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ORD 42942 - Elmwood Townhomes - PUR OverlayPJB City of Omaha Planning Department 1819 Farnam Street Suite 1100 Omaha, NE 68183 402-444-5150 Planning.CityofOmaha.org Date: January 26, 2022 Case Number: C11-22-037 Applicant: Elmwood Townhomes, LLC Request: Approval of a PUR-Planned Unit Redevelopment Overlay District Location: Southeast of 54th and Leavenworth Streets I. GENERAL INFORMATION: Purpose: To redevelop the subject property with 19 townhouse units. Existing Use(s): Residential Existing Zoning: R4(35), R5(35), and GO Adjacent Land Use(s): Adjacent Zoning North: Residential North: R7/R5(35) South: Residential South: R4(35) East: Commercial East: GO/GC West: Residential West: R4(35)/R5(35) Future Land Use Designation(s): Low Density Residential/Office Commercial Associated Request: C10-22-036, C12-22-038: Preliminary and Final Plat approval of ELMWOOD TOWNHOMES, a minor plat inside city limits, with rezoning from R4, R5, and GO to R5 and GO. Applicable Regulations: If approved, the property will be subject to the conditions of the approved PUR, the R5 District development regulations, and any other applicable regulations. II. SPECIAL INFORMATION: Site Characteristics: The subject site is located at the southeast corner of 54th and Leavenworth Streets and includes approximately 31,000 square feet of land comprising multiple full and partial, platted lots. There are various existing residences throughout the site. The site is currently zoned R4(35), R5(35) and GO. Development Proposal: The applicant proposes to redevelop the site with a 19-unit townhouse development located within three structures. Each unit will be located on its own individual lot (Lots 1-19) and include a two-car garage with access from an internal drive (Outlot A). An associated subdivision request facilitates the proposed development by replatting the subject site into 20 lots and one outlot (#C12-22-038). An application for rezoning of the site from R4(35), R5(35), and GO to R5 and GO also accompanies this request (#C10-22-036). It should be noted that proposed Lot 20, zoned as GO, which comprises the adjacent medical office (Elmwood Pharmacy), is not included in this PUR request. Public Improvements: Traffic: Receive concurrence of the site layout from OPPD and OFD prior to forwarding the PUR to City Council. Case No.C11-22-037 PJB Page: 2 Comply with the City’s Infill and Redevelopment Policy for Alternative Lot Access. Grant utility and private access easements on Outlot A. Construct public sanitary sewer to abut each lot and grant sewer easements to the City. An MOA shall be recorded for each lot served by an alleyway; coordinate with Public Works. Create an owners association, to be responsible for the maintenance of all alleyways and private streets. Sidewalks: Sidewalks must be provided as required by city code. Grading and Drainage: The project must comply with all stormwater management policies and ordinances, including providing for a no net increase in stormwater runoff and treating the first ½” of stormwater for water quality. Utilities: OPPD has distribution equipment on the property that appears to be in conflict with the proposed buildings. Coordinate with OPPD to determine if removal/relocation of equipment is necessary. Land Use and Planning: This development is not permitted outright in the R5 District without multiple Zoning Board of Appeals waivers, but may be allowed under the PUR-Planned Unit Redevelopment Overlay District regulations and Infill and Redevelopment Design Guidelines (IRDG). The Planned Unit Redevelopment (PUR) 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. The PUR district may be used in combination with any base district specified in this chapter. The PUR district, which is adopted by the city council, assures specific development standards. The “Infill & Redevelopment Design Guidelines” are intended to be used in conjunction with the PUR zoning overlay by providing guidance to developers and neighborhoods as a means to achieve compatible residential development. The guidelines provide a frame of reference to aid in the determination of design compatibility. Based on the limitations of the site, the applicant has submitted a PUR- Planned Unit Redevelopment Overlay District plan with modifications for the following code sections: ● Height from 35 ft to 38 ft (Section 55-206) (The midpoint is proposed at 38 ft with the peak of the roof at 43 ft) ● Maximum Impervious coverage from 60% to 80% (Section 55-206) ● Front yard setback from 25 ft to 0 ft (Section 55-206) ● Street side yard from 15 ft to 5 ft (Section 55-206) Case No.C11-22-037 PJB Page: 3 ● Interior side yard setback from 10 ft to 3 ft (Section 55-206) ● Rear yard setback from 25 ft to 0 ft (Section 55-206) ● Maximum number of attached units from 4 to 7 (Section 55-207) ● Maximum site area/unit from 3000 SF to 1500 SF (Section 55-207) ● Minimum lot size from 2000 SF to 780 SF (Section 55-207) ● Street yard landscaping from 15 ft to 0 ft (Section 55-715) Urban Design: The project shall conform to the approved Development Plan, including streetscape, site and building design. The applicable base zoning is R5 and the zoning modifications in the approved PUR plan. Remove the listed PUR waiver requests from the development plans. Specific development modifications will be