RES 2019-0363a - Planning Recs with MapsMRC
City of Omaha
Planning Department
1819 Farnam Street
Suite 1100
Omaha, NE 68183
402-444-5150
Planning.CityofOmaha.org
I. GENERAL INFORMATION:
Purpose: To replat the property to allow for the construction of four single family
residences and two 4-unit townhouse structures.
Existing Use(s): Vacant Existing Zoning: R6-PUR
Adjacent Land Use(s): Adjacent Zoning
North: Single family residential North: R6
South: Townhouse residential and Single
family residential (33 Mason South)
South: R6-PUR
East: Townhouse residential East: R6
West: Single family residential West: R4
Future
Land Use
Designation(s):
Low density residential - Much of the area between Marcy Street and
Woolworth Avenue between 30th Street and 36th Street is a mix of low
and high-density residential zoning and land use. Maintaining the
existing high-density residential zoning designation is supported by the
Park Avenue Redevelopment Study; even though some of the current
Future Land Use Plan designations for the area are low density
residential.
Zoning History: C12-15-232 / C11-15-231 - Preliminary and Final Plat approval of 33
Mason North, a minor plat in the city limits, with a waiver of Section 53-
8(4)(a) for Lot Depth and approval of a PUR, approved by City Council on
June 14, 2016.
C3-15-283 – Approval of the Uptown District TIF Redevelopment Project
Plan, approved by City Council on January 12, 2016.
C3-10-092 – Approval of a Blighted and Substandard Designation,
approved by City Council on August 10, 2010.
C3-06-075 – Destination Midtown Area Blighted and Substandard
Designation, bound by Dodge Street on the north, Woolworth Avenue on
the south, I-480 on the east and 33rd Street on the west.
C3-04-179 – Destination Midtown Plan, bound by Cuming St. on the
north, Center St. on the south, 24th Street on the east and Saddle Creek
Rd. on the west; approved by Council August 17, 2004.
Date: September 26, 2018
Case Number: C11-15-231
C12-18-209
Applicant: Uptown Properties, LLC and dba Uptown Urban Dwellings
Request: Preliminary and Final Plat approval of 33 MASON NORTH REPLAT 1, a
minor plat inside the city limits, with a waiver of Section 53-8(4)(a), Lot
depth and Approval of a Major Amendment to a PUR-Planned Unit
Redevelopment Overlay District
Location: Northwest of 33rd and Mason Streets
33 MASON NORTH REPLAT 1 and Major amendment to a PUR
Case Number: C11-15-231, C12-18-209
Page: 2
MRC
Applicable
Regulations:
Any future development of the site is subject to compliance with the R6
District, as well as all other applicable regulations including Section 55-
595 PUR-Planned Unit Redevelopment Overlay District, Section 55-
597(b) - Site development regulations, and the Planning Department’s
IRDG - Infill and Redevelopment Design Guidelines.
Section 55-595 PUR-Planned Unit Redevelopment Overlay District. The
PUR-Planned Unit Redevelopment Overlay District is intended to
encourage redevelopment of parcels served by existing infrastructure, by
providing flexibility in site design in order to permit project innovation
while ensuring compatibility with the surrounding neighborhood. It is
further intended to enable implementation of Master Plan goals that
promote redevelopment in older areas of the city with complex and often
constrained lot conditions
Section 55-597(b) - Site development regulations. Site development
regulations shall be developed individually for each PUR Overlay District
and comply with minimum or maximum standards established for the
base district, to the extent feasible. Relief from site development
regulations may be allowed to address site constraints, to achieve
compatibility with the surrounding neighborhood pursuant to standards for
infill development as adopted or amended, or to implement the Master
Plan.
Additionally, the Planning Department’s IRDG - Infill and Redevelopment
Design Guidelines provide supporting design guidelines intended to
assess PUR projects. The PUR was reviewed for compliance with these
guidelines. It is also further intended to enable implementation of Master
Plan goals that promote redevelopment in older areas of the city with
complex and often constrained lot conditions by requiring compatible
frontage and orientation, parking, effects on the perimeter, design quality,
and supplemental conditions.
II. SPECIAL INFORMATION:
Site
Characteristics:
The subject site for the plat and PUR Overlay District consists of the
proposed Lots 1-12, Outlots A-C. The site is approximately 18,000 square
feet in size and located northwest of the 33rd and Mason Street
intersection. The site is currently comprised of mostly undeveloped land
although construction of the eight townhomes units has started based on
the approval of the original plat and PUR plan. The site is currently platted
into 12 lots and three outlots with the Mason North subdivision.
Development
Proposal:
To respond to changes in market demands the applicant has submitted a
request for adjustments to the plat and PUR plan approved in 2016. The
total number of residential units is still proposed to be 12, as approved
with the originally approved plat and PUR plan. The proposed modified
PUR plan is for four single family homes and two, 4-unit townhouse
structures as compared to the approved PUR providing for four single
family attached units and two, 4-unit townhouse structures. The units will
be accessed from Mason Street via two 16 foot wide public access
easements.
