains blowing horns three to four times

after 10pm when lights work and arms are down is unnecessary.

- Close “Shakers.” (3)

- Continue to encourage development along Highway 6 between Amberly and I-80.

- We need a new community fire station.

- Improve aesthetics around the Pavers Inc. facility.

- It would be neat to have a tank or cannon as a veteran’s memorial in a city park for Waverly.

- Need more lots available for new buildings. Get more developers involved.

- Waverly needs more law enforcement coverage.

- I would like to see the combination of a new North School, combined with a Community Wellness Center, Senior

Center and Library. (2)

- It’s a nice Community, but I would like to see more community activities such as picnics and fundraisers.

- I feel strongly that we need to do what it takes to make Lawson Park a complete facility. This will generate

money for the City.

- Noise ordinance/”Quiet Zone” needs to be enforced. (7)



- Vehicles on streets that haven’t moved for an extended time need to be ticketed and/or towed.

- An old-fashion soda shop would be cool.

- Waverly has a great need for retirement and assisted living housing. Waverly has nothing available to help keep

elderly, “life-long” Waverly residents in the Community except the nursing home. Help curb the “elderly exodus.”

- Get homeowners in Waverly out of the floodplain. It is difficult, if not impossible to sell our homes and make

required insurance/mortgage payments.

- There is a need for much better lighting at Highway 6 & 148th Street.

- We moved here because the schools offered busing. Please continue.

- Have strict guidelines for tenants of low-income housing.

- We need to establish community-based standards for fire and emergency medical services.

- Make more four-bedroom homes available for growing middle-income families, specifically in the $175,000 to

$215,000 price ranges.

- Waverly is a great place to live, but could use some improvements.

- Pay off the baseball fields first.

- Pave Bluff Road out to Camp Creek.

- The City needs to take better care of mowing the ditches. There is a mosquito problem in Waverly that needs to be

controlled. A lot of this is caused by the pond in Northwest Waverly, which could be cleaned up and mowed.

- Waverly has always been a place where a high percentage of folks who live here do not work here. Either build

housing to match current jobs or bring in higher paying jobs by attracting new businesses.



- District 145 Public Schools is a wonderful system. I believe in constantly improving our schools and thank the

teachers who make the schools so great.

- We are so blessed to live in the town of Waverly, allowing our kids to grow up in this community.

- Stop lights are needed at Canongate/Amberly Road crossing. This intersection is way too congested during school

days.

- Big push for youth sports, recreational activities and community fitness/wellness center.

- Waverly is a great community for families. However, there are no homes for sale in the $75,000 to $90,000 price

range and have not been for a long time.

- Waverly is a very poor town when it comes to organization activities. More community-related activities need to

be organized.

- Having four small children, improvement to the city parks would be my number one request.

- I have concerns over fire protection, water quality and sewer rates.

- As a newcomer to Waverly, I had a little trouble finding things. Events would be easier to find in an address was

published.

- Waverly’s newly-achieved growth has been built around being a bedroom community. Keep the availability of

great schools with semi-attractive entertainment activities and Waverly will continue to prosper.

- I feel very strongly about the children not having anything to do in the City. The recreational program is an

embarrassment to years past.

- I prefer Waverly to remain a small town with great neighborhoods and parks. There will be fewer issues with

crime, traffic, etc.

- More building options and contractors for homeowners.



- Re-route train tracks so intersections are no longer blocked by trains.

- We need new commercial and retail businesses.

- We need to have high-end neighborhoods for people who succeed at their jobs. Strategically plan these homes so

they are not devalued by nearby existing, run-down properties.

- Create more recreation opportunities for young children and families.

- Plant trees in new developments/neighborhoods.

- City parks need to be bigger to better accommodate Waverly’s kids.

- I have lived in Waverly for 39 years. My children attended school and still reside in Waverly. This is a safe

Community with good schools and good police.

- State and Federal grants should be used towards programs that help the Community, not a small amount of

people who wish to be homeowners.

- Beautification should be applied to parks, common green spaces, businesses that create and generate income/tax

revenue for the City and school, academic and athletic improvements.



