RES-2020-0793a - Planning Recs with MapsRML
City of Omaha Planning Department
Planning Board
Memo
To: Chairman and Members of the Planning Board
From: David K. Fanslau
Planning Director
Date: March 25, 2020
Subject: OMAHA BOX BUILDING SUBDIVISION
Southeast of North 21st Street E. and Avenue J
Case #C12-20-050
At the March 4, 2020 meeting, the Planning Board laid over the preliminary and final plat for
OMAHA BOX BUILDING SUBDIVISION, to allow the applicant time to provide additional
information. The applicant has submitted revised materials addressing concerns identified in the
recommendation report dated February 26, 2020.
The site has increased from 20.32 acres to 26.03 acres in order to incorporate parcels south of
the original site into the boundaries of the subdivision. Revised plans show a total of two lots and
three outlots proposed. The proposed outlots will accommodate identified wetlands and proposed
onsite drainage. The revised layout incorporates parcels on the south of subject site into Lot 2,
and addresses the primary concern that a street must be dedicated and constructed to provide
access to the parcels. Outlots 2 and 3 have been included in the plat to capture the identified
wetlands on the south end of Lot 1, but the lots do not have frontage on a public street. A request
for a waiver to Section 53-8(4d), Lot frontage, for Outlots 2 and 3 has been included as a part of
this request.
No additional changes to the initial request have been identified.
PUBLIC IMPROVEMENTS:
Streets: Construct Avenue J to City street standards between North 21st Street E. and North 23rd
Street E.
For the alley east of Avenue H/20th Street E and south of the vacated 21st Street E, construct the
new pavement as an OPW public improvement, and comply with industrial standards for
pavement thickness.
Plat Document: On the plat, denote the areas to be vacated with hatching, and insert the standard
vacation language.
Remove the “outlot” designation from Outlot 1 and place the area within Lot 1. Rename Outlots
2 and 3 to Outlots A and B.
Provide an access easement between Outlots A and B and the right-of-way.
OMAHA BOX BUILDING SUBDIVISION
Case Number: C12-20-050
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Sanitary Sewers: Sanitary sewer must be provided as required by Chapter 53, Subdivisions, of
the Omaha Municipal Code.
Grant easements for any public sewers in Lots 1 and 2 for which easements do not currently exist.
Sidewalks: Sidewalks must be provided along all street frontages pursuant to Chapter 53,
Subdivisions.
UTILITIES: Water, gas, and electricity will be provided as required by Section 53, Subdivisions,
of the Omaha Municipal Code.
GRADING AND DRAINAGE: Coordinate with Public Works for the storm sewer, drainage, and
grading improvements at the south end of Lot 1.
The development must comply with all stormwater management ordinances and policies,
including no net increase in stormwater runoff and treatment of the first half inch of stormwater
for water quality.
ENVIRONMENTAL:
Wetlands Analysis/Mitigation: A wetlands analysis has been submitted identifying approximately
.45 acres (19,602 square feet) of potential wetlands located east and west of the existing rail spur
on the south side of the primary structure on Lot 1. Revised plans appear to capture the potential
wetlands within two outlots. Based on submitted plans no wetland mitigation is required.
Concurrently with the recording of the final plat, record a Memorandum of Agreement for Lot 1,
Outlot A, and Outlot B, to assign the ownership requirement for the outlots; coordinate with Public
Works on the language for the MOA.
Provide for the use, ownership, and maintenance of the outlots in the subdivision agreement,
including additional ownership requirements for Outlots A and B.
FINANCING: Financing of the proposed development is being provided privately.
LAND USE AND PLANNING: The existing HI-Heavy Industrial District zoning allows for
redevelopment of this site with manufacturing and is consistent with the Future Land Use Element
of the City’s Master Plan.
A detailed zoning review has not been completed on the submitted site plan. This review is
concerning the subdivision of the land only. All requirements of the HI District must be met as a
part of the redevelopment of the site.
Incorporation of the parcels south of the site ensures that subdivision of this property will not result
in landlocked and inaccessible properties, and eliminates the need to construct a road to the
southern boundary of the property.
Identified wetlands are being captured within outlots. Typically waivers for frontage can be
supported for lots designated for wetlands protection. The requested waiver for lot frontage is
acceptable.
