University of Nebraska at Omaha DigitalCommons@UNO Publications Archives, 1963-2000 Center for Public Affairs Research 1973 Housing and Community Development in the Nebraska-Iowa Riverfront Project Area, 1973 Center for Public Affairs Research (CPAR) University of Nebraska at Omaha Follow this and additional works at: https://digitalcommons.unomaha.edu/cparpubarchives Part of the Demography, Population, and Ecology Commons, and the Public Affairs Commons Recommended Citation (CPAR), Center for Public Affairs Research, "Housing and Community Development in the Nebraska-Iowa Riverfront Project Area, 1973" (1973). Publications Archives, 1963-2000. 54. https://digitalcommons.unomaha.edu/cparpubarchives/54 This Report is brought to you for free and open access by the Center for Public Affairs Research at DigitalCommons@UNO. It has been accepted for inclusion in Publications Archives, 1963-2000 by an authorized administrator of DigitalCommons@UNO. For more information, please contact [email protected]. Housing and Community . · Development in the Nebraska-Iowa Riverfront Development Project Area, 1973 OMAHA-COUNCIL BLUFFS METROPOLITAN AREA PLANNING AGENCY MISSOURI RIVERFRONT DEVELOPMENT PROGRAM SUB-ELEMENTS 1101-1102 HOUSING AND COMMUNITY DEVELOPMENT IN THE NEBRASKA-IOWA RIVERFRONT DEVELOPMENT PROJECT AREA, 1973 The work upon which this publication is based was performed pursuant to Contract No. RDP-01-024 with the Omaha-Council Bluffs Metropolitan Area Planning Agency and under the direct supervision of the Riverfront Development Housing and Community Development Task Force. This work was sponsored in part through a grant from the Department of Housing and Urban Development under the provisions of Section 701 of the Housing Act of 1954 as amended. Prepared by: Center for Applied Urban Research College of Public Affairs & Community Service University of Nebraska at Omaha December. 1973 Research Staff Ralph Todd, Ph.D., Project Director Kwame Annor, Ph.D., Research Associate Lynne Dobrofsky, Ph.D., Research Associate David Hinton, Ph.D., Research Associate Paul Lee, Ph.D., Research Associate John Zipay, M.A., Research Associate Student Assistants Barbara Briggs James Martin Walter Noordam James Smith Other Contributors William Anthes, Ph.D., College of Business at the University of Nebraska at Omaha, provided the analysis of housing in Blair, Glenwood and Missouri Valley (Section 3) and land-use controls and building codes (Section 6). Thomas Nitsch, Ph.D., College of Business at Creighton University, provided help in development of the 1973 housing study questionnaire and the analysis in Appendix 5-A. ii MAPA/RIVERFRONT HOUSING & COMMUNITY DEVELOPMENT TASK FORCE John G. Peterson, Chairman Howard Alexander Mike Kelly Joseph Arrietta James F. Kennelly Guy Birch Larry King Fran Biskup William P. Knox Sr. Louis Bottorff Vicki Krecek Chuck Brazie Robert Kuzelka Dorothy Buckingham Charles Lane Liz Campbell Ladd Lonnquist Lloyd Castner Frank Love Orion Clifford .James Martin Jesse Cuevas Bill McNarney Dorothy Eure Clarissa McGruder James M. Evans Jr. · Charles Newby James Gardner Joseph W. O'Connor Don Gerhard Don Olson John Greany Tom Peschio Al Grice Rod Phipps James Hart Al Rochford Velma Hill Carney L. Roundtree Jack Hosking Don Sievers John Hrupek Art Stearns Ken Hummel Charles Stilwell Dan Hyslop Robert E. Strottman Ambrose W. Jackson Jr. George Thomas Ted Johnson Maria Thompson Jim Kelly Ralph Todd l1l ABSTRACT HOUSING AND COMMUNITY DEVELOPMENT IN THE NEBRASKA-IOWA RIVERFRONT DEVELOPMENT PROJECT AREA, 1973 Center for Applied Urban Research University of Nebraska at Omaha December, 1973 This report is concerned with housing and community development in the six county Riverfront Development Project (RDP) area. The six counties are: Douglas, Sarpy, and Washington Counties in Nebraska and Harrison, Mills, and Pottawattamie Counties in Iowa. Delineations of the RDP study area and methodology and sample design for the 1973 Housing Survey are presented in Section One. A housing profile of 27 subareas is presented in Section Two. Changes in basic housing conditions for the six counties are presented in Section Three. Section Four provides an areawide analysis of the 1973 Housing Survey, a 93 item questionnaire completed by 2,100 respondents. Subarea analysis is provided in Section Five. Constraints to fulfilling housing needs in the RDP are examined in Section Six. Included also is an analysis of land-use controls, building codes and code enforcement, property taxes, finances, and neighbor- hood conditions. Specific goals and recommendations for improving housing conditions in the RDP are presented in Section Seven. iv TABLE OF CONTENTS LIST OF TABLES . .................. o • • • • • • • • • • • • • • • .. • • • • • • • • • • • • • • • • • • • • vi LIST OF MAPS • .................................. ~ .. • . • . xii SECTION ONE: INTRODUCTION, , ••• , • , •••••• , •••• , • • • • • • • • • • • • • • . • • . • 1 Appendix 1-A: Delineated Subareas of the RDP .