RES 2003-0225 - Orchard Hills neighborhood redevelopment plan -t% rrc. t r":' T
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City of Omaha February 25, 2003 Robert C.Peters
Mike Fahey,Mayor Director
Honorable President
and Members of the City Council,
The attached proposed Resolution approves the Orchard Hill Neighborhood Redevelopment
Plan. The redevelopment area is bounded by Blondo Street on the north, 36th Street on the east,
Hamilton Street on the south and an industrial tract and abandoned railroad line on the west. The
neighborhood occupies 121 acres in north-central Omaha and it is within a portion of the city
that was declared blighted and substandard by the Omaha City Council on June 2, 1992.
The Orchard Hill Neighborhood Redevelopment Plan proposes the construction of
approximately 15 single-family on currently vacant lots within the Orchard Hill neighborhood.
The City will acquire the vacant lots and prepare them for housing construction by Augustana
Cornerstone Foundation and Holy Name Housing Corporation. The Plan authorizes the use of
the eminent domain process as may be required to assist in the assemblage of land in the
redevelopment area.
Implementation of the redevelopment plan is estimated to cost $1.9 million, $50,000 in
Community Development Block Grant funds, $675,000 in HOME Investment Partnerships
Program funds and the remaining $1.2 in private donations in the form of construction loans and
mortgages. The houses will be affordable to low-income homebuyers.
The City Planning Board recommended approval of the Orchard Hill Neighborhood
Redevelopment Plan at its January 8, 2003,meeting.
We urge your favorable consideration of this Resolution.
Sincerely, Referred to City uncil for C nsideration
.. L • q. .413 G � ,,i - -
Robert C. Peters '' Date Mayor's ce Date
Planning Directdr
Approved as to Funding:
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Stan Timm, D. ector I Date
Finance Department /\, °3
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Date of Publication: February 27 and March 6, 2003
Date of Public Hearing: March 18, 2003
1
Orchard Hill Neighborhood
Redevelopment Plan
City of Omaha December 2002 Mike Fahey
Planning Department Mayor
Orchard Hill Neighborhood
Redevelopment Plan
•
Introduction
The Orchard Hill Neighborhood Redevelopment Plan area is an 121-acre site in northeast Omaha
within the area bounded by Hamilton Street on the south, Blondo Street on the north, 36th Street
on the east, and the former Omaha Belt Railway line and current industrial tract on the west (See
Map 1). Less than two miles from downtown, the Orchard Hill neighborhood has been targeted
by the City for homeowner rehabilitation funds since the early 1980s, and continues to work
closely with the Planning Department in this redevelopment effort.
The Orchard Hill Neighborhood Redevelopment Plan proposes the construction of
approximately 15 single-family owner-occupied homes on vacant land in several locations
throughout the neighborhood. The new homes will be affordable to low- and moderate-income
households in the City. The total cost of the project is estimated to be $1.9 million, with the City
providing $675,000 in Home Investment Partnerships Program funds and$50,000 in Community
Development Block Grant Program funds.. The Holy Name Housing Corporation and the
Augustana Cornerstone Foundation are the co-developers that will construct, market and sell the
new houses. The City of Omaha will assist the development effort by acquiring the necessary
vacant lots.
About this Planning Effort
Earlier this year, the School of Public Administration at the University of Nebraska at Omaha
expressed interest to the Planning Department in working more closely with area neighborhood
associations. They were interested in housing code enforcement and getting neighborhood
residents more involved in that process. The School of Public Administration and the Planning
Department decided that we could work together on a redevelopment plan for and with the
Orchard Hill Neighborhood Association.
Consequently, some of the activities that must be accomplished to develop a neighborhood
redevelopment plan changed. For instance, instead of facilitating the Visioning and Goal
Development portions of the planning process, City Planning staff observed while the School of
Public Administration facilitated that portion of the neighborhood plan development process. In
addition, the School of Public Administration, with assistance from neighborhood residents,
conducted the housing condition survey. The Planning Department took the information that was •
collected and incorporate it into the following document.
Inventory
Neighborhood History
Platting of the more than 400 residential lots in Orchard Hill began in the 1880's and was
complete by 1886. By 1891, some 130 homes had been constructed in locations scattered
throughout the neighborhood, but most heavily on or near Hamilton and Charles Streets. This
rather fast start was slowed by the depression that began in 1893. Housing construction activity
regained strength by the end of the century and continued at a healthy pace into the next.
World War I slowed construction again, but almost immediately activity picked-up again until
the Great Depression. Throughout the 1930s until the end of World War II relatively few houses
were constructed in the Orchard Hill neighborhood, in Omaha or the rest of the country for that
matter. By the 1950s, less than a quarter of the land remained undeveloped, but with FHA and
VA fueling housing development, Orchard Hill built-out (or nearly so) by 1960. Omaha's west,
on the other hand, had plenty of room to grow and has done so at a more or less steady pace,
with recent years being some of the strongest for housing development in Omaha. Since the
1960s, Orchard Hills has lost more housing to demolition than has been constructed by several-
fold.
