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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 *
------------
*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.
SECTION 1 OVERVIEW OF RESEARCH ACTIVITIES & EXPECTED OUTCOMES.
Waverly, Nebraska Community Housing Study - 2032 1.2
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.
SECTION 1 OVERVIEW OF RESEARCH ACTIVITIES & EXPECTED OUTCOMES.
Waverly, Nebraska Community Housing Study - 2032 1.3
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, Nebraska Community Housing Study - 2032 2.1
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.
SECTION 2 WAVERLY COMMUNITY PROFILE.
Waverly, Nebraska Community Housing Study - 2032 2.2
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.
SECTION 2 WAVERLY COMMUNITY PROFILE.
Waverly, Nebraska Community Housing Study - 2032 2.3
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.
SECTION 2 WAVERLY COMMUNITY PROFILE.
Waverly, Nebraska Community Housing Study - 2032 2.4
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.
SECTION 2 WAVERLY COMMUNITY PROFILE.
Waverly, Nebraska Community Housing Study - 2032 2.5
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.
SECTION 2 WAVERLY COMMUNITY PROFILE.
Waverly, Nebraska Community Housing Study - 2032 2.6
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.
Waverly, Nebraska Community Housing Study - 2032 3.1
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.
SECTION 3 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Waverly, Nebraska Community Housing Study - 2032 3.2
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.
78 percent of the Survey respondents
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.
73 percent of the Survey respondents
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.
SECTION 3 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Waverly, Nebraska Community Housing Study - 2032 3.3
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.
SECTION 3 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Waverly, Nebraska Community Housing Study - 2032 3.4
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.
SECTION 3 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Waverly, Nebraska Community Housing Study - 2032 3.5
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.
SECTION 3 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Waverly, Nebraska Community Housing Study - 2032 3.6
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.
SECTION 3 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Waverly, Nebraska Community Housing Study - 2032 3.7
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.
Action Step 1: The Community of Waverly should
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.
Action Step 3: The Community of Waverly should
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.
SECTION 3 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Waverly, Nebraska Community Housing Study - 2032 3.8
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, Nebraska Community Housing Study - 2032 4.1
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.
SECTION 4 WAVERLY HOUSING DEMAND.
Waverly, Nebraska Community Housing Study - 2032 4.2
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.
SECTION 4 WAVERLY HOUSING DEMAND.
Waverly, Nebraska Community Housing Study - 2032 4.3
(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.
SECTION 4 WAVERLY HOUSING DEMAND.
Waverly, Nebraska Community Housing Study - 2032 4.4
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
SECTION 4 WAVERLY HOUSING DEMAND.
Waverly, Nebraska Community Housing Study - 2032 4.5
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.
SECTION 4 WAVERLY HOUSING DEMAND.
Waverly, Nebraska Community Housing Study - 2032 4.6
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
Source: Hanna:Keelan Associates, P.C., 2012.
SECTION 4 WAVERLY HOUSING DEMAND.
Waverly, Nebraska Community Housing Study - 2032 4.7
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
Patio Home Units 36 / 0 10.5
Town Home Units 40 / 15 16.5
Duplex/Triplex Units 0 / 40 8.0
Totals 180 / 55 77 Acres
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
SECTION 4 WAVERLY HOUSING DEMAND.
Waverly, Nebraska Community Housing Study - 2032 4.8
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)
SECTION 4 WAVERLY HOUSING DEMAND.
Waverly, Nebraska Community Housing Study - 2032 4.9
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.
SECTION 4 WAVERLY HOUSING DEMAND.
Waverly, Nebraska Community Housing Study - 2032 4.10
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.
Source: Hanna:Keelan Associates, P.C., 2012
SECTION 4 WAVERLY HOUSING DEMAND.
Waverly, Nebraska Community Housing Study - 2032 4.11
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
PRICE – PURCHASE COST (Area Median Income)
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.
Source: Hanna:Keelan Associates, P.C., 2012
SECTION 4 WAVERLY HOUSING DEMAND.
Waverly, Nebraska Community Housing Study - 2032 4.12
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.
SECTION 4 WAVERLY HOUSING DEMAND.
Waverly, Nebraska Community Housing Study - 2032 4.13
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, Nebraska Community Housing Study - 2032 5.1
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.
SECTION 5 WAVERLY HOUSING ACTION PLAN & HOUSING FUNDING SOURCES.
Waverly, Nebraska Community Housing Study - 2032 5.2
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.
