RES 1999-2734 - Long School Neighborhood redevelopment planr 1
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olaMIA,,y4� Planning Department
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Cityof O M A:i' ,A ', ' Y 4 A S 4`.1;�, Robert C.Peters
Omaha September 28, 1999 Acting Director
Hal Daub,Mayor
Honorable President
and Members of the City Council,
The attached proposed resolution approves the Long School Neighborhood Redevelopment Plan for
the area bounded by Hamilton Street, 24th Street, Lake Street, and the North Freeway. The
approximately 100 acre Redevelopment Area is within a portion of the city that was declared
blighted and substandard by the Omaha City Council on June 2, 1992.
The Long School Neighborhood Redevelopment Plan is a collaboration between the City of Omaha
and the Long School Neighborhood Association to develop infill housing and improve the
commercial climate in the neighborhood. Approximately 100 single-family infill housing units will
be constructed west of 25th Street in phases beginning at Franklin Street and continuing north to the
north side of Burdette Street. One of two commercial areas proposed by the Plan is the three block
area south of Franklin Street to Hamilton,between 24th and 25th Streets. The other commercial area
is located from 24th Street to 25th Street, from Lake Street to Lizzie Robinson Avenue. The
Redevelopment Plan Authorizes the use of the eminent domain process to assist in the acquisition
of deteriorated residential and commercial structures and approximately 100,vacant lots.
The project is expected to generate $27 million in public and private investment. Over a period of
five to seven years the City of Omaha will contribute approximately $5 million in Community
Development Block Grant funds for acquisition, relocation, site preparation and public
improvements. Additional Community Development Block Grant funds in combination with
available local and State funds will be used for construction financing and deferred payment second
mortgage financing. Sewer separation for a portion of the neighborhood will take place in 2003 with
$850,000 in Sewer Revenue Improvement funds. Street rehabilitation from the Residential Street
Rehabilitation Account will take place upon completion of each phase of the single-family infill
housing at a cost of$300,000.
The City Planning Board recommended approval of the Long School Neighborhood Redevelopment
Plan at its meeting on September 1, 1999.
Honorable President
and Members of the City Council
Page 2
Your favorable consideration of this Resolution is requested.
Sincerely,
i• 7 • A---{---714 679e
Robert C. Peters Date Mayor's Office/Title Date
Acting Planning Director
Approved as to Funding: Approved:
'73.2,v,c,_ 047 T\l‘ 4"./1/`
ouis A. D'Ercole Date Don W. Elliott, P. E. Date
Finance Director
PUBLICATION OF PUBLIC HEARING: September 30, 1999 and October 7, 1999
PUBLIC HEARING: October 19, 1999
P:\PLN3\7600.MAF
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Long School
Neighborhood
Redevelopment Plan
Omaha Planning Department
a� P,.me« 1999
O
Preface
Planning is a form of decision making—something we do all the time. The reason we plan is to
influence or have some control over the future. Neighborhood planning is a form of group
decision making by which residents decide what they want for their neighborhood, how to
accomplish what they want, then act on their decisions. This requires giving special attention to
assure everyone has the opportunity to contribute during the entire decision making or planning
process. The process encourages people to air and sort out their disagreements, but it is the areas
of agreement or acceptance that form the basis of action. When the process is effective: 1)
participants are willing to act, 2) actions are based on what the neighborhood decided, and 3)
individuals have the support of the neighborhood in the actions they take for the group.
The involvement of the neighborhood residents is critical to the success of any neighborhood
planning effort. No one knows a neighborhood better than its residents. They must deal with the
problems everyday, they know when and where the problems occur and they have ideas of how to
solve them. In addition to this knowledge, residents are in the neighborhood to take action.
Problems Associated with Neighborhood Planning.
Group decision making brings with it a few problems. People do not always start in the same
place in their understanding of a neighborhood. Some think they already know what the problems
are and how to solve them, and they might--others are not as certain. The planning process
attempts to focus discussion so that everyone talks about the same things at the same time, and
pace discussion so that everyone understands the decisions. This may require some participants to
be patient, but throughout the process everyone has the opportunity to explain what they believe
and why.