In describing life in the neighborhood, one of its early residents, May Stein, recalls the walk
from her home on 38th and Blondo Streets to the grocery store at 40th Hamilton Streets as "scary"
because she had to walk through the orchard, according to a World Herald article from 1977.
Mrs. Stein goes on to describe the partial name-sake of the neighborhood, the orchard, as still
present along Franklin and Decatur Streets around the turn of the century, though housing
development on Charles and Seward was beginning to close in on 40th Street. Just blocks north
and east of Orchard Hill, in what today is known as Erskine Park, milk cows of area residents
were pastured according to Mrs. Stein.
An Omaha World Herald story from 1904 describes the early residents of the Orchard Hill and
other nearby neighborhoods. "So the wheel of time goes on and a new Walnut Hill, and an
Orchard Hill, too, has been born, populated today by many of Omaha's best and most influential
citizens."
The Orchard Hill neighborhood has been served by some type of neighborhood organization
nearly from its beginning. In an excerpt from a 1904 World Herald story a reporter writes, "The
Orchard Hill Improvement Club has fourteen committees, all active and alert". The article
further points out that "Men and women belong to these improvement clubs; each vie with the
other to see who can do the most for his district".
It is not clear when these early organizations and the neighborhoods they served began their
demise. No doubt events of national and global importance, such as World Wars I and II and the
Great Depression, forced every American to look beyond the boundaries of their neighborhood.
2
By the mid-1970s, residents of Orchard Hill and throughout the city began again to train their
attention to concerns closer to home. In 1976, the Omaha Sun newspaper announces the
formation of a new community organization, the Orchard Hill Neighborhood Association. The
issues this new Orchard Hill organization faced are more difficult than were its predecessors.
While redlining may have ended in the 1950s, it left a legacy of less overt forms of housing
discrimination. The flight fueled by busing and other types of discrimination along with the draw
of middle-income households to new housing in western Omaha left many older neighborhoods
contending with issues of deferred housing maintenance and vacant lots by 1970.
Recognition by the federal government of the plight of older urban areas and the need for
affordable housing would take the form of Community Development Block Grant (CDBG) and
Section 8 programs. Omaha began participating in the CDBG program in 1974. Since that time,
the repair/rehabilitation of some 40 housing units in Orchard Hill has benefited the people living
in the houses as well as the rest of the neighborhood. Within another half-mile of the Orchard
Hill neighborhood, several hundred other households have had repairs/rehabilitations as well.
While the current Orchard Hill Neighborhood Association can trace its roots to the organization
started in the 1970s and earlier, at least some of what it has achieved is quite different from its
predecessors. The current organization has worked with the City of Omaha to target the
programs that resulted in housing rehabilitation and identify City enforcement actions that were
needed. The Association played a strongly cooperative role with other neighborhood and
community organizations in the area. Orchard Hill has been a persistent advocate of making
wide ranging improvements to the neighborhood, including the redevelopment effort proposed in
this redevelopment plan. The leadership of the neighborhood has played a pivotal role in shaping
another organization, the Augustana, Cornerstone Foundation, conceived with the intent to
develop housing in the older areas in and around Orchard Hill.
Population and Housing
From 1990 to 2000, the population of Omaha increased by more than 16 percent, largely due to
annexation of suburban development on the western edge of the city. During the same period, the
population of the Orchard Hill neighborhood increased by four percent.
In an effort to more accurately reflect the racial make-up of America, the 2000 Census asked
people to identify themselves as either of a single race or as multi-racial. Among those residents
identifying themselves as of a single race, 55.9 percent are African-American and 41.5 percent
are White. All other races had less than two percent. Those identifying themselves as multi-racial
comprise 3.7 percent of the population and people of Hispanic origin are 3.7 percent of the
population of Census Tract 53.
3
Table 1
Population, Race and Ethnicity
Population Orchard Hill Omaha
1990 1,108 335,795
2000 1,152 390,007
%Gain (Loss) 4.0% 16.4%
One Race 1,110 382,529
White 461 305,745
Percent 41.5% 79.9%
African American 620 51,917
Percent 55.9% 13.6%
Native American 17 2,616
Percent 1.6% 0.7%
Asian/Pacific Islander 4 701
Percent <1.0% 0.2%
Other Race 8 15,250
Percent <1.0% 4.0%
Multi-Racial 42 7,478
Percent 3.7% 2.0%
Hispanic 43 29,397
Percent 3.7% 7.7%
Source: 1990 and 2000 U. S. Census
The basic economic conditions in the Orchard Hill Neighborhood can be understood by
examining several key economic indicators. Unfortunately, much of the economic data from the
2000 Census is not available for a small area such as Orchard Hill. In cases where data specific
to Orchard Hill is unavailable, data from Census Tract 53, the tract in which the neighborhood is
located, will,be used.
