ORD 41485a - Planning Recs with Maps pMNHA.N
/ FN Planning Department
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David K. Fanslau
City of Omaha
Jean Stothert,Mayor Director
May 1, 2018
C10-17-053
C12-17-054
Honorable President
and Members of the City Council,
The attached Ordinance amends the boundaries of the ACI-1(PL)-Area of Civic Importance
Overlay District, to incorporate into that district the property located southeast of 30th and Burt
Streets. The applicant is 2929 California Plaza, LLC.
CASE DESCRIPTION: This request accompanies the Final Plat of THE LANDING.
DEPARTMENT RECOMMENDATION: Approval.
SUMMARY OF TESTIMONY: The Planning Board held a public hearing on this request on
October 4, 2017. A full summary of the proceedings is attached.
PLANNING BOARD RECOMMENDATION: Approval, as recommended by the Planning
Department, 6-0. \
Respectfully submitted, Referred to City Council for Consideration:
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David K. Fanslau Date Mayor's Office Date
E6 Planning Director
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OMAHA CITY PLANNING DEPARTMENT
RECOMMENDATION REPORT
February 22,2017
Case Number: #C8-17-055,C10-17-052
Applicant: 2929 California Plaza,LLC
Request: Approval of a Large Project Special Use Permit in a GO-General Office District,along
with approval of a Parking Adjustment for a Mixed Use Development(Section 55-736).
Location: Southeast of 30th and Burt Streets
I. GENERAL INFORMATION
Purpose: To allow redevelopment of the site for 731 multiple-family residential units and
office/commercial space.
Existing Land Use: Civic(Hospital/college and university facility)
Existing Zoning: GO
Adjacent Land Use and Zoning:
North Industrial GI
South Interstate(off-ramp)
East Interstate/Creighton University /DS
West Office/surface parking/residential GO/R7
Zoning History: Case#C3-17-003,Approval of The Landing TIF Redevelopment Project Plan,
approved by the Planning Board on February 1,2017(pending City Council approval).
ZBA Cases#05-056,03-045,02-209,96-204 and 90-047,various waivers approved by the Zoning
Board of Appeals for the subject site for signage,setbacks,floor area ratio and parking.
Future Land Use Plan Designation: Based on the existing use,the property was designated as civic
in the Future Land Use Element of the City's Master Plan.
Applicable Regulations: The property is required to comply with the regulations of the existing GO
District,the proposed ACI-1(PL) Overlay District(see Case#C10-17-053,C12-17-054) and all other
applicable development regulations which includes the following:
Section 55-327(c)(2):Large projects in the GO District-any project encompassing an area of ten acres
or over within the GO District shall require a special permit as set forth in Section 55-884.
Section 55-734. Schedule of off-street parking requirements.
Multiple-family residential-1 bedroom-1.5 spaces per dwelling unit
-2 bedrooms and over-2 spaces per dwelling unit
General retail sales-1 space per 250 sq.ft.
Medical office-1 space per 200 sq.ft.
General office-1 space per 300 sq.ft.
Day care services (general)-1 space per 4 persons licensed capacity
Section 55-736: Adjustment of off-street parking requirements for mixed use developments. Different
uses within a mixed use development may have complementary parking demands. This can result in
a parking requirement that is less than the sum of required parking for each use considered
ECE
Recommendation Report
Case#C8-17-055,C10-17-052
Page 2
separately. A"parking adjustment" may be approved by the Planning Board to prevent excessive
requirements for off-sheet parking in mixed use developments.
Article XVIII:Sign regulations.
No Building Permit 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 subject site is 18.31 acres in size and is located south of Burt Street between
the Highway 75 north freeway and 30th Street. The property historically has been used as a hospital
and college and university facility. The site has multiple access connections to 301h Street on the west
and Burt Street on the north.