Along with patience, participants should be flexible in what they expect to get out of the
neighborhood planning effort. Though no one should act on something they do not understand or
believe in, people should be flexible and appreciate the value of working together enough to act on
other peoples ideas.
Areas of Agreement
Several areas of general agreement are useful for the neighborhood planning effort to be effective.
The first is agreeing on the way the neighborhood is now, or the existing conditions. There should
also be some agreement about what the residents would like their neighborhood to be like. Finally,
the residents should agree on the actions the group has decided to take. Patience, flexibility, and
the value of working together are qualities Long School has understood since the organization was
formed in mid seventies. These qualities, along with knowledge of and commitment to the
neighborhood were evident during the neighborhood planning workshops held in March and June
of 1999. The goal of the neighborhood planning process is these qualities to make the
neighborhood a safe and prosperous place to live and work in a way that is sustainable for future
generations.
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Table of Contents
I. Introduction 1
II. Inventory
History 3
Land use 7
Population and Housing 7
Special Features 9
Interrelationship of adjacent
land uses 11
Zoning 11
Summary of neighborhood survey 12
III. Neighborhood Planning Workshops 14
IV. Goal Development and Implementation
Goal Development 15
Development Plan 18
V. Consistency with Comprehensive
plan elements 24
MAP 1 Existing Land Use 25
Map 2 Zoning 26
Map 3 Future Development 27
Map 4 Infill Housing Phase I- Current Conditions 28
Map 5 Infill Housing Phase I - Development Activity 29
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I. Introduction
• The focus of this plan is a neighborhood served by an organization called the Long School
neighborhood association. The boundaries of the neighborhood are the west side of 24th Street on
the east, the North Freeway on the west, Hamilton Street on the south, and Lake Street on-the
north. (See Map 1)
This document describes the neighborhood, the decisions and activities of and by the Long School
neighborhood association, and the process the Planning Department helped to facilitate. Its
purpose is to guide the actions that have been decided upon and to serve as a point of reference for
future decision making for the residents of Long School and for the Planning Department.
The level of decline in Long School,once a healthy residential and thriving commercial
neighborhood, is severe. In part, because each major problem contributes significantly to other
problems. Pervasive crime discourages investment resulting in the worsening of physical
conditions. Potential Long School residents see the level of physical and social decline and seek
housing elsewhere. Current residents experience the same problems and some decide to leave the
neighborhood. The resulting additional vacant lots and houses provide more cover for crime; as
more people leave, disinvestment continues and crime increases.
Some of the commercial areas in the Long School neighborhood are in worse physical and
economic condition than are the residential areas. Along 24th Street,particularly south of Burdette
Street, vacant commercial lots and buildings dominate almost every block face. Few businesses in
this part of the neighborhood appear to be viable. North of Burdette to Lake Street business
activity appears to be somewhat stronger. The 24th and Lake Street intersection is the heart of the
original North Omaha commercial district of which Long School occupies the southwest quadrant.
Several structures remain from the area's most prosperous era. They house organizations
including: the Omaha Star,the Omaha Economic Development Corporation, and Job Training of
Omaha. Other store fronts appear to have stable businesses,in large part due to the Business and
Technology Center, a city sponsored business incubator at the northeast corner of 24th and Lake
Streets. In spite of the presence of these important businesses/organizations, the 24th and Lake
Street area is not a thriving business district.
The Long School Neighborhood Redevelopment Plan proposes to break the cycle of decline by
necessarily addressing the neighborhood problems simultaneously. Over a period of five to seven
years, some 100 new housing units will attract new residents while crime elimination activities will
promote safety and encourage investment and physical improvements. An influx of new residents
will decrease the number vacant lots and houses, making the atmosphere in Long School much less
conducive to criminal activity.