Southern portions of the Box Company building are located within a federally designated
floodplain. Submitted materials include a completed elevation certificate indicating the lowest floor
OMAHA BOX BUILDING SUBDIVISION
Case Number: C12-20-050
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of the building is a minimum of one foot above the base flood elevation. However, all construction
completed within the Box Company building or the proposed parking lot and stormwater retention
must obtain a floodplain development permit prior to submittal of any building/grading permits.
The submitted final plat document does not include the proposed outlots in the title and appears
to include the metes and bounds description used prior to incorporation of the southern parcels
within the plat boundary. The correct proposed legal description and metes and bounds
description must be provided. In addition, the final plat document is identified as “Preliminary
Plat: on the right-hand side Title Block. Revise the final plat document to reflect the correct legal
description, including the number and name of the proposed outlots; the full metes and bounds
description; and “Final Plat” on the Title Block.
ANALYSIS: The requested minor plat generally complies with Chapter 53, Subdivisions and the
goals and objectives of the Omaha Master Plan.
RECOMMENDATION:
Approval of the waiver to Section 53-8(4d), Lot frontage, for Outlots A and B.
Approval of the preliminary plat, subject to the following conditions:
1. Construct Avenue J to City street standards between North 21st Street E. and North 23rd
Street E.
2. For the alley east of Avenue H/20th Street E and south of the vacated 21st Street E,
construct the new pavement as an OPW public improvement, and comply with industrial
standards for pavement thickness.
3. Coordinate with Public Works for the storm sewer, drainage, and grading improvements
at the south end of Lot 1.
4. Revise the plat document as follows:
a. Remove the “outlot” designation from Outlot 1 and place the area within Lot 1.
b. Rename Outlots 2 and 3 to Outlots A and B.
c. Revise the title block to reflect the corrected legal description.
d. Revise the metes and bounds description to reflect the expanded plat boundary.
e. Denote the areas to be vacated with hatching, and insert the standard vacation
language.
f. Grant easements for any public sewers in Lots 1 and 2 for which easements do
not currently exist.
g. Provide an access easement between Outlots A and B and the right-of-way.
5. Concurrently with the recording of the final plat, record a Memorandum of Agreement for
Lot 1, Outlot A, and Outlot B, to assign the ownership requirement for the outlots;
coordinate with Public Works on the language for the MOA.
6. Provide for the use, ownership, and maintenance of the outlots in the final subdivision
agreement, including additional ownership requirements for Outlots A and B.