Development Proposal: The applicant is proposing to redevelop the property to allow for the
conversion of the hospital into 731 market-rate apartments and office/commercial space. More
specifically,the lots are proposed to consist of the following:
• Lot 1 -12,000 sq. ft.of retail space
• Lot 2-600 stall parking garage
• Lot 3-100,000 sq.ft.of office space and 250 person capacity daycare
• Lot 4-56,000 sq.ft. of office space
• Lot 5-731 multi-family residential units and 10,00 sq. ft.of retail space
• Outlot A-stormwater detention basin
Additionally,the project will include a pedestrian bridge over the interstate connecting the
development with the Creighton University campus.
Grading and Drainage: New development will be required to provide for a no net increase in
stormwater runoff and treatment for the first'/2 inch of stormwater treated for water quality.
Land Use and Planning: In lieu of reviewing each separate use(multiple-family residential,general
retail sales,restaurant(general),parking structure)for a either a Conditional or Special Use Permit,
this Large Project Special Use Permit encompasses the entire redevelopment project.
In conjunction with the Large Project Special Use Permit,the applicant has asked for a Parking
Adjustment for a Mixed Use Development as allowed in Section 55-736 of the Omaha Municipal
Code. This adjustment allows a mixed use development to share parking for different uses to
prevent excessive requirements for off-sheet parking.
Between the existing parking garage,surface lots and spaces to be located within the multi-family
residential structure,there are a total of 1,425 on-site parking stalls being provided with the project.
The multi-family residential component is going to consist of 451 one-bedroom units,244 two-
bedroom units and 36 three-bedroom units,which would typically require 1,237 parking stalls. The
office,retail and daycare components would require an additional 776 off-street parking stalls. After
factoring in 5% reductions for bike parking and public transit accessibility(Section 55-739),the
zoning code would require the project to have a total of 1,809 on-site parking stalls.
Due to the proximity of the project to the Creighton University campus,the applicant requests to
provide one parking stall per one-bedroom units as opposed to the code requirement 1.5 stalls per
ECE
Recommendation Report
Case#C8-17-055,C10-17-052
Page 3
unit. As justification to support this,the applicant has developed several successful projects in the
area with the ratio of one parking stall per bedroom and is also constructing a pedestrian bridge over
the interstate to provide pedestrian access to the campus. Furthermore,the applicant requests
approximately 200 stalls to be considered flex-stalls for office users by day and multi-family users by
night.
The applicant is also requesting a higher signage allowance for the property. Due to the size and
nature of this mixed use project,the city is supportive of an increase in allowed signage. The
applicant will be required to work with city staff on an acceptable signage plan and receive approval
of waivers from the Zoning Board of Appeals.
III. ANALYSIS
This request generally complies with all applicable base district development standards and the
criteria in Section 55-885. Based on the scope of the project, the pedestrian connection to the
Creighton University campus and the differing uses proposed for the site,the parking adjustment to
reduce the required number of stalls is supported. Also,an increase in signage for the property is
acceptable as well.
IV.RECOMMENDATION:
Approval of the parking adjustment for a mixed use development(Section 55-736),subject to:
1. Compliance with the proposed site plan.
Approval of a Large Project Special Use Permit in a GO District,subject to the following conditions:
1. Compliance with the proposed site plan.
2. Submittal of a signage plan that is acceptable to the city and receives the appropriate waivers
from the Zoning Board of Appeals.
3. Compliance with all applicable stormwater management regulations.
4. Compliance with all other applicable regulations.
V. ATTACHMENTS
885 Review
Site Plan
• Parking Exhibit
ECE
Project Review Case No: C8-17-055
Project Name:
Location: SE of 30th and Burt Streets
Zoning: GO-ACI-1(PL)
Site Plan Review/Mixed Use Date: 2/22/2017
Conditional Use/Special Use Permit Reviewed by: ECE
CRITERIA GUIDELINES
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.
COMMENTS: Existing.
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.