identified in the Planning Departments report. Provide street trees at 40 feet on center for Leavenworth and 54th Streets on the landscaping plan. III. ANALYSIS: The Concept Element of the Omaha Master Plan notes that “Residential development should be given greater flexibility in order to provide a variety of residential development densities”(p. 37). The Environmental Element of the Master Plan emphasizes the benefits of promoting “well-designed, higher density development to conserve land, to enhance existing neighborhoods, and to reduce per capita costs of public utilities, infrastructure, and services including public transportation” (p. 43). The proposed project is consistent with the Omaha Master Plan and Infill & Redevelopment Design Guidelines, subject to submitting revised PUR plans addressing the following items: ● Remove the listed PUR waiver requests from the development plans. ● Provide street trees at 40 feet on center for Leavenworth and 54th Streets on the landscaping plan. IV. RECOMMENDATIONS: Approval of the PUR-Planned Unit Redevelopment Overlay District, subject to submittal of acceptable final PUR plans, prior to forwarding this request to the City Council. V. ATTACHMENTS: 885 Review Site Plans Elevations Case No.C11-22-037 PJB Page: 4 City of Omaha Planning Department 1819 Farnam Street Suite 1100 Omaha, NE 68183 402-444-5150 Planning.CityofOmaha.org 55-885 Project Review Date: January 26, 2022 Case Number: C11-22-037 Applicant: Elmwood Townhomes, LLC Location: Southeast of 54th and Leavenworth Streets Zoning: R5 Site Plan Review Mixed Use PUR Conditional Use Special Use Reviewed By: PJB 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. Acceptable 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 b. Setbacks Development should respect pre-existing setback lines in surrounding areas. Variations must be justified by significant site features or operating characteristics. 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. 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 Case No.C11-22-037 PJB Page: 5 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 dividing otherwise unbroken paved areas. Parts of a site with steep slopes, wooded areas, and natural drainage ways should be preserved. Conditionally Acceptable 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 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. Not Permitted Case No.C11-22-037 PJB Page: 6 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 Manage ment 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. Acceptable d. Utilities Project must provide evidence of utility service to the site. Acceptable 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 Know what's below. before you dig.Call R LAMPRYNEARSON.COM OMAHA, NEBRASKA 14710 W. DODGE RD, STE. 100 (402)496.2498 FORT COLLINS, COLORADO 4715 INNOVATION DR., STE. 100 (970)226.0342 KANSAS CITY, MISSOURI 9001 STATE LINE RD., STE. 200 (816)361.0440 JOSEPH T. FLAXBEARD E-14004 Know what's below. before you dig.Call R LAMPRYNEARSON.COM OMAHA, NEBRASKA 14710 W. DODGE RD, STE. 100 (402)496.2498 FORT COLLINS, COLORADO 4715 INNOVATION DR., STE. 100 (970)226.0342 KANSAS CITY, MISSOURI 9001 STATE LINE RD., STE. 200 (816)361.0440 JOSEPH T. FLAXBEARD E-14004 1 2 1 3 34567 8 4 5 6 7 456 T.O. ROOF VARIES 43'-0" MAX B.O. TRUSS 32'-0" SECOND FLOOR 10'-0" FIRST FLOOR 0'-0" THIRD FLOOR 21'-0" T.O. ROOF VARIES 43'-0" MAX B.O. TRUSS 32'-0" SECOND FLOOR 10'-0" FIRST FLOOR 0'-0" THIRD FLOOR 21'-0" T.O. ROOF VARIES 43'-0" MAX B.O. TRUSS 32'-0" SECOND FLOOR 10'-0" FIRST FLOOR 0'-0" THIRD FLOOR 21'-0" *Agenda items #6 (C3-22-031), #11 (C10-22-036, C12-22-038) and #21 (C11-22-037) were heard together* Master Plan Referrals Subdivisions 11. C10-22-036 C12-22-038 Elmwood Townhomes, LLC REQUEST: Preliminary and Final Plat approval of ELMWOOD TOWNHOMES, a minor plat inside city limits, with a waiver to Section 53-8(4)(a), Lot Depth, along with rezoning from R4(35), R5(35), and GO to R5 and GO LOCATION: Southeast of 54th and Leavenworth Streets Overlays 21. C11-22-037 Elmwood Townhomes, LLC REQUEST: Approval of a PUR-Planned Unit Redevelopment Overlay District LOCATION: Southeast of 54th and Leavenworth Streets At the Planning Board meeting held February 2, 2022, Jay Noddle, Noddle Companies, 2285 South 67 Street, appeared before the Board. Mr. Noddle stated that an opportunity was presented to create a residential project within the area that includes the former Wohlners building, the former Max I Walker building and the medical building to the south. The proposed project will include 19 townhomes with 3 bed and 3 baths with two garages at a price of $450,000 each. The team spent time working with the Planning Department, site planning, architects, met with City Council representative Begley and held a Zoom neighborhood association meeting. Mr. Noddle offered to answer any questions. Todd Swirczek, Noddle Companies, 2285 South 67 Street, appeared before the Board. Mr. Swirczek pointed out that the proposed project will be a for sale infill project. UNMC will be a huge driver for this project and there will become more of a demand in the future for housing stock especially in the midtown area. The number 11 bus stop is in front of the former Wohlner’s building and is one of the most utilized bus stops in the City which goes to UNMC and west to Aksarben Village. This