Workforce Housing Needs Survey

The City of Waverly Planning Commission, in cooperation with major employers in the

Waverly Area, is conducting the following Survey to determine the specific renter and owner

housing needs of the Area's workforce. We would appreciate you completing and returning the

following Survey to your employer by FRIDAY, APRIL 27TH.

Provide us your Name and Telephone Number and be eligible for a

$100 DRAWING! Your telephone number will only be used to contact you if you win the

drawing. You must complete the Survey to be eligible for the drawing. Thank you!

Place of Employment? __(See Comments)________________ TOTAL SURVEYS: 430

Do you currently live in Waverly? ___66___Yes ___364___No

If No, where and why not?_____(See Comments)_____________________

Number of Persons in your household? 1 = 51 2 = 131 3 = 91 4 = 79 5+ = 70

Do you rent or are you a homeowner? __152__Rent __278__Own

Are you satisfied with your current housing situation? __366__Yes __64__No

If No, why? __(See Comments)_________________________________

What is your current annual total household income?

_52_Less than $25K _98_$25K-$50K _81_$50K-$70K _29_$70K-80K _75_$80K+



As a renter or homeowner, what are some of the issues or barriers you

experience with obtaining affordable, suitable housing for your household?

Please check all that apply.

For Renters For Owners

1 Lack of handicap accessible housing 2 Lack of handicap accessible housing

4 Lack of adequate public transportation 6 Lack of adequate public transportation

6 Lack of knowledge of fair housing rights 9 Lack of knowledge of fair housing rights

30 Cost of rent 76 Housing prices

2 Restrictive zoning/building codes 21 Restrictive zoning/building codes

19 Job status 25 Job status

34 Attitudes of landlords & neighbors 15 Attitudes of immediate neighbors

53 Lack of availability of decent rental units in your price range

21 Mortgage lending application requirements

18 Use of background checks 42 Excessive down payment/closing costs

43 Excessive application fees and/or rental deposits

49 Cost of utilities

33 Cost of utilities 7 Lack of educational resources about homeowner responsibilities

4 Lack of educational resources about tenant responsibilities

29 Cost of homeowners insurance

Other:___________________________ Other:__________________________ Other:___________________________ Other:__________________________

If you are currently a RENTER and would like to become a HOMEOWNER in

WAVERLY, within the next 10 years, or if you are currently a HOMEOWNER and

desire to upgrade or change housing in WAVERLY, within the next 10 years,

please complete the following questions. If not, please return your survey to

your employer.

Which one of the following housing types would you most like to purchase?

__124__Single Family ___8___Attached Townhouse Or Duplex Type Unit

___2___Mobile Home ___5___Patio Home __4__Other?__(See Comments)__



How many bedrooms would your family need?

__3__One __24__Two __58__Three __56__Four +

What is the most your family could afford for a home?

_17_Less than $50K _30_$50K-$100K _41_$100K-$150K _24_$150K-$200K

_17_$200K-$250K _4_$250K-$300K _5_$300K+

What can you afford for a monthly house payment, not including house insurance and

property taxes?

__8__Under $375 __42__$375 to $675 __32__$676 to $800

__29__$801 to $1,025 __26__$1,026+

If you are currently a RENTER, but would like or need a different or alternative

rental situation in WAVERLY, within the next 10 years, please complete the

following questions. If not please return your survey to your employer.

Which one of the following housing types would you most like to rent?

___36___Single Family ___16___Attached Townhouse or Duplex Type Unit

___2___Mobile Home ____4___Standard Apartment Unit

___0___Other? __________________

How many bedrooms would your family need?

___6___One ___25___Two ___17___Three ____11___Four +

What is the most your family could afford for monthly rent?

_7_Under $400 _15_$400-$500 _11_$500-$600 _12_$600-$650 _13_$650+

Thank You For Your Participation!

Please enter your Name and Telephone Number for a

$100 DRAWING!!!

(SURVEYS MUST BE COMPLETED IN ORDER TO BE ELIGIBLE FOR THE DRAWING).