At fourteen percent, the percent of vacant housing is more than twice that found in Omaha. The
median housing value is $37,900 in Orchard Hill, compared to $71,300 for Omaha. The per-
capita income and median household income are approximately half the amount for the entire
city. The percent of people in poverty in Orchard Hill at 37 percent is more than three times the
rate of people in poverty for the city. Another key indicator, unemployment rate, is nineteen
percent for Orchard Hill and 4.3 percent for Omaha.
Table 2
Housing Units and Economic Conditions
Orchard Hill/
Census Tract 53 Omaha
Housing Units 427 143,612
Percent Vacant 13.9% . 5.5%
Median Value of Owner-Occupied Units $37,900* $71,300
Per Capita Income $10,215* $21,756
Median Household Income $21,290 * $40,006
Percent of People in Poverty 37.1%* 11.3%
4
Unemployment Rate 18.7%* 4.3%
Source: 2000 U. S. Census * indicates data from Census Tract 53
Land Use
Within the Orchard Hill neighborhood the most prevalent land use is single-family which
occupies over 55 percent of the area in the neighborhood or 67 acres. Right-of-way, streets and
alleys, is 27 percent, while vacant land comprises 12.5 acres or 10 percent of the land. Mult-
family housing occupies 3 percent of the area in the neighborhood and the three other land uses;
civic, commercial and industrial occupy less than two percent each.
All of the commercial buildings in Orchard Hill are on Hamilton Street, centered on 40th Street,
though some of the structures are vacant. Industrial zoning is present on the western boundary of
the neighborhood, but industrial uses are only present in the northern portion of the western
edge. The western side of the neighborhood is where much of the vacant land is located, but
vacant sites can be found scattered throughout much of the neighborhood. The few civic uses
take the form of the Golden Manor Assisted Living Center and a daycare, both located on
Decatur Street and church facilities located at 41st Avenue and Charles Street and on Hamilton
Street. The dominant land use, residential, is found in or near every part of the neighborhood
Table 3
Land Use
Acres Percent
Single-Family 66.9 55.2%
Multi-Family 3.9 3.3%
Civic 1.7 1.4%
Commercial 1.9 1.6%
Industrial 1.6 1.3%
Vacant 12.5 10.3%
Right-of-Way 32.5 26.8%
121.1 100.0%
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Housing Conditions
In a study conducted by the School of Public Administration at the University of Nebraska at
Omaha in cooperation with and with assistance from the Orchard Hill Neighborhood
Association, some 381 housing structures were evaluated to determine their condition. On a
strictly visual basis from the sidewalk or street, the study evaluated three primary structural
components: roof, wall, and foundation structure. The majority of the roofs within the
neighborhood had no readily apparent problems. Twenty-four percent, or 92 housing structures,
had minor roof problems and twelve percent, or 45 structures had major roof problems.
The exterior walls of the housing structures in the neighborhood were in somewhat better
physical condition with 75 percent, or 287, having no visible problems and nineteen percent
having only minor problems. Twenty-two structures, or six percent of the housing structures, had
major problems with exterior walls.
The survey indicated that 69 percent of the foundations in the neighborhood had no apparent
problems. Minor problems were found on 88 housing structures, or 23 percent of the foundations
and 31, or eight percent of the structures had major problems.
Table 4
Housing Conditions
Roof • Number Percent
No problems 244 64.1%
Minor Problems 92 24.1%
Major Problems 45 11.7%
Exterior Wall
No Problems 287 75.4%
Minor Problems 71 18.7%
Major Problems 22 5.9%
Foundation
No Problems 262 68.7%
Minor Problems 88 23.1%
Major Problems 31 8.2%
Utilities and Infrastructure
Much of the Orchard Hill neighborhood was developed by the beginning of the 20th Century for
a fully developed primarily residential neighborhood. Since that time, utility and infrastructure
improvements have been adequate to accommodate the area as a residential neighborhood. Like
much of the older part of the city, combined sewers serve Orchard Hill. Critical sewer separation
has been accelerated as indicated in the Capital Improvement Program (CIP). The CIP identifies
7
Project #106 North Omaha Sewer Separation as the project that includes the Orchard Hill
neighborhood. The program is designed to replace or rehabilitate old or inadequate sewers to
encourage infill development. Sewers in the Orchard Hill neighborhood were originally designed
to have a capacity greater than what will be needed following the development of fifteen
additional houses in the neighborhood and are not scheduled to be rehabilitated or replaced.
Transportation
Hamilton Street, Orchard Hill's southern boundary, is a minor arterial that provides east-west
access to and from the neighborhood and to the North Freeway less than one mile to the east.