COMMENTS: Existing.
b. Setbacks Development should respect pre-existing setback lines in
surrounding areas. Variations must be justified by significant site
features or operating characteristics.
COMMENTS: Acceptable.
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.
COMMENTS: Existing.
3. Site Development:
a. Frontage Generally,a project's frontage along a street or private way should
be similar to its lot width.
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.
COMMENTS: Acceptable with the Parking Adjustment for a
Mixed Use Development(Section 55-736).
c. Landscaped Areas Landscaped areas should be planned as an integral part of the
development,providing street landscaping and buffering,and
dividing otherwise unbroken paved areas. Parts of a site with
steep slopes,wooded areas,and natural drainage ways should be
preserved.
COMMENTS: Existing.
ECE
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.
COMMENTS: Existing.
5. Operating Characteristics:
a. Traffic Capacity Projects should not materially reduce the existing level of service on
adjacent streets. Projects will be required to make street
improvements and/or dedicate right-of-way to mitigate negative
effects.
COMMENTS: Acceptable.
b. External Traffic Effects Project design should direct non-residential traffic away from
residential areas.
COMMENTS: Acceptable.
c. External Effects- Projects with long operating hours must minimize effects on
surrounding residential areas.
Operating Hours COMMENTS: Acceptable.
d. Outside Storage If permitted,outside storage areas must be screened from adjacent
streets and less intensive zoning districts and uses.
COMMENTS: NA.
6. Public Facilities:
a. Sewage Disposal Developments 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.
COMMENTS: Existing.
b. Sanitary Sewer Capacity Sanitary sewer must have adequate capacity to serve development.
COMMENTS: Existing.
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 or erosion,
flooding, landslides, or other endangerment to surrounding
properties.
COMMENTS: Stormwater ordinances are applicable for new
development.
d. Utilities Project must provide evidence of utility service to site.
COMMENTS: Existing.
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.
COMMENTS: Acceptable.
ECE
20. C8-17-055(D) REQUEST: Approval of a Large Project Special Use
C10-17-052 Permit in a GO District, along with approval
2929 California Plaza, LLC of a Parking Adjustment for a Mixed Use
Development (Section 55-736)
LOCATION: Southeast of 30th and Burt Streets
At the Planning Board meeting held on March 1, 2017, Mr. Rosacker moved for approval of the parking
adjustment for a mixed use development (Section 55-736), subject to: 1) Compliance with the proposed
site plan. lie also moved for approval of a Large Project Special Use Permit in a GO District, subject to the
following conditions: 1) Compliance with the proposed site plan. 2) Submittal of a signage plan that is
acceptable to the city and receives the appropriate waivers from the Zoning Board of Appeals. 3)
Compliance with all applicable stormwater management regulations. 4) Compliance with all other
applicable regulations. Mr. Magid seconded the motion which carried 7-0.
03/17
20
CASE: C8-17-055,C10-17-052
APPLICANT: 2929 California Plaza, LLC
REQUEST: Approval of a Large Project Special Use Permit in a GO District, along with approval of a
Parking Adjustment for a Mixed Use Development (Section 55-736)
LOCATION: Southeast of 30th and Burt Streets
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NO.
Item Submitted By:
Department:
Council Meeting Date:
AN ORDINANCE to amend the boundaries of the ACI-1(PL)-Area of Civic Importance Overlay
District, to incorporate into that district the property located southeast of 30th and Burt Streets;
and to provide for an effective date.