Name__________________________ and Telephone Number________________________________



WAVERLY, NEBRASKA

WORKFORCE HOUSING NEEDS SURVEY - COMMENTS

Place of Employment.

Watts Electric – 12 State Farm – 1

MBA Poultry – 119 Matheson Linweld – 54

Skyway Transportation - 5 Millard Lumber – 42

Lenco PMC – 22 Waverly Care Center – 33

Kamterter – 16 Pavers Inc. – 8

District 145 Public Schools –

90

Horizon Bank – 16

Farmers Co-Op – 12

Do you currently live in Waverly? if no, where and why not?

Alvo – 2 Lincoln – 220

Ashland – 3 Omaha – 11

Bennet – 3 Raymond – 2

Crete – 10 Rural Lancaster Co. - 12

Eagle – 9 Seward – 2

Elmwood – 2 Sterling – 2

Greenwood – 5 Tecumseh – 3

Gretna – 2 Wahoo – 2

Walton – 2

ONE EACH: Adams, Beatrice, beaver Crossing, Bellevue, Ceresco, Cook,

Dorchester, Elk Creek, Friend, Hickman, La Vista, Louisville, Malcolm,

Memphis, Murdock, Nebraska City, Palmyra, Primrose, St. Mary,

Staplehurst & Wymore.



- I have always lived/like living (in Lincoln/Omaha). (47)

- I have always lived/like living (in other communities/rural area) (17)

- Family/friends. (17)

- Hometown. (2)

- School for kids. (14)

- Currently own/rent in Lincoln. (25)

- Currently own/rent in (other community). (10)

- Close to work. (3)

- No affordable apartments to rent/homes for sale in Waverly. (20)

- Waverly is too small/underdeveloped. (6)

- Husband/wife works in Lincoln. (15)

- Husband/wife works in (other community). (5)

- Attending college in Lincoln. (6)

- Housing costs.

- Lack of amenities/prefer bigger cities. (6)

- Place of employment relocation/new employment.(46)

- Lack of town police.

- Lot prices.

- Train noise.

- Worried about resale value.

Are you satisfied with your current housing situation? if no, why?

- I want to be a homeowner. (4)

- Housing is too expensive. (4)

- Housing is too small. (15)

- Housing is too big.

- Bad roommate/neighborhood. (5)

- I want to sell my home due to property devaluation. I’m having a problem getting

what I paid for it.

- I used to live in a house, now i rent.

- Would like to move to Waverly. (4)

- Bugs/Pests are a problem.



- Not close enough to work. (2)

- Need a new location/want to live elsewhere. (2)

- Lack of affordable retirement housing.

- No housing in Waverly.

- Need master bedroom.

- Commute time to/from work. (3)

- My city streets need fixed.

- Location.

- Deteriorating/dilapidated condition of housing. (6)

- Lack of affordable rentals.

- Absentee landlord.

Barriers to Affordable Housing (For Renters).

- Old equipment/appliances.

- No lawn to mow.

- Size of apartment in my price range.

- Garage space.

- Finding childcare in the area.

- Want more land/space. (2)

- Lack of places that allow pets. (2)

- Lack of houses.

- Lack of activities.



Barriers to Affordable Housing (For Owners).

- Schools (4)

- Lack of childcare

- Would not be able to sell my home, for what its worth.

- Lack of supply of housing in my price range/housing choice. (3)

- Floodplain concerns/homes in flood zone. (3)

- I would like a bigger lot to build on.

- Lack of affordable acreages (2).

- Lack of retirement complexes.

- Lot sizes too small.

- Available neighborhoods.

- We recently heard of the possibility of an apartment complex near the interstate

and middle school in the riley addition. we have concerns about this being so

close to the residential areas with small children and traffic being a concern.

- Income.

- Distance from church.

- Lack of enforcement on neighborhood appearance.

Which one of the following housing types would you most like to purchase (renter-to-

homeowner)?

- Three-bedroom townhouse.

- Retirement townhouse or condo.

- Acreage/farm house. (4)

South Omaha Study area - City of Waverly ne community housing... · TABLE OF CONTENTS. Waverly,...

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