7. Compliance with all applicable floodplain development regulations, including obtaining a
floodplain development permit for all grading and construction located within the
floodplain.
8. Provide sidewalks along all street frontages as required by Section 53-9(9), Sidewalks.
9. Compliance with all stormwater management ordinances and policies.
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.
OMAHA BOX BUILDING SUBDIVISION
Case Number: C12-20-050
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ATTACHMENTS:
Preliminary Plat
Final Plat
Recommendation Report dated February 26, 2020
AVENUE JGRASSCONCRETE CONCRETEN 20TH STREET E GUTTER LINEASPHALTDOOR986.87CONCRETE GRAVELCONCRETE
GRAVELGRAVELGRAVELN 20TH STREET E GRATE INLETRIM ELEV.:981.34'18" RCP (S): 976.59'CURB INLETRIM ELEV.: 980.38'48" RCP (N) FL: 972.77'18" RCP (E) FL: 975.53'18" RCP (S) FL: 972.77CURB INLETRIM ELEV.: 980.47'18" RCP (W) FL: 976.42'CURB INLETRIM ELEV.: 980.85'48" RCP (N) FL: 972.77'18" RCP (E) FL: 975.53'48" RCP (S) FL: 972.77'CURB INLETRIM ELEV: 980.86'12" RCP (E) FL: 977.06'18" RCP (W) FL: 976.91'STORM MANHOLERIM ELEV.: 981.80'36" (E): 976.59'CURB INLETRIM ELEV.: 981.72'18" RCP (N) FL: 976.12'36" RCP (E) FL: 975.27'36" RCP (W) FL: 975.19WATER MANHOLERIM ELEV.: 982.40'SANITARY MANHOLERIM ELEV.: 982.23'(N): 971.82'(E): 972.03'(W): 972.01'(S): 971.78'STORM MANHOLERIM ELEV.: 982.36'18" RCP (E) FL: 976.36'18" RCP (S) FL: 976.36'STORM MANHOLERIM ELEV.: 982.17'18" RCP (W) FL: 976.17'48" RCP (E) FL: 976.17'STORM MANHOLERIM ELEV.: 981.65'48" RCP (W) FL: 975.55'48" RCP (NE) FL: 975.45'STORM MANHOLERIM ELEV.: 980.90'48" RCP (E) FL 975.40'48" RCP (SW) FL 975.35'STORM MANHOLERIM ELEV.: 981.90'12" RCP (N): 975.90'12" RCP (W): 975.46'STORM MANHOLERIM ELEV.: 980.09'48" RCP (W) FL: 975.64'48" RCP (E) FL: 975.64'12" RCP (S) FL: 976.59"WATER MANHOLERIM ELEV.: 980.37'SANITARY MANHOLERIM ELEV.: 981.64'(N): 973.44'(W): 973.26'STORM MANHOLERIM ELEV.: 980.54'24" RCP (N): 977.04'42" RCP (E): 977.04'48" RCP (W): 977.04'24" RCP (S): 977.04'STORM MANHOLERIM ELEV: 981.23'48" RCP (N) FL: 976.28'48" RCP (W) FL: 976.27'12" RCP (E) FL: 976.28'STORM MANHOLERIM ELEV: 981.12'42" RCP (N) FL: 976.79'42" RCP (E) FL: 976.79'42" RCP (W) FL: 976.79'STORM MANHOLERIM ELEV: 980.89'42" RCP (NE) FL: 977.39'24" RCP (S) FL: 977.39'42" RCP (W) FL: 977.39'SANITARY MANHOLERIM ELEV.: 980.05'(NE): 975.05'(E): 974.70'(S): 974.70'STORM MANHOLERIM ELEV.:981.60'36" RCP (N) FL: 980.10'42" RCP (SW) FL:980.10'24" RCP (E) FL:980.10'SANITARY MANHOLERIM ELEV.: 982.59'(N): 971.04'(S): 970.99'P.O.B.WATER MANHOLERIM ELEV.: 981.54'STORM MANHOLERIM ELEV.: 979.03'24"RCPFL ELEV: 980.0124" RCPFL ELEV.: 978.40STOCK PILESANITARY MANHOLERIM ELEV.: 979.25'S2°49'05"E 599.07'N2°49'08"W 599.02'OUTLOT 1PIPE NETWORKCONC PAD W/TRANSFORMERCONC PAD W/TRANSFORMER &ELECTRIC METERTO BE RELOCATEDDOWNSPOUT(TYP)MATERIALCOVERCONC. PADW/ GASMETERSDOOR981.69DOOR978.52DOOR981.62DOOR981.47DOOR981.43DOOR981.50DOOR983.54DOOR981.48DOOR981.43DOOR981.84DOOR981.70DOOR981.68DOOR982.64DOOR982.95RIGHT-OF-WAY TO BE DEDICATED54.0' SANITARY SEWER& UTILITY EASEMENTVANCBCBSDSDCBCBSDSDCBCBSDSDSDMHSDMHSDSDMHGGGGGGGGGGGGGGGGG61051016164332544.57'51.47'18.50'24.00'18.50'18.00'18.50'24.00'18.50'6.00'51.35'5.00'10.00'10.00'7.00'7.00'4.50'5.00'5.00'5.00'4.56'5.00'7.50'7.50'5.00'4.47'5.00'20.00'20.00'20.00'20.00'46.00'25.00'91.00'10.00'25.00'9.93'55.00'9.00'9.00'12.00'91.00'225.50'54.50'105.59'19.93'39.75'32.38'6' TALL CHAIN LINKFENCE, TYP6' TALL CHAIN LINKFENCE, TYP6' TALL CHAIN LINKFENCE, TYPDOUBLE SWING GATEDOUBLE SWING GATEHEAVY DUTY PAVINGHEAVY DUTY PAVINGHEAVY DUTYPAVINGHEAVY DUTY PAVINGHEAVY DUTYPAVINGVEHICULAR PAVINGVEHICULAR PAVINGDETENTION BASINDECORATIVEPAVINGWALK PAVING17.59'126.50'28.56'28.00'145.00'24.50'25.00'21.94'50.00'25.00'14.50'35.00'20.00'14.50'40.00'40.00'23.82'100.61'30.52'12.80'13.79'343.75'18.50'18.50'18.50'172.84'235.75'EXISTING PAVINGSLIDING GATESLIDING GATEWALK PAVINGHEAVY DUTY PAVINGWALK PAVINGWALK PAVINGWALK PAVINGWALK PAVINGWALK PAVINGRELOCATEDTRANSFORMERREROUTED GAS LINEBACD4321543215BACDPROJECT FORSCALESHEET NAMESHEET NUMBERDESCRIPTIONDATEMARKPROJECT NUMBERPROJECT MANAGERORIGINAL ISSUEPROJECT DESIGNERPROJECT ARCHITECTLANDSCAPE ARCHITECTCIVIL ENGINEERSTRUCTURAL ENGINEERMECHANICAL ENGINEERELECTRICAL ENGINEERINTERIOR DESIGNEREQUIPMENT PLANNERWAYFINDINGDRAWN BYFILE NAMETOD TRIGG10193011FLATROCKGROUP, LLCBOX PROJECTTIF SUBMITTAL2501 NORTH 21ST STREETOMAHA, NE 68110SITE LAYOUT PLAN1" = 40' - 0"C101A00C101.dwg---#### ####- AREA AMATCHLINE: SEE SHEET C101BFOR CONTINUATION4040080SCALE IN FEET
AVENUE HCONCRETE
PONDASPHALT ASPHALTCONCRETE
CONCRETE
GRAVELAVENUE HSTORM MANHOLERIM ELEV.:976.57'18" FESFL ELEV.:973.81'SANITARY MANHOLERIM ELEV.; 982.29'(N): 969.84'(S): 969.79'SANITARY MANHOLERIM ELEV: 980.19'(NE) 973.24'(W) 973.34'BOX CULVERT48"RCP (N) FL:967.88'CONC24" RCPFL ELEV.: 971.64'30" CMPFL ELEV.: 975.23"SANITARY MANHOLERIM ELEV.: 978.49'(W): 964.55'(E): 964.59'18" CMPFL ELEV.: 973.94ASPHALTCONCRETEGRAVELGRAVELGRAVEL10" METAL PIPEFL ELEV.: 980.6210" METAL PIPEFL ELEV.: 980.04AVENUEGN 21STSTREET ESANITARY MANHOLERIM ELEV.: 979.9412" (N): 965.2412" (NW): 967.9412" (NE): 968.04 (E): 964.25 (W): 964.25STORM MANHOLERIM ELEV.: 979.86'30" (NW): 974.61'(SE): 974.61'STORM MANHOLETOP OF RING ELEV.: 978.88'STORM MANHOLERIM ELEV.: 982.52' (E): 972.87'(W): 972.87'SANITARY MANHOLERIM ELEV.: 981.37'(E): 964.90'(W): 964.90'SANITARY MANHOLERIM ELEV.: 979.36'(NW): 964.64'(E): 964.64'OUTLOT 2OUTLOT 333" TALLCONC VAULTLIFT STATIONGATEPIPE NETWORKDOCK2 GAS METERSDOOR981.69DOOR978.52982.95DOOR981.39DOOR982.14DOOR981.66DOOR981.78DOOR981.82VANSDSDMHSDSDSD
SD
CBCBGSDCB5.00'5.00'9.00'19.93'6' TALL CHAIN LINKFENCE, TYPDOUBLE SWING GATEHEAVY DUTY PAVINGVEHICULAR PAVINGWALK PAVINGHEAVY DUTYPAVING21.94'27.83'18.45'25.00'50.00'25.00'25.00'52.40'24.00'24.00'24.00'24.00'24.00'28.00'28.00'52.00'28.00'2
8
.