pin 1627Act
Presented to City Council
e/; rSeth Thaler
City Clerk
PROPERTY INFORMATION OWNER INFORMATION
PIN 0215790000 Case No. C10-17-053,C12 CHERI S*WEINER TR
-17-054,C8-17-055 CHERI S WEINER REV TR
LEGAL LANDS SEC-TWN-RGE 16-15-13 1/2 VAC 515 N 28 AVE
28 AVE ADJ & N 41 S 167.25 FT W 1/2 TX LT OMAHA NE 68131
21 SW 1/4 SE 1/4 41 X 129.36
515 N 28 AV
PIN 1315990000 Case No. C10-17-053,C12 KT CO LTD XV
-17-054,C8-17-055 P 0 BOX 31634
LEGAL HILLSIDE ADD-2 LOT 3 BLOCK 1 1/2 VAC OMAHA NE 68131
ALLEY ADJ &ALL LOT 3 50 X 157.75
3011 BURT ST
PIN 1316180000 Case No. C10-17-053,C12 CREIGHTON UNIVERSITY
-17-054,C8-17-055 2500 CALIFORNIA PLZ.
LEGAL HILLSIDE ADD-2 LOT 18 BLOCK 2 VAC OMAHA NE 68178
ALLEYS & 28 AV ADJ &-EX S 66 FT-VAC
WEBSTER ST BETWEEN 28 AV& N FRWY&
ALL LTS 9 THRU 22 BLK 1 AVONDALE PK&
LTS 7 THRU 18
PIN 1836700000 Case No. C10-17-053,C12 ROBERTS DAIRY COMPANY LLC
-17-054,C8-17-055 C/O HILAND DAIRY FOODS CO LLC
LEGAL NELSONS ADD LOT 113 BLOCK 0 VAC P 0 BOX 2270
ALLEY ADJ & E 108 FT W 120 FT N 132 FT & SPRINGFIELD MO 65801
E 108 FT W 120 FT S 164 FT
2765 CUMING ST
PIN 1920100002 Case No. C10-17-053,C12 DOUGLAS COUNTY SCH DIST 0001
-17-054,C8-17-055 3215 CUMING ST
LEGAL ONEILS SUB DIV LOT N 11 FT VAC BURT OMAHA NE 68131
ST ADJ &VAC 31 & 32 STS & -EX PT FOR
CUMING & 30TH STS &ADDL ROW 2005
090200 & 2013 055556-ALL BLKS 2 & 3
PIN 0906915058 Case No. C10-17-053,C12 2929 CALIFORNIA PLAZA LLC
-17-054,C8-17-055 514 WALKER ST
LEGAL CREIGHTON UNIVERSITY WEST REPLAT 1 WOODBINE IA 51579
LOT 5 BLOCK 0 LT 5 166626 SQFT
(1 ) 4/20/2018
PROPERTY INFORMATION OWNER INFORMATION
PIN 1941440000 Case No. C10-17-053,C12 CREIGHTON UNIVERSITY
-17-054,C8-17-055 C/O VP FINANCE
LEGAL PARK PLACE LOT 2 BLOCK 6 E 50 W 100 2500 CALIFORNIA PLZ
N 1/2 50 X 150 OMAHA NE 68178
3015 CALIFORNIA ST
•
PIN 1941450000 Case No. C10-17-053,C12 ROLLS PROPERTIES Ll_C
-17-054,08-17-055 P 0 BOX 540547
LEGAL PARK PLACE LOT 2 BLOCK 6 . W 50 N 150 OMAHA NE 68154
FT50X150
3019 CALIFORNIA ST
PIN 1941530000 Case No. C10-17-053,C12 FATHER FLANAGAN BOYS HOME
-17-054,C8-17-055 14086 MOTHER TERESA.LN..
LEGAL PARK PLACE LOT 3 BLOCK 6 W 120 N BOYS TOWN NE 68010
120 S 150 FT LT 2&.E 50 N 120 S 150 FT LT
3
3012 COTTAGE GROVE AV
PIN 0906915050 Case No. C10-17-053,C12 CREIGHTON UNIVERSITY
-17-054,C8-17-055 ATTN V P FINANCE OFFICE
LEGAL CREIGHTON UNIVERSITY WEST REPLAT 1 2500 CALIFORNIA PLZ
LOT 1:BLOCK 0 LT 1 80414 SOFT OMAHA NE 68178
•
(2) 4/20/2018