The minor arterials, 40th Street and John Creighton Boulevard provide the primary north-south
access to and from Orchard Hill. The industrial tract on the western boundary of the
neighborhood restricts access from the west for the entire width of the neighborhood from
Hamilton Street to Blondo Street.
Internal movement, both automobile and pedestrian, is permitted with the network of streets and
adjoining sidewalks throughout the neighborhood. The industrial tract to the west also restricts
pedestrian access to and from the west.
Public transportation is available on two Metro Area Transit bus lines. Route 30, to six blocks to
the easy on 30th Street, provides service north and south for weekday commuters. Route 3 runs
along Hamilton Street west of 40th Street and provides service south and northwest during the
week. Both routes serve downtown during rush hours and intersect with various transfer points
providing greater access to and from the rest of the city via public transportation.
Zoning
Zoning designations in Orchard Hill Neighborhood are primarily residential leaving only a small
area of commercial and industrial uses. Over three-quarters of the land area is zoned for single-
family residential uses. Only a handful of parcels are zoned for multi-family purposes. Land
designated for industrial purposes is the second largest district in the neighborhood and a small
portion of the neighborhood is zoned for commercial uses.
The Industrial zoning is located at the western border of the Orchard Hill neighborhood
extending from Hamilton Street to Blondo Street. Commercial zoning is located on
8
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Hamilton Street from just east of 40th Street to 42nd Street. The small storefront businesses on
Hamilton Street include a convenient gas station, carpet business, laundromat, and the City of
Omaha Handyman Office.
Residential, primarily single-family, is the zoning designation of the area from 36th Street to 41st
Street and most of Hamilton Street to Blondo Street.
Edges and Seams
The boundary of a neighborhood can be a seam that connects to adjacent neighborhoods, or it
can be an edge that separates the neighborhoods. The Orchard Hill neighborhood has both edges
and seams. Seven local streets wide and three local streets long, its boundaries generally form a
rectangle.
The Orchard Hill neighborhood's eastern boundary, 36th Street, is a local street. It connects to
Hamilton on the south and runs north past the neighborhood's northern boundary. Thirty-sixth
Street is a seam with the Prospect Hill neighborhood, which is directly to the east. In addition to
being Prospect Hill's western boundary, John Creighton Boulevard, just west of 36th Street, is a
major north-south automobile and pedestrian pathway through the Orchard Hill neighborhood.
The western boundary of the Orchard Hill neighborhood is a large tract of land that contains few
structures and is zoned General Industrial and acts as an edge for the neighborhood. Hamilton
Street is primarily a seam for the adjacent area with the exception of the portion east of 40th
Street that is the Walnut Hill Reservoir. Blondo Street, Orchard Hill's northern boundary seams
it to the adjacent residential area to the north.
Pathways and Entries
The Orchard Hill neighborhood has two primary pathways and entries. They are 40th Street and
John A. Creighton Boulevard.
The internal street pattern of the neighborhood is a traditional north—south and east—west grid
pattern. Nearly all streets in the neighborhood are two-way residential streets, the shortest of
which is Orchard Lane located between 41st Avenue and the industrial tract.
John A. Creighton Boulevard, a collector street, serves as a north-south entry and pathway
through Orchard Hill neighborhood's eastern sections. One enters the Orchard Hill neighborhood
on John A. Creighton Boulevard at Hamilton Street on the south and Blondo Street on the north.
Another collector is 40th Street serving as a north-south entry and pathway through Orchard
Hill's western sections. Unlike-John A. Creighton Boulevard, which begins at Hamilton Street,
40th Street runs through the neighborhood and far into north and south Omaha. This street
intersects at Hamilton, which is the location of the commercial hub of this neighborhood.
Businesses stretch all along Hamilton from this intersection westward just past Military Avenue.
10
All local east-west running streets commence at the western boundary of the Orchard Hill
neighborhood and, with the exception of Decatur Street, cross John A. Creighton Boulevard.
They then run through the Prospect Hill neighborhood directly to 30th Street.
Nodes
Nodes are gathering places for people, centers of activity such as retail trade, services trade,
office, and commercial centers. They may also serve the neighborhood and the larger community
as schools, social and community centers, recreation centers, and transportation hubs. There are
few locations that presently function as nodes within the Orchard Hill neighborhood due to the
dominance of single-family housing and topographic character limiting space for retail or
commercial land uses.
The Orchard Hill neighborhood has four primary areas that could be considered gathering places
for people. They are the City Sprouts garden, Golden Manor Assisted Living facility, the
commercial hub at the intersection of 40th and Hamilton, and the Church on the Rock (formerly
known as) House of Prayer.