0
0
'28.00'42.00'20.00'13.79'43.12'57.88'172.87'171.15'145.39'EXISTING PAVINGWALK PAVINGHEAVY DUTY PAVINGDOUBLE SWING GATEDOUBLE SWING GATEBACD4321543215BACDPROJECT FORSCALESHEET NAMESHEET NUMBERDESCRIPTIONDATEMARKPROJECT NUMBERPROJECT MANAGERORIGINAL ISSUEPROJECT DESIGNERPROJECT ARCHITECTLANDSCAPE ARCHITECTCIVIL ENGINEERSTRUCTURAL ENGINEERMECHANICAL ENGINEERELECTRICAL ENGINEERINTERIOR DESIGNEREQUIPMENT PLANNERWAYFINDINGDRAWN BYFILE NAMETOD TRIGG10193011FLATROCKGROUP, LLCBOX PROJECTTIF SUBMITTAL2501 NORTH 21ST STREETOMAHA, NE 68110SITE LAYOUT PLAN1" = 40'-0"C101B00C101.dwg---#### ####- AREA BMATCHLINE: SEE SHEET C101AFOR CONTINUATION4040080SCALE IN FEET
PRELIMINARY PLATACKNOWLEDGMENT OF NOTARY
DEDICATION
OMAHA BOX BUILDING SUBDIVISIONDOUGLAS COUNTY, NEBRASKASURVEYOR'S CERTIFICATE
LEGAL DESCRIPTION
ALBDLM07715.001
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DEDICATION
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”P:\07715001\_CAD\Survey\07715001-Final Plat_000.dwg, 3/12/2020 3:23:19 PM, DWG To PDF.pc3
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City of Omaha
Planning Department
1819 Farnam Street
Suite 1100
Omaha, NE 68183
402-444-5150
Planning.CityofOmaha.org
I. GENERAL INFORMATION:
Purpose: To subdivide 20.32 acres into two lots to allow redevelopment of the site
with heavy industrial uses.
Existing Use(s): Heavy Industrial
(manufacturing)
Existing Zoning: HI, HI-FF
Adjacent Land Use(s): Adjacent Zoning:
North: Industrial North: GI, GI-FF
South: Industrial South: HI, HI-FF
East: Industrial East: HI, HI-FF
West: Industrial West: HI, HI-FF
Future Land Use Designation(s): Industrial
Applicable
Regulations:
If approved, development of the site will be subject to the requirements of
the HI-Heavy Industrial zoning district regulations, the floodplain
development regulations, as well as all other applicable regulations.
No building permits will be issued based on a site plan that does not comply with the
provisions of the Zoning Ordinance.
II. SPECIAL INFORMATION:
Site
Characteristics:
The site is comprised of a total of 20.32 acres made up of a number of
parcels and portions of rights-of-way in a fully developed industrial
neighborhood south of Eppley Airfield. Portions of the property are located
within the FF-Flood Fringe Overlay District. The primary structure on the
site is the Omaha Box Company building, located at 2501 North 21st Street
E. East of the Box Company building is developed with the equipment
storage yard and tanks for Monarch Oil Company. Each property has
separate access to a rail spur to the south. Avenue J on the north side of
the site is an unimproved gravel roadway.
Development
Proposal:
Nebraska Machinery Company (NMC) is proposing to redevelop the Box
Company building with their new corporate headquarters and
manufacturing facilities as well as a new parking lot on property to the west.
As a part of this request, the applicant is proposing the vacation of a portion
of the North 21st Street E right-of-way as well as all of the North 22nd Street
E. right-of-way abutting the site. North 22nd Street E will be incorporated
Date: February 26, 2020
Case Number(s): C12-20-050
Applicant: Lorri Brockman
Request: Preliminary and Final Plat approval of OMAHA BOX BUILDING
SUBDIVISION, a minor plat inside the city limits
Location: Southeast of North 21st Street E. and Avenue J
Case Number: C12-20-050
OMAHA BOX BULDING SUBDIVISION
Page 2
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into the Monarch Oil site, while North 21st Street E right-of-way and the lot
to the west will be incorporated into the new NMC site.
Public
Improvements:
Lot Layout: Due to exclusion of the four parcels south of the subject site
from this subdivision, a full width right-of-way must be dedicated and public
street constructed to the southern boundaries of the property in order to
provide access to the parcels. In lieu of the requirement to dedicate right-
of-way and pave a new public street, include these four parcels south of the
current subdivision boundary (owned by Martin Operating Partnership)
within Lot 1 or Lot 2.
Streets: Construct Avenue J to City street standards between North 21st
Street E. and North 23rd Street E. Provide all necessary plans showing the
required improvements.