Improvements to the commercial environment are also proposed in the Long School Neighborhood
Redevelopment Plan. The redevelopment of the former Logan Fontenelle public housing
development into commercial and light industrial on the east side of 24th Street between Charles
and Clark Streets will be completed in the year 2001. This may afford an opportunity for a portion
Long School to develop in a way that mirrors the Logan Fontenelle development. A mix of
business, residential and civic development will be encouraged along 24th Street, while west on
Lake Street commercial development will be encouraged.
Regarding the implementation of the Long School Neighborhood Redevelopment Plan, two factors
are worthy of consideration. First, the problems of crime and poor economic and physical
conditions work together to amplify their impact on the neighborhood in the Long School
neighborhood. Therefore, the success of the Long School Neighborhood Redevelopment Plan
depends as much on addressing the neighborhood's serious problems concurrently as it does the
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nature of the specific intervention taken to address those problems. Second, the Long School
Neighborhood Redevelopment Plan substantially advances the development of a portion of the
North 24th Street area that is a critical increment of a larger redevelopment strategy. The nearly
one mile length of the neighborhood fills a gap between several major City sponsored
redevelopment efforts including: Kellom Heights Shopping Center and multi-family
developments,the Logan Fontenelle residential and commercial developments, Conestoga Place
subdivision, the many phases of Grace Plaza multi-family development,the Kountze Parlc/Sacred
Heart infill housing project and the rehabilitation of commercial and social service structures in the
24th and Lake Street area. At some point, a collaborative,sustained redevelopment effort will
generate its own energy.
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II. Inventory
• A. History
Introduction
Throughout its history, North Omaha has been an area defined by change. When, by whom, and
where development occurred helped determine the character of North Omaha,and influenced the
neighborhoods from which the area grew. Understanding a neighborhood's history, and the
context in which it took place,provides insight into its present state and provides a point of
reference for future changes in the neighborhood. The following, gathered from history written by
the Planning Department and neighborhood residents,provides some context from which the Long
School neighborhood association emerged.
Early Development of Long School
About two-thirds of what is now Long School was platted for residential development in 1869
with Shinn's 1st Addition and Parker's Addition. In 1882 Patrick's Addition was platted. The
first subdivisions platted in Long School neighborhood had 60 foot wide lots which indicate that
the area was originally laid out for homes of middle and working class residents. Much of the
residential construction occurred in the 1880's, when the city's population increased threefold.
Long Elementary School, the neighborhoods namesake, was constructed at 2520 Franklin Street in
1893 and is indicative of how well developed the southern portion of the neighborhood was at that
time.
Long School itself is named after Eben K. Long, who moved to Omaha in his late twenties from
Ohio in 1858. Employed by the Union Pacific Railroad, Eben Long would be elected to the
School Board for two terms, was a mason and a judge. He died in 1913.
The expansion of the public transportation system and the paving of streets affected the timing and
nature of North Omaha's development. The arrival of street cars allowed people to live further
from their jobs, giving way to Omaha's first suburbs. By 1891 street cars served the Long School
area well, entering from the southeast along 24th Street to Lake Street and continuing north to
Ames Avenue. An east-west streetcar line intersected the 24th Street line at Lake Street making its
way north and west to 30th Street. In addition to lines running along the eastern and northern
boundary of the neighborhood, two lines served the interior of the neighborhood along 25th and
26th Streets until the late 1890's.
During the latter part of the nineteenth century both North and South Omaha provided a place for
foreign born immigrants to establish their presence in America. Although North Omaha attracted
significant numbers of immigrants from several ethnic groups, it did not take on the ethnically
diverse character of South Omaha. The type of early industry in North Omaha attracted a more
skilled, higher paid and therefore more mobile work force. Once able, workers often chose to
establish residence further from their jobs, often to western suburbs of the city.
Industry in North Omaha provided jobs which promoted much of the residential development in
the area. The Storz Brewery was a manufacturing presence that began in 1865 and lasted until
1960 with the closing of the landmark at 16th and Grace Streets. North Omaha industries that also
likely provided jobs to Long School residents weregrain millingand storage, bakeries,
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brickmaking, and lumber yards .