The Church on the Rock has a congregation of about 100 members. The church building has
been in this neighborhood for over 100 years. The pastor is Reverend Lester J. Jordan, Jr. and his
family has served this church since the 1950s. In addition to Sunday church services, the Church
of the rock has provided a place for area young people to gather in a safe environment.
City Sprouts, Inc., is located at the corner of 40th and Franklin streets. A community garden uses
three lots on south side of Franklin Street. Two private citizens gave the land to the non-profit
organization that started in 1995. The site, near which the tragic death of a child occurred, has
been transformed into a place where people come together to work and learn, or help others learn
how to grow and preserve foods. In addition to bringing people together and enhancing the area's
sense of community, the City Sprouts community garden creates and teaches appreciation for the
neighborhoods common areas and outside environment.
Golden Manor Assisted Living Center is a privately owned facility. The current owner has
owned this facility for around 10 years. It is tucked away in the heart of the neighborhood on
Decatur Street east of 40th Street.
The intersection of 40th and Hamilton Streets is a key center of activity for the Orchard Hill
neighborhood. It is the location where commercial activity interfaces with residential living. It is
also the one place visitors to the neighborhood are likely to stop, with a convenient store, a
carpet store across the street, Olympia Cycle to the south and other mostly commercial activities
further west.
Some of the activity at the 40th and Hamilton Streets commercial node is not desirable. The
convenience store provides basic groceries, gas and alcohol generating much traffic, sometime
late into the evening. Loitering has been a problem and small crowds have formed at times, often
leaving behind trash and an unwelcoming atmosphere.
11
Parks/Natural Features
The Orchard Hill neighborhood has several notable natural features, the most prominent of
which is, not surprisingly, the fact that the neighborhood is on a hill. The highest point in the
neighborhood is approximately 1,250 feet above sea level and is located approximately one-half
block east of 40th Street on Hamilton. At this elevation, Orchard Hill is also one of the highest
neighborhoods in the City. From this highest point, the "neighborhood descends in three
directions, most rapidly to the east. From Hamilton to around Franklin Street it maintains a high
elevation then slowly descends to the north. Along Hamilton, west of 40th Street the elevation
descends slowly, as far north as Charles Street, then begins to more rapidly descend to the north.
The area west of 40th Street is the location of another significant natural feature of the
neighborhood. A small forested area populated with tall, mature Cottonwood and Silver Poplars
trees as well as a mixed variety of Elm, Maple, Catalpa, Ironwood and Cedar trees occupies the
land primarily north of Seward/Franklin Streets. The area is interspersed with open space and
several houses are located in isolated locations within the area. An industrial parcel is located at
the western end of the neighborhood between Decatur and Parker Streets along with several
houses west of 40th Street. Located at the southwest corner of Franklin Street and 40th Streets
City Sprouts community garden, as mentioned in the previous section on nodes.
John Creighton Boulevard runs north and south through the eastern part of the neighborhood.
The Boulevard is part of the City's Historic Park and Boulevard System and has a very large
' right-of way as it enters the neighborhood from the south. It connects Adams Park to the north of
Orchard Hill to Bemis/Mercer Parks and the Walnut Hill Reservoir to its south.
GOAL DEVELOPMENT AND IMPLEMENTATION
The School of Public Administration facilitated the Goal Development and Visioning portion of
the redevelopment plan process. On October 8, 2002, the Orchard Hill Neighborhood
Association developed the following Vision Statement, Issues, Goals and Actions:
Vision
The Orchard Hill Vision is to be a neighborhood that is safe and welcoming for all its residents.
We envision a dynamic neighborhood comprised of affordable and well-maintained housing that
highlights the historical character of the area, abundant green space, and a sustainable
commercial district.
Housing and Community Development
Issues:
1) Residents in Orchard Hill Neighborhood should share a common sense of community.
2) Commercial development, an anchor for many neighborhoods, should be encouraged in
Orchard Hill.
3) Housing, an important part of stable neighborhoods, should be developed to meet the
needs of existing and future households in Orchard Hill.
12
Problems/Concerns:
1) Not enough representation at/communication about neighborhood activities among and
within Orchard Hill neighborhood groups (residents, business property owners, and
tenants).
2) Not enough partnerships among Orchard Hill neighborhood groups, especially with
business owners.
3) Desire for consistency in design of infill housing; need for a `Standard Look' within
Orchard Hill.
4) Lack of enough non-profit developers to build affordable housing.
5) Not enough homeownership opportunities; would like fewer rental units in proportion to
owner-occupied single family dwellings.
•
Goals,Actions:
1) Goal: Increase participation at neighborhood meetings; perhaps, center meetings on
events or monthly accomplishments of the association.
a. Action: Increase communication methods to neighborhood groups within Orchard
Hill.
2) Goal: Form a partnership with Military Ave. Business Association for the purpose of
better coverage of the area along Military Ave. and the former railroad line.
a. Action: Invite business owners to the association meetings; perhaps, have the
meetings at the places of business.