For the alley east of Avenue H/20th Street E and south of the vacated 21st
Street E, construct the new pavement as an OPW public improvement, and
comply with industrial standards for pavement thickness.
Plat Document: On the plat, denote the areas to be vacated with hatching,
and insert the standard vacation language.
Sidewalks: Sidewalks must be provided along all street frontages pursuant
to Chapter 53, Subdivisions.
Sanitary
Sewers:
Sanitary sewer must be provided as required by Chapter 53, Subdivisions,
of the Omaha Municipal Code.
Grant easements for any public sewers in Lots 1 and 2 for which easements
do not currently exist.
Utilities: OPPD has identified transmission lines that through the development.
OPPD must be contacted to coordinate any relocation, grading,
construction, or vegetation management plans near this line.
Grading and
Drainage:
Coordinate with Public Works for the storm sewer, drainage, and grading
improvements at the south end of Lot 1.
The development must comply with all applicable stormwater management
ordinances and policies, including providing for no net increase in
stormwater runoff and treatment of the first half inch of stormwater for water
quality.
Environmental: Wetlands Analysis and Mitigation: A preliminary wetlands analysis has
been submitted, but does not indicate the type/jurisdiction of the potential
wetlands; whether wetlands are being destroyed as a part of this request;
and if so, what mitigation efforts are being proposed. Additional information
must be provided. If the additional parcels are incorporated into the
boundaries of this plat, the wetlands analysis (and potential mitigation) must
be updated to include the new boundary. All disturbed wetlands must be
mitigated at a 3:1 ratio.
Land Use and
Planning:
A number of parcels located south of the site are also under the same
ownership and function as part of the Monarch Oil sites. In a pre-application
letter dated February 3, 2020, staff specifically noted that property south of
Avenue G, between 21st and 23rd Streets, must be included as a part of this
Case Number: C12-20-050
OMAHA BOX BULDING SUBDIVISION
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subdivision in order to ensure no remnants or portions of parcels remain
unplatted without street access. These properties have not been included
as a part of the proposed subdivision.
The site is designated as appropriate for industrial uses in the Future Land
Use element of the City’s Master Plan. The proposed subdivision will allow
redevelopment of the site with heavy industrial uses and is consistent with
the Master Plan.
Southern portions of the Box Company building are located within a
federally designated floodplain. Submitted materials include a completed
elevation certificate indicating the lowest floor of the building is a minimum
of one foot above the base flood elevation. However, all construction
completed within the Box Company building or the proposed parking lot and
stormwater retention must obtain a floodplain development permit prior to
submittal of any building/grading permits.
A detailed zoning review has not been completed on the submitted site plan.
This review is concerning the subdivision of the land only. All requirements
of the HI District must be met as a part of the redevelopment of the site.
III. ANALYSIS:
Due to potential changes of this request to addressing the parcels to the south, the boundary
and lot configuration of the subdivision may be substantially altered. In addition, more
information is required regarding wetlands mitigation. The request must be laid over to allow
the applicant to coordinate with City staff and provide additional information.
IV. RECOMMENDATIONS:
Layover.
V. ATTACHMENTS:
Lot Layout (Areas A and B)
Final Plat
SUBJECT AREA IS SHADED - APRIL 2020
HI
HI-FF
RR-FF
HI HI
HI-FW
GI-FF
HI-FF
HI-FF
HI
HI
GI
HI
HI
HI-FF
GI
RR
HI-FF
HI-FF
GI
HI
HI-FF
HI
HI-ACI-4(PL)
HI-FF-ACI-4(PL)
GI
HI-FF
HI-FF RR
HI
GI
HI-FF
HI-FF
HI-FF
HI-FF
HI
AV
HI-FF
HI-FF
HI
HI-FF
HI
HI-FF
HI
GI
HI
HI
GI-FF
HI
N 22nd St EAve nue HN 19th St EAvenue J
N 18th St EAve n u e G N 25th St EN 23rd St EN20thStEN21stStEN 17thAve EF re e d o m P a rk R d
±0 1,300
Feet
4CASE:C12-20-050APPLICANT:Lorri BrockmanREQUEST:Preliminary and final plat approval of OMAHA BOX BUILDING SUBDIVISION,a subdivision inside city limits, with a waiver of Section 53-8(4d), Lot frontageLOCATION:South of 21st Street E. and Avenue J