SECTION 5 WAVERLY HOUSING ACTION PLAN & HOUSING FUNDING SOURCES.
Waverly, Nebraska Community Housing Study - 2032 5.3
Housing for
Elderly/Senior Populations.
Purpose of Activity.
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
and 3 bedroom units, standard
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.
SECTION 5 WAVERLY HOUSING ACTION PLAN & HOUSING FUNDING SOURCES.
Waverly, Nebraska Community Housing Study - 2032 5.4
Housing for
Special Populations.
Purpose of Activity.
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.
Purpose of Activity.
Total Cost.
Required Cost
Subsidy.
13. Family Rental, Single Family,
CROWN Program, Rent-To-Own, 16
Units, 3+ bedroom houses, standard
amenities.
To meet the affordable housing needs
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
and 3 bedroom units, standard
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.
To meet the needs of low- to
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.
To meet the affordable housing needs
of moderate- and upper-income
family households (80%+ AMI).
$18,500,000. 15% or $2,775,000.
SECTION 5 WAVERLY HOUSING ACTION PLAN & HOUSING FUNDING SOURCES.
Waverly, Nebraska Community Housing Study - 2032 5.5
Housing Preservation.
Purpose of Activity.
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.
To meet the needs of low- to
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.
SECTION 5 WAVERLY HOUSING ACTION PLAN & HOUSING FUNDING SOURCES.
Waverly, Nebraska Community Housing Study - 2032 5.6
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.
SECTION 5 WAVERLY HOUSING ACTION PLAN & HOUSING FUNDING SOURCES.
Waverly, Nebraska Community Housing Study - 2032 5.7
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.
SECTION 5 WAVERLY HOUSING ACTION PLAN & HOUSING FUNDING SOURCES.
Waverly, Nebraska Community Housing Study - 2032 5.8
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.
SECTION 5 WAVERLY HOUSING ACTION PLAN & HOUSING FUNDING SOURCES.
Waverly, Nebraska Community Housing Study - 2032 5.9
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.
SECTION 5 WAVERLY HOUSING ACTION PLAN & HOUSING FUNDING SOURCES.
Waverly, Nebraska Community Housing Study - 2032 5.10
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.
SECTION 5 WAVERLY HOUSING ACTION PLAN & HOUSING FUNDING SOURCES.
Waverly, Nebraska Community Housing Study - 2032 5.11
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.
SECTION 5 WAVERLY HOUSING ACTION PLAN & HOUSING FUNDING SOURCES.
Waverly, Nebraska Community Housing Study - 2032 5.12
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.
SECTION 5 WAVERLY HOUSING ACTION PLAN & HOUSING FUNDING SOURCES.
Waverly, Nebraska Community Housing Study - 2032 5.13
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.
SECTION 5 WAVERLY HOUSING ACTION PLAN & HOUSING FUNDING SOURCES.
Waverly, Nebraska Community Housing Study - 2032 5.14
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.
APPENDIX I WAVERLY TABLE PROFILE
Waverly, Nebraska Community Housing Study - 2032 2
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
APPENDIX I WAVERLY TABLE PROFILE
Waverly, Nebraska Community Housing Study - 2032 3
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
Hanna:Keelan Associates, P.C., 2012
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
Hanna:Keelan Associates, P.C., 2012
APPENDIX I WAVERLY TABLE PROFILE
Waverly, Nebraska Community Housing Study - 2032 4
TABLE 5
HOUSEHOLD INCOME*
TRENDS AND PROJECTIONS
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.
