Planning commission declares 2,065-acre Cornhusker area blighted and extremely blighted amid resident challenges to methodology

Lincoln — The Lincoln-Lancaster County Planning Commission on Oct. 15 approved two motions declaring the Lincoln Cornhusker redevelopment study area (about 2,065 acres) blighted and extremely blighted under Nebraska community development law, clearing the way for redevelopment planning tools including potential use of tax-increment financing (TIF).

Staff urban-development presenters said the study area was prepared by Marvin Planning Consultants and that the consultant’s analysis concludes the area meets statutory definitions for blight and substandard conditions; the city attorney explained this hearing restarts the process to address procedural questions from an earlier hearing.

Opposition witnesses, notably Clinton-neighborhood researchers Abigail and Emma Hazard, pressed multiple concerns: they argued the studies misquote or misapply state statute, used census block groups outside the designated area (which can inflate poverty and unemployment rates), and relied on assessor data and images that may not reflect current conditions. Abigail Hazard told the commission that “procedural errors of [the] July hearing led to the Nebraska attorney general’s office investigating the process.” The speakers requested postponement until an accurate, side-by-side reevaluation could be completed.

Staff and the consultant — including Kurt Elder and Keith Marvin of Marvin Planning Consultants — defended the methodology. Marvin and city staff said the state statute provides multiple ways to operationalize poverty and unemployment thresholds, that use of block groups is a commonly used practice in Nebraska to create a connected area for analysis, and that assessor and American Community Survey data are appropriate inputs despite margin-of-error concerns at small geographies.

Commissioners acknowledged the validity of some public concerns about data currency and use of assessor records, but several said TIF and designation tools are necessary to secure funding for infrastructure and corridor improvements. Commissioners discussed outreach to neighborhood groups so homeowners could access available incentives if eligible; one staffer noted past programs that provided a $5,000 homeowner tax credit in extremely blighted areas.

Commissioner Campbell moved to declare the area blighted (misc. 25013) and to declare it extremely blighted (misc. 25014); both motions passed on roll call 7-0.

The designations permit the city to pursue redevelopment planning and funding tools, including TIF for public improvements; opponents asked the city to ensure procedural compliance and transparent, geographically precise data before advancing redevelopment plans. The commission said staff would continue engagement with neighborhood groups as planning and implementation proceed.