3) Goal: Encourage the City of Omaha to revitalize existing commercial structures along
Hamilton as part of the work toward an Orchard Hill Neighborhood Redevelopment Plan
a. Action: Establish a Business Improvement District for the commercial district.
Goal: Encourage builders to construct new housing that utilizes existing lots and
compliments the area's existing historical architecture.
Goal: Facilitate the rehabilitation and reconstruction of existing housing units, thus
upgrading and improving the neighborhood's housing stock.
4) Goal: Work with interested landlords to use creative financing options to sell housing
units to renters
b. Action: Canvas the neighborhood for interested participants—renters who want
to be homeowners, landlords who want to sell; Perhaps, educate landlords about
programs to rehab properties, if they do not want to sell.
c. Action: Refer potential homeowners to Family Housing Advisory Services.
Public Goods and Services
Issue:
1) The natural environment of Orchard Hill should be enhanced and maintained. •
Problems:
1) Lead soil contamination.
2) Not enough green spaces throughout the neighborhood.
13
3) Too many healthy trees are sacrificed in redevelopment efforts.
Goals, Actions:
1) Goal: Work with the City of Omaha and other public entities to address soil
contamination by lead-based products in areas.
a. Action: Orchard Hill is a part of the Superfund Site.
2) Goal: Foster the development and maintenance of green spaces throughout the
neighborhood.
a. Acton: Work with the City of Omaha to add amenities to the right-of way areas
between Charles and Hamilton streets on the east and west sides of John A.
Creighton Boulevard.
3) Goal: Discourage the removal of healthy trees in redevelopment efforts.
Public Safety
Issue:
1) The Orchard Hill Neighborhood should be safe to all residents.
Problems:
1) There is not an organized effort to monitor the various activities within the neighborhood
and there is general feeling that the neighborhood is not safe; not enough Police presence
2) The neighborhood is not kept clean of trash and debris; properties are not maintained,
vacant lots are not kept clean.
Goals,Actions:
1) Goal: Improve the safety of the neighborhood.
a. Action: Form a citizen patrol within the Association to actively monitor the
neighborhood.
b. Action: Strengthen ties with the Omaha Police Department.
2) Goal: Develop cooperative initiatives with city agencies to improve code enforcement,
especially where there will be payoffs in reduced crime.
DEVELOPMENT PLAN
Orchard Hill is a residential neighborhood in which the condition of the housing stock is mostly
good. It suffers from the adverse effects of a number of vacant residential lots and undeveloped
land. Many of the vacant lots were once the sites of houses that were demolished while other
sites were never developed. In either case, they provide an opportunity to provide additional
units of affordable, owner-occupied, single-family housing to the residents of Omaha and new
housing will help to maintain the stability of one of the city's great older neighborhoods.
Map 4 has identified the areas proposed for redevelopment activity in the form of housing
construction. Upon completion, the Orchard Hill Neighborhood will have approximately fifteen
14
•
new homes to fill in the destabilizing gaps in existing housing, and provide affordable housing
for fifteen low and moderate-income families.
Property Acquisition
The City of Omaha proposes to acquire vacant residential land in the Orchard Hill Neighborhood
Redevelopment Area. The City of Omaha will have the property appraised and will offer just
compensation to the property owners. Every reasonable attempt will be made to acquire the
property through negotiated agreement between the property owner and the City. In the event
that the City is unable to negotiate the purchase, the Redevelopment Plan authorizes the use of
the eminent domain process to assist in the acquisition of the property necessary to implement
the plan (See Map 4).
Development Budget
As a result of a request for proposals process, the City of Omaha selected the development team
of Holy Name Housing Corporation (HNHC) and the Augustana Cornerstone Foundation (ACF).
The HNHC/ACF partnership will market, construct and sell a projected fifteen single-family
detached houses over a three to four year period. The estimated cost to implement the Orchard
Hill Neighborhood Redevelopment Plan is $1.9 million. The largest portion of this amount is for
construction financing and permanent financing for new residential units. The cost of the new
housing is estimated at $675,000 from City Home Investment Partnerships (HOME) program
funds, and $1.1 million from private funds. The cost for property acquisition and site preparation
is projected at$50,000 and will be paid from the Community Development Block Grant funds.
The City of Omaha will acquire lots and convey the property at no cost to the developer. The
City of Omaha will provide Home Investment Partnerships to the developer for part of the
construction financing and deferred payment second mortgages to,homebuyers.
Table 4
Development Budget
Use of Funds* Source of Funds* Amount
Acquisition, Site Preparation CDBG $50,000
Single Family Housing Construction and
Homebuyer Mortgage Financing HOME $675,000
Private Funds $1,150,000
Total $1,875,000
. Sources and uses of funds are estimates and may be revised pending the final design and the
cost of improvements.