The presence of the Irish, German, Swedish,Jewish, and Danish immigrants in North Omaha is
well documented during the latter part of the nineteenth century. The presence of a particular ethnic
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population to a specific area can be identified by the establishment of a church to serve that group.
One such group, a German congregation,erected the German Immanuel Baptist Church at 26th
and Seward Streets in 1888. A year earlier St. Paul's German-English Lutheran was established
nearby at 28th and Parker Streets but later was destroyed by the 1913 tornado.
Three Scandinavian churches formed in what would be the Long School neighborhood before and
around the turn of the century. The First Danish Baptist at 2511 Decatur in 1888,was followed by
the nearby Norwegian-Danish Methodist and the Norwegian-Danish Evangelical Lutheran at 26th
and Hamilton Streets as around the turn of the century. The Pella Lutheran Church also settled in
the neighborhood in the mid-1880's,but was also destroyed by the 1913 tornado.
The depression of the 1890's slowed residential construction in the Long School area as it had to
the rest of the city. Residential construction resumed following the depression and the rest of the
neighborhood was filled in by 1910. Some have suggested the Trans-Mississippi Exposition, held
in North Omaha in 1898, foretold the end of the depression for North Omaha and the city.
Prior to the 1880's most immigrants to Omaha were from Northern and Western European
countries. During the 1880's the number of immigrants from Italy, the Austro-Hungarian Empires
and Eastern Europe doubled, while the number of Irish,Germans, and Scandinavians dropped off
considerably. Among the new immigrants that would eventually impact the Long School
neighborhood were Eastern European Jews who initially settled downtown between 9th and 13th
Street, and Harney and Leavenworth Streets. Many of the new Jewish immigrants had a more
orthodox religious outlook than had previous Jewish immigrants.
By 1900 the Jewish population began to shift northward to what would become the Long School
neighborhood. Various and numerous Jewish businesses established a strong commercial
presence in the neighborhood, particularly along 24th Street: Louis Gottstein, grocer, at 1302
North 24th; Kohn and Rosencranz, grocer, at 2124 North 26th; Max Fogel, meats, at 1204 North
24th; Sam Spiegal,junk dealer, at 1205-09 North 24th, and Louis Pinkowitz,blacksmith, at 1314
North 24th.
Greater orthodoxy on the part of the more recent Jewish immigrants meant that they would choose
to live closer, within walking distance, to their houses of worship and would in general have a
greater institutional presence in the neighborhoods in which they lived. Among those in or near the
Long School neighborhood were: the Jewish Old People's Home opened in 1917 at 2504 Charles;
B'nai Jacob Anshe Sholem(later B'nai Jacob-Adas Yeshuron), at 24th and Nicholas; a working
mans club at 2203 Clark Street; and in 1922 the Beth Hamedrosh Adas Jeshuran synagogue at
1521 North 25th Street(now the Tabernacle Church of Christ Holiness). The presence of Jewish
residents in North Omaha remained significant into the 1930's with Kellom and Lake elementary
schools having 20 percent Jewish enrollment and Long School with 10 percent Jewish enrollment.
Easter 1913
The Easter of 1913 holds significance for Omaha, and in particular for the Long School
neighborhood. At 6:00 in the evening a tornado struck the city leaving a path of death and
destruction from 55th and Center Street to 14th and Spencer Streets. The most devastating damage
of the storm was in the vacinity of 24th and Lake Street where 60 of the city's 140 storm fatalities
were located. The destruction of property was massive in what today is known as the Long
School neighborhood which had a path of destruction of nearly three quarters of a mile long in
which several businesses and churches as well as many homes were destroyed.
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Following World War I
The period leading up to and following World War I is one more of people than physical
development. The role of African Americans begins to dominate the history of North Omaha
during the 1910's, though their history and influence in Omaha and North Omaha began decades
earlier.
African Americans were a part of the general westward movement during the 1850's, which is
when their presence in Omaha was first recorded. Although racial segregation was not well