33 MASON NORTH REPLAT 1 and Major amendment to a PUR
Case Number: C11-15-231, C12-18-209
Page: 3
MRC
The request proposes to adjust the location of Outlot A, which serves as
the common vehicular access from Mason Street for most of the
residential units, by sliding the outlot approximately 14 feet west. The
width of Outlot B, along the north property line of the site, is being reduced
from approximately 18 feet to five feet and the portion of Outlot A that
previously split the four unit single family attached residential structures
facing 33rd Street is being eliminated.
The changes as a result of these proposed modifications causes the
residential lots along 33rd Street to be 14 feet deeper, roughly 1 foot to 8
feet wider and will be constructed as 4 single family homes. The
residential lots to the west of Outlot A will be about 7 shallower, 2 feet to 3
feet wider and will be constructed as 2, 4-unit townhouse structures.
Public
Improvements:
Traffic and Circulation – The applicant must address the following:
• The applicant must provide for the use, ownership and maintenance
of the outlots in the subdivision agreement.
• The project must comply with the City’s Infill and Redevelopment
Policy for Alternative Lot Access.
Sanitary Sewers – Public Works approval of the sewer and alley public
improvement plans shall be required prior to the recording of the final plat.
Sanitary sewer will be provided as required.
Storm Sewers – Storm sewer will be provided as required.
Sidewalks – The applicant must provide for sidewalks adjacent to all street
frontages in compliance with city code. Sidewalks in disrepair must be
replaced and curbside landscaping must be installed and maintained.
Utilities: All utilities will be provided to each lot throughout the subdivision as
required by city code.
Grading and
Drainage:
The applicant must coordinate with the Public Works Department to
develop an acceptable PCSMP (Post Construction Stormwater
Management Plan).
Land Use and
Planning:
This development is not permitted outright in the R6 District without
multiple Zoning Board of Appeals waivers, but may be allowed under the
PUR Overlay District regulations and Infill and Redevelopment Design
Guidelines (IRDG).
Based on the limitations of the site the applicant is requesting approval of
a PUR plan with the following waivers in compliance with the IRDG:
• Minimum site area per unit from 5,000 sq. ft. / 2,500 sq. ft. to 1,506
sq. ft.
• Minimum lot area from 5,000 sq. ft. / 2,000 sq. ft. to 1,600.1 sq. ft. /
702.3 sq. ft.
• Lot width (single family residential) from 50 feet to 29.33 feet – 36.93
feet
• Minimum front yard setback from 35 feet to 1.5 feet – 5 feet.
• Minimum street side yard setback from 15 feet to 0 feet
33 MASON NORTH REPLAT 1 and Major amendment to a PUR
Case Number: C11-15-231, C12-18-209
Page: 4
MRC
• Minimum interior side yard setback (townhouse residential) from 10
feet to 2 feet / 5.88 feet.
• Minimum rear yard setback from 25 feet to 0 feet
The applicant has indicated that the structures comply with the maximum
45 foot height in the R6 district, although the Planning Department is
unable to verify compliance based on the plans submitted. The applicant
must provide to-scale elevations to document that the buildings do not
exceed the maximum 45 foot height allowed as measured by Section 55-
21, Height.
The applicant must provide an as-built survey for the building foundations
already under construction to ensure that the proposed lot lines are
consistent with the locations of the existing foundations.
The Lot depth waiver from 100 feet to 23.48 feet / 54.55 feet is
acceptable.
The proposed subdivision is consistent with Chapter 53 Subdivisions of
the Omaha Municipal Code and the City’s Master Plan.
III. ANALYSIS:
Conditionally, the proposed subdivision complies with the requirements of Chapter 53
Subdivisions of the Omaha Municipal Code and the City’s Master Plan.
Generally the PUR plan complies with the applicable Infill and Redevelopment Design
Guidelines and is consistent with the City’s Master Plan.
IV. RECOMMENDATIONS:
Approval of the waiver of Section 53-8(4)(a), Lot depth.
Approval of the Preliminary Plat, subject to the following conditions:
1. Provide for the use, ownership and maintenance of the outlots in the subdivision
agreement.
2. Public Works approval of the sewer and alley public improvement plans shall be required
prior to the recording of the final plat.
3. Comply with the City’s Infill and Redevelopment Policy for Alternative Lot Access.
4. Provide for sidewalks adjacent to all street frontages in compliance with city code,
including sidewalks in disrepair must be replaced and curbside landscaping must be
installed and maintained.
5. The applicant must coordinate with the Public Works Department to develop an
acceptable PCSMP.
6. Provide an as-built survey for the building foundations already under construction.
Approval of the Final Plat, subject to the conditions of Preliminary Plat approval and submittal
of an acceptable final subdivision agreement prior to forwarding the request to City Council for
final action.
Approval of the PUR, subject to the submittal of final acceptable site, elevation and landscape
plans, prior to forwarding to the City Council.