15
•
Map 4 identifies the parcels that will be acquired and developed into single-family homes for
owner-occupants.
Future Land Use
The redevelopment activity proposed by the Orchard Hill Redevelopment Plan strengthens the
existing land use pattern. All of the sites proposed for the new housing are residential lots. The
existing residential zoning is appropriate for the proposed housing.
Consistency with the Master Plan
The Concept Element of the City Master Plan identifies broad goals that serve as the foundation
for future growth, development and revitalization of the City. One such goal identifies the need
to, "Create healthy and diverse neighborhoods throughout the city". This, and other goals,
combined with strategies and objectives provide clear guidance for how the city should address
issues and problems faced by older neighborhoods like Orchard Hill. According to the Master
Plan "The City will encourage the development of infill housing which makes use of vacant and
existing under-utilized central city infrastructure" and "Incentives for inner-city development
will be provided". The Orchard Hill Neighborhood Redevelopment Plan proposes activities that
utilize the specific guidance provided in the Master Plan to partially achieve one of the seven
broad goals of the City Master Plan.
A major thrust of the Orchard Hill Neighborhood Redevelopment Plan is to create additional
affordable housing opportunities for low- and moderate-income households in the city. The City
Master Plan provides direct support and guidance for this activity when it states "It is important
. that choices and opportunities are available for Omahans to find affordable housing throughout
the city."
•
16
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C-25A CITY OF OMAHA
LEGISLATIVE CHAMBER
Omaha,Nebraska
RESOLVED BY THE CITY COUNCIL OF THE CITY OF OMAHA:
WHEREAS, the primary objectives of the City of Omaha's Master Plan and
Community Development Program are to encourage additional investment and development
within inner-city neighborhoods; and to eliminate conditions which are detrimental to public
health, safety and welfare, by developing underutilized property within these neighborhoods;
and,
WHEREAS, the Orchard Hill Neighborhood Redevelopment Plan is a 121-acre
area bounded by Blondo Street on the north, 36th Street on the east, Hamilton Street on the south
and an industrial tract and abandoned railroad line on the west. The Orchard Hill redevelopment
site is located within an area declared "blighted and substandard and in need of redevelopment"
by the City Council on June 2, 1992; and,
WHEREAS, the Planning Department has prepared the Orchard Hill
Neighborhood Redevelopment Plan which calls for the acquisition of vacant land upon which to
construct approximately fifteen single-family homes affordable to low-income households; and
WHEREAS, Nebraska State Statute 18-2108 requires that the City of Omaha
adopt a redevelopment plan before taking an active part in a redevelopment project; and,
WHEREAS, the Orchard Hill Neighborhood Redevelopment Plan was approved
by the Omaha Planning Board on January 8, 2002.
•
By
Councilmember
Adopted
City Clerk
Approved
Mayor
C-25A CITY OF OMAHA
LEGISLATIVE CHAMBER
Omaha,Nebraska
PAGE TWO
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF OMAHA:
THAT, the attached Orchard Hill Neighborhood Redevelopment Plan, prepared
by the Omaha City Planning Department, be and hereby is approved as the Redevelopment Plan
for the redevelopment area bounded by Blondo Street on the north, the 36th Street on the east,
Hamilton Street on the south and an industrial tract and abandoned railroad line on the west.
Funds shall be payable from Community Development Block Grant 12186, Organization
129134; and HOME Investment Partnerships Program funds 12179, Organization 128035.
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lii "NOTICE TO PUBLIC PROOF OF PUBLICATION
NOTICE OF PUBLIC HEARING
• ON THE ORCHARD HILL • .
-. NEIGHBORHOOD
REDEVELOPMENT PLAN
•
{{{ • ticT Is hereby ch that AFFIDAVIT
the Omaha City Council has
11 set Tuesday, Marchgg 18,
the
date o0pu3 at chardrinH on
ill
RedeNe
gop eet r h.o o d State of Nebraska, County of Douglas, ss:
tThe Orchard Hill
N eighborhood
Redevelopment Plan is
approximately121 acres Michelle Revis
bounded byBlondo Street being duly sworn,deposes and says
the the rtHamilton rStreet
on the south and an that he is an employee of The Omaha World-Herald, a legal daily newspaper
Iindustrial tract and
abandoned railroad line on
the west. n printed and published in the county of Douglas and State of Nebraska, and of
4
Redevelopment Plan Is
located within an area
declared blighted and I general circulation in the Counties of Douglas and Sarpy and State of Nebraska,
substandard and in need of
redevelopment by the City d that )e attached printed notice was published in the said newspaper on the
Council on June 2,1992. I c:.5/
The Orchard Hill '2/74. .. . .(40.dayof
Neighborhood � March. .ck.. .��- :ll.Ck►: A.D.,20.03.,
Redevelopment Plan
- - -- ----�, proposes the construction - and that said newspaper is a legal newspaper under the statues of the State of
of approximately 15
single-familyunt lots within homes on Nebraska. The above facts are within my personal knowledge. The Omaha
sgfa vacant
the Orchard Hill i
neighborhood.The city will
acquire the vacant lots and World-Herald has an average circulation of . . .1.g6.l 1.1. . . . daily, . . 238 701
• prepare them for e
construction by Augustana
Cornerstone Foundation Sunday,in 20.03.