Hanna:Keelan Associates, P.C., 2012
APPENDIX I WAVERLY TABLE PROFILE
Waverly, Nebraska Community Housing Study - 2032 5
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
Hanna:Keelan Associates, P.C., 2012
APPENDIX I WAVERLY TABLE PROFILE
Waverly, Nebraska Community Housing Study - 2032 6
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
Hanna:Keelan Associates, P.C., 2012
APPENDIX I WAVERLY TABLE PROFILE
Waverly, Nebraska Community Housing Study - 2032 7
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
Hanna:Keelan Associates, P.C., 2012
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
Hanna:Keelan Associates, P.C., 2012
APPENDIX I WAVERLY TABLE PROFILE
Waverly, Nebraska Community Housing Study - 2032 8
TABLE 10
EMPLOYMENT DATA TRENDS AND PROJECTIONS
LANCASTER COUNTY, NEBRASKA
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
Hanna:Keelan Associates, P.C., 2012
APPENDIX I WAVERLY TABLE PROFILE
Waverly, Nebraska Community Housing Study - 2032 9
TABLE 11
WORKFORCE EMPLOYMENT BY TYPE
LANCASTER COUNTY, NEBRASKA
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
Source: Nebraska Department of Labor, Labor Market Information, 2012
Hanna:Keelan Associates, P.C., 2012
APPENDIX I WAVERLY TABLE PROFILE
Waverly, Nebraska Community Housing Study - 2032 10
TABLE 12
CIVILIAN LABOR FORCE AND EMPLOYMENT
TRENDS AND PROJECTIONS
LANCASTER COUNTY, NEBRASKA
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%
Source: Nebraska Department of Labor, Labor Market Information, 2012
Hanna:Keelan Associates, P.C., 2012
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
Hanna:Keelan Associates, P.C., 2012
APPENDIX I WAVERLY TABLE PROFILE
Waverly, Nebraska Community Housing Study - 2032 11
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
Hanna:Keelan Associates, P.C., 2012
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
Hanna:Keelan Associates, P.C., 2012
APPENDIX I WAVERLY TABLE PROFILE
Waverly, Nebraska Community Housing Study - 2032 12
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
Hanna:Keelan Associates, P.C., 2012
APPENDIX I WAVERLY TABLE PROFILE
Waverly, Nebraska Community Housing Study - 2032 13
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
Median Value $98,600
2010 Est* 25 61 386 231 160 863
Median Value $131,300
2012 $136,800
2022 $169,900
2032 $191,800 * Specified Data Used.
Source: 1990, 2000 Census
Hanna:Keelan Associates, P.C., 2012
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
Source: Hanna:Keelan Associates, P.C., 2011
APPENDIX I WAVERLY TABLE PROFILE
Waverly, Nebraska Community Housing Study - 2032 14
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
APPENDIX I WAVERLY TABLE PROFILE
Waverly, Nebraska Community Housing Study - 2032 15
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.
Source: Hanna:Keelan Associates, P.C., 2012
APPENDIX I WAVERLY TABLE PROFILE
Waverly, Nebraska Community Housing Study - 2032 16
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.
Source: Hanna:Keelan Associates, P.C., 2012.
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
Source: Hanna:Keelan Associates, P.C., 2011
APPENDIX I WAVERLY TABLE PROFILE
Waverly, Nebraska Community Housing Study - 2032 17
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
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
Patio Home Units 36 / 0 10.5
Town Home Units 40 / 15 16.5
Duplex/Triplex Units 0 / 40 8.0
Totals 180 / 55 77 Acres
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
APPENDIX I WAVERLY TABLE PROFILE
Waverly, Nebraska Community Housing Study - 2032 18
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.
Source: Hanna:Keelan Associates, P.C., 2012
APPENDIX I WAVERLY TABLE PROFILE
Waverly, Nebraska Community Housing Study - 2032 19
TABLE 25
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
PRICE – PURCHASE COST (Area Median Income)
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.
Source: Hanna:Keelan Associates, P.C., 2012
WAVERLY, NEBRASKA
[Pick the date] Waverly Community & Workforce Housing Survey Results.
APPENDIX II
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
Waverly, Nebraska Community Housing Study - 2032 1
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
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
Waverly, Nebraska Community Housing Study - 2032 2
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)
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
Waverly, Nebraska Community Housing Study - 2032 3
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)__
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
Waverly, Nebraska Community Housing Study - 2032 4
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
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
Waverly, Nebraska Community Housing Study - 2032 5
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)
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
Waverly, Nebraska Community Housing Study - 2032 6
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)
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
Waverly, Nebraska Community Housing Study - 2032 7
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)________________________________________________________
________________________________________________________________________________
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
Waverly, Nebraska Community Housing Study - 2032 8
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
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
Waverly, Nebraska Community Housing Study - 2032 9
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)______________________________________________________
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
Waverly, Nebraska Community Housing Study - 2032 10
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.
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
Waverly, Nebraska Community Housing Study - 2032 11
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.
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
Waverly, Nebraska Community Housing Study - 2032 12
- 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.
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- 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)
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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.
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
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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.
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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)
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
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- 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.
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
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- 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.
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
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- 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.
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
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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+
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
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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)__
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
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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________________________________
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
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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.
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
Waverly, Nebraska Community Housing Study - 2032 24
- 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.
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
Waverly, Nebraska Community Housing Study - 2032 25
- 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.
APPENDIX II WAVERLY COMMUNITY & WORKFORCE HOUSING SURVEY RESULTS.
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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)