33 MASON NORTH REPLAT 1 and Major amendment to a PUR
Case Number: C11-15-231, C12-18-209
Page: 5
MRC
V. ATTACHMENTS:
885 Review
Plat
PUR site and elevation plans
MRC
55-885 Project Review
Date: September 26, 2018
Case Number: C11-15-231
Project Name: 33 Mason North Replat 1 - PUR
Location: NW of 33rd and Mason Streets
Zoning: R6-Low Density Multiple-Family Residential District with PUR overlay
PUR Mixed Use
Conditional Use Special Use Reviewed by: MRC
CRITERIA GUIDELINES COMMENTS:
1. Land Use Compatibility:
a. Development
Density
Site area per unit, Floor Area Ratio,
and/or Intensity Rating should be
similar to surrounding uses if not
separated by major manmade or
natural features.
Required: 5,000 / 2,500 sq ft/unit
Provided: 1,506 sq ft/ unit
Lot size required: 5,000 / 2,000 sq. ft.
Lot size provided: 702.3 – 1,600.1 sq. ft.
2. Height and Scale:
a. Height and
Bulk
Development should minimize
differences in height and building size
from surrounding structures.
Substantial differences must be
justified by urban design
considerations.
Acceptable – 45 feet maximum
b. Setbacks Development should respect pre-
existing setback lines in surrounding
areas. Variations must be justified by
significant site features or operating
characteristics.
Required front setback: 35 feet
Provided front setback: 1.5-5 feet
Required street side setback: 15 feet
Provided street side setback: 0 feet
Required interior side setbacks: 10/5 feet
Provided interior side setbacks: 2/5.88 ft
Required rear yard setbacks: 25 feet
Provided rear yard setbacks: 0 feet
c. Building
Coverage
When possible, building coverage
should be similar to that displayed in
surrounding areas. Higher coverage
should be mitigated by landscaping
or other site amenities.
Acceptable
3. Site Development:
a. Frontage Generally, a project’s frontage along
a street or private way should be
similar to its lot width.
Acceptable
b. Parking/
Internal
Circulation
1. Parking and circulation should
serve all structures with minimal
vehicular and pedestrian conflicts.
2. All structures must be readily
accessible to public safety vehicles.
3. Development must have access to
adjacent public streets or private
ways. Internal circulation should
distribute traffic to minimize
congestion at access points.
Acceptable
c. Landscaping Landscaped areas should be
planned as an integral part of the
development, providing street
landscaping and buffering, and
33 MASON NORTH REPLAT 1 and Major amendment to a PUR
Case Number: C11-15-231, C12-18-209
Page: 7
MRC
dividing otherwise unbroken paved
areas. Parts of a site with steep
slopes, wooded areas, and natural
drainage ways should be preserved.
4. Building Design:
Architectural design and building
materials should be compatible with
surrounding areas if located adjacent
to landmark districts or in highly
visible locations.
Acceptable - in compliance with the
Urban Design regulations
5. Operating Characteristics:
a. Traffic
Capacity
Projects should not materially reduce
the exiting level of service on
adjacent streets. Projects will be
required to make street
improvements and/or dedicated
right-of-way to mitigate negative
effects.
Acceptable
b. External
Traffic Effects
Project design should direct non-
residential traffic away from
residential areas.
Acceptable
c. External
Effects
Projects with long operating hours
must minimize effects on surrounding
residential areas.
Acceptable
d. Outside
Storage
If permitted, outside storage areas
must be screened from adjacent
streets and less intensive zoning
districts and uses.
No outdoor storage is allowed
6. Public Facilities
a. Sewage
Disposal
Development within 500 feet of a
public sanitary sewer must connect to
the public sewer system. If permitted,
individual systems must not adversely
affect public health, safety, or welfare.
Acceptable
b. Sanitary
Sewer
Capacity
Sanitary sewer must have adequate
capacity to serve development.
Acceptable
c. Storm Water
Management
1. Development design should handle
storm water without overloading or
substantially diminishing capacity of
public storm sewer system.
2. Development should not inhibit
development of other properties.
3. Development should not increase
probability of erosion, flooding,
landslides, or other endangerment to
surrounding properties.
Compliance with all stormwater
ordinances and policies is required.
Specifically, provision of no net increase
in stormwater runoff and treatment of the
first ½ inch of stormwater for water
quality.
d. Utilities Project must provide evidence of utility
service to the site.
Public utility services are available
7. Comprehensive Plan
Projects should be consistent with
the comprehensive plan of the City of
Omaha and should minimize adverse
economic effects on surrounding
properties.
Acceptable
SUBJECT AREA IS SHADED - OCTOBER 2018
R6
R4 R4
R4
R6
R6
R4
R4
R6
R4
R4
R7
GI-ACI-1(PL)
R4-ACI-1(PL)
R4
R6 - PUR
R6 - PUR
Turner BlvdT
u
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n
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r
B
lv
d
Ma s on St
Marcy St
S 33rd St±0 300
Feet
12CASE:C11-15-231,C12-18-209APPLICANT:Uptown Properties, LLC and DBA Uptown Urban DwellingsREQUEST:Preliminary and Final Plat approval of 33 MASON NORTH REPLAT 1, a minor platinside the city limits, with a waiver of Section 53-8(4)(a), Lot depth and Approval of a MajorAmendment to a PUR-Planned Unit Redevelopment Overlay DistrictLOCATION:Northwest of 33rd and Mason Streets