•••..•••.••..•.•. 13 Appendix 1-B: 1973 Housing Survey and Sample Estimates .••.••.. 22 SECTION TWO: HOUSING PROFILE OF THE RDP, 1970 ••••.•••...•...•..•••. 30 Appendix 2-A: Population Estimates, 1973 •••.•••.•..•.•.....•.. 62 SECTION THREE: HOUSING MARKET CHARACTERISTICS OF THE RDP •..•..•.... 64 Appendix 3-A: RDP and County Housing Projections, 1974-1977 ... 93 Appendix 3-B: Housing Characteristics of the Elderly Population. • • • • • • • • • • • • • • • • • . • • • • • • . • • . • • . • . • . 102 Appendix 3-C: The Condominium Market •••.••••.•.••••••...••.••. 107 Appendix 3-D: Offutt Air Force Base and the Demand for Housing •• , ••••••••••••••••• , ••.•...•.•.•.•.••.•• 115 SECTION FOUR: AREAWIDE HOUSING SURVEY RESULTS ••••••••.•••••...•.••• 119 Appendix 4-A: Areawide Housing Survey Tables •••.•••••.•..••..• 131 Appendix 4-B: Housing by Income Group Tables ••.•••••..••••.•.. 143 Appendix 4-C: Owner-Renter Attitudes on Housing and Neighborhoods •.•••••••.•••.••••••.••••.•••••.•.. 151 SECTION FIVE: SUBAREA ANALYSIS ANU RDP HOUSING SUBMARKETS ..•••••..• 153 Appendix 5-A: Subarea 113 ••••••.•••••••••••.•..••..•••..•••.•.• 200 Appendix 5-B: Multiple Regression and Variance Analysis •••.... 207 Appendix 5-C: Socio-economic Factors Used to Distinguish RDP Submarkets ••••.•••••••••.•.•••.•••..•.•••••• 213 SECTION SIX: HOUSING CONSTRAINTS ................................... 219 Appendix 6-A: RDP Land-Use and Building Code Questionnaires ••. 243 SECTION SEVEN: GOALS ANU RECOMMENDATIONS ••••••••••.•..•.••••••••.•• 249 v LIST OF TABLES SECTION ONE, APPENDIX 1-B Table 1: The Estimation of Sample Size ••....••..••......•..... 22 Table 2: Sample Estimates of Major Housing Characteristics and Their Respective Confidence Interval, Total RDP, September, 1973 ••.•..••••.•.....•..••.. , . • . 23 Table 3: 1973 Housing Survey Questionnaire .•.•.•.•••..•..•.•.. 24 SECTION TWO Table 1: Population, Housing and Families by Subarea, 1970.... 31 SECTION TWO, APPENDIX 2-A Table 1: Number of Persons and Households by RDP Housing Study Subareas, April 1, 1970 and July 1, 1973 ••.••••....•• 63 SECTION THREE Table 1: Distribution of Housing Units Among the Six Counties: 1950, 1960, 1970..................................... 66 Table 2: Net Housing Unit Increase: 1950-1960, 1960-1970, and 1950-1970 ••.. , •••••.•.•••...•.•...•..••.....•.. ,..... 66 Table 3: Housing Type by Structure: 1960 and 1970 ••..•••••... 66 Table 4: Net Housing Unit Change by Type of Structure: 1960- 1970................................................. 67 Table 5: Housing Distribution by Type of Structure: 1960 and 1970 .......•• ,....................................... 67 Table 6: Housing Inventory Trends: Omaha, Nebraska-Iowa SMSA, 1960-1970............................................ 69 Table 7: Housing Inventory Trends: Rural Portion of RDP, 1960-1970............................................ 69 Table 8: Vacancy Trends: Omaha, Nebraska-Iowa SMSA, 1960- 1970................................................. 70 Table 9: Vacancy Trends: Rural Portion of RDP, 1960-1970 ••.•• 70 vi Table 10: New Housing Units Authorized by Building Permits, 1960-1970 ••••••.•••••••••••••••• ,................... 71 Table 11: Population Change in Blair, Nebraska, 1960-1970 .•.•• 74 Table 12: Summary of Housing Conditions in Blair, Nebraska, 1973.................................................. 76 Table 13: Population Change in Glenwood, Iowa, 1960-1970 •.•..• 78 Table 14: Stnnmary of Housing Conditions in Glenwood, Iowa, 1973................................................... 79 Table 15: Employment by Industry in Missouri Valley, Iowa, 1960-1970........................................... 81 Table 16: Population Change in Missouri Valley, Iowa, 1960- 1970,............................................... 82 Table 17: Summary of Housing Conditions in Missouri Valley, Iowa, 1973.......................................... 83 Table 18: Population, Occupied Housing Units, and Population per Household for the Urban Portion of the SMSA, 1960-1970 ••••• , •••••••• ,............................ 85 Table 19: Population, Occupied Housing Units, and Population per Household for the Rural Portion of the SMSA, 1960-1970.,......................................... 85 Table 20: Population, Occupied Housing Units, and Population per Household for the SMSA, 1960-1970 ••.•••..••••.•• 86 Table 21: Population and Housing Characteristics for the SMSA, July 1, 1973........................................ 86 Table 22: Projected Population Change for the SMSA, July 1, 1973-July