and Holy Name Housing
Corporation. The plan
authorizes the use of the
eminent domain process as -------)
may be required to assist
in the assemblage of land _ ; % Advertising
In the redevelopment area. (Signed) he.i..j...�.t... . .Title-
The plan proposes $50,000
in Community
Development Block Grant
fundsand i
HOME
E Investment
Partnerships Program
funds. The remaining $1.2 Subscribed in my presence and sworn to before me this . .
million will come from ,
private donations In the day of March. .20. .. . 03
form of construction loans
and mortgages. The total
project cost is estimated to •
be $1,900,000. A copy of
said plan Is available for
, public Inspection in the
City Clerk's Office.
• Public Hearing l held. � )7)7‘.
before the City Council of `/
the City iofv Omaha,in the
Legislative Chambers, a}-1,61 .,
Omaha/Douglas Civic
Center,1819 Farnam Street,
Omaha,Nebraska. Notary Public
Buster Brown
City Clerk
ALL REQUESTS FOR SIGN • ' GENERAL NOTARY-State of Nebraska
1 LANGUAGE INTERPRETERS --- $
(SIGNERS)
OF 48 REQUIREO APrinter's Fee =
DEBRA L. MARCO
ALTERNpATIVE FORMATNOTICE. S Affidavit �"lff' ' My Comm.Exp. Sept.13,2003
UESTS
WILL ARE N
EEDED
72 HOL MINIMUM
MUM Paid by .
ADVANCE NOTICE. '
' PLEASE NOTIFY TAMMY
I BIODROWSKI-444-5553,IF • 313-G8-007
ARRANGEMENTS NEED
TO BE MADE
•
"NOTICE TO PUBLIC"
THE DAILY RECORD
NOTICE OF PUBLIC HEARINGARINGON THE
ORCHARD HILL NEIGHBORHOOD OF OMAHA
REDEVELOPMENT PLAN
Notice is hereby given that the Omaha
City Council has set Tuesday, March 18, RONALD A. HENNINGSEN, Publisher
2003 ar 2:00 p.m. as thedate of public PROOF OF PUBLICATION
hearing on the Orchard Hill Neighborhood�
Redevelopment Plan. -
The Orchard Hill Neighborhood UNITED STATES OF AMERICA
Redevelopment Plan is approximately 121 +
acres bounded by Blondo Street on the The State ofNebraska,
north, 36th Street on the east, Hamilton District of Nebraska, ss.
Street on the south and an industrial tract County of Douglas
and abandoned railroad line on the west. City ofOmaha,
The Redevelopment Plan is located within an
area declared blighted and substandard and
in need of redevelopment by the City JOHN P. EGLSAER
Council on June 2,1992.
The Orchard Hill Neighborhood. being duly sworn,deposes and says that he is
Redevelopment Plan proposes the
construction of approximately 15 single--
family homes on currently vacant lots within _ ADVERTISING MANAGER
the Orchard Hill neighborhood. The city will
acquire tion cant lots and prepare them for of THE DAILY RECORD,of Omaha,a legal newspaper,
construction by Augustana Cornerstone gaprinted and
Foundation and Holy Name Housings published daily in the English language, having a bona fide paid
Corporation. The plan authorizes the use of, circulation in Douglas County In excess of 300 copies, printed in
the eminent domain process as may be Omaha,in said Countyof
required to assist in the assemblage of land' Douglas,for more than fifty-two weeks last
in the redevelopment area. - past; that the printed notice hereto attached was published in THE
The plan proposes $50,000 in Community'
Development Block Grant funds and DAILY RECORD,of Omaha,on
$675,000 in HOME Investment Partnerships
Program funds. The remaining $1.2 million • February 27 and
will come from private donations in the form
of construction loans and mortgages. The Mar ch 6 , 2 0 0 3
total project cost is estimated to be
$1,900,000. A copy of said plan is available
for public inspection in the City Clerk's Office.
Public Hearing will be held before the City
Council of the City of Omaha, in the Legislative Chambers, Omaha/Douglas Civic That said Newspaper during that time was regularly published and
Center, 1819 Farnam Street, Omaha, i i ' ' eral circulation in the County of Douglas, and State of 1
Nebraska. v.
BUSTER BROWN,
City Clerk P ,,..• v �tll 5 6 . 3 9dr
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