will be a big advantage for individuals who want to purchase a townhome in the proposed development. He submitted the site plan showing access from 54th Street and the design of the townhomes with respect to the architecture and materials used. Three homes along Leavenworth that are vacant and two duplexes on 54th Street will be demolished in approximately May or June. Mr. Swirczek indicated that the tenants have been notified and they continue to work with the tenants and are committed to picking up some of the moving expenses. Don Seten, Housing Development Planner, appeared before the Board. Mr. Seten stated that the total project cost will be an 8.6 million dollar investment in the neighborhood with a total TIF project request of $1,538,199. The project complies with the Master Plan and meets criteria of the TIF program. Avery Schwer, 6454 Woolworth Avenue, appeared before the Board in support of the development. Corinne Wardian, 618 South 11 Street, on behalf of Omaha by Design, appeared before the Board in support of the proposed development. The development will provide a good example of appropriate added density to the urban core, access to public transit and add to the City’s vibrancy. Jen Bauer, 5501 Leavenworth Street, appeared before the Board in opposition. She stated that she is concerned with the elevations of the project, the size of the townhomes and what the future brings with regard to commercial uses. Todd Swirczek answered several questions from the Board. Specifically regarding #6 (C3-22-031): 6. C3-22-031 Planning Department on behalf of the City of Omaha REQUEST: Approval of the ELMWOOD TOWNHOMES TIF Redevelopment Project Plan LOCATION: Southeast of 54th and Leavenworth Streets Eric Englund, Assistant Director, appeared before the Board on behalf of the Planning Department, stated that staff recommends approval. Ms. Franklin motioned for approval. Mr. Moore seconded the motion which carried 4-0. Specifically regarding #11 (C10-22-036, C12-22-038): Eric Englund, Assistant Director, appeared before the Board on behalf of the Planning Department, stated that staff recommends approval of the waiver to Section 53-8(4)(a), Lot Depth, approval of the rezoning from R4(35), R5(35), and GO to R5 and GO, and approval of the Preliminary Plat subject to the 15 conditions in the recommendation report and approval of the Final Plat, subject to the conditions of Preliminary Plat approval and submittal of an acceptable final subdivision agreement, prior to City Council. Mr. Rosacker motioned for approval of the waiver to Section 53-8(4)(a), Lot Depth, approval of the rezoning from R4(35), R5(35), and GO to R5 and GO, and approval of the Preliminary Plat, subject to the following conditions: 1. Place a note on the plat that there shall be no direct access to Leavenworth Street from any lots. 2. Comply with the City’s Infill and Redevelopment Policy for Alternative Lot Access. 3. Grant utility and private access easements on Outlot A. 4. An MOA shall be recorded for each lot served by an alleyway; coordinate with Public Works. 5. Create an owners association, to be responsible for the maintenance of all alleyways and private streets. 6. Receive concurrence of the site layout from OPPD and OFD prior to forwarding the final plat to City Council. 7. Construct public sanitary sewer to abut each lot and grant sewer easements to the City. 8. Submit the 30% design report for the sanitary sewer to the Public Works Design Division per Section 2.14 of the City’s Wastewater Collection Systems Design Manual. 9. Provide sidewalks along all street frontages. 10. Comply with all stormwater management policies and ordinances. 11. Receive preliminary approval of the PCSMP from Public Works prior to forwarding the subdivision agreement to City Council; upload the drainage study and preliminary plans to Permix. 12. OPPD shall be contacted to coordinate any design, grading, construction or vegetation management plans proposed near the adjacent transmission line. 13. Provide for the use, ownership, and maintenance of the outlots in the subdivision agreement. 14. Coordinate with OPPD to determine if removal/relocation of existing equipment is necessary. 15. Obtain necessary waivers from the Zoning Board of Appeals for Lot 20. 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. Ms. Franklin seconded the motion which carried 4-0. Specifically regarding #21 (C11-22-037): Eric Englund, Assistant Director, appeared before the Board on behalf of the Planning Department, stated that staff recommends approval of the PUR-Planned Unit Redevelopment Overlay District, subject to submittal of acceptable final PUR plans, prior to City Council. Ms. Franklin motioned for approval of the PUR-Planned Unit Redevelopment Overlay District, subject to submittal of acceptable final PUR plans, prior to forwarding this request to the City Council. Mr. Moore seconded the motion which carried 4-0. SUBJECT AREA IS SHADED - FEBRUARY 2022 GC R3 R4(35) R3 R4(35) R4(35) R5(35) GC R4(35) R5(35) R3 R8 R4(35) GO R3 R5(35) R3 R7 R4(35) R4 R5(35) R5(35) R4(35) R4(35) R4(35) R4(35) M a y b e rrySt J o n e s S t L ea ve n w o r th S t S 55t h S t S 54th St Marcy St S 52nd St ±0 600 Feet 21CASE:C11-22-037APPLICANT:Elmwood Townhomes, LLCREQUEST:Approval of a PUR-Planned Unit Redevelopment Overlay DistrictLOCATION:Southeast of 54th and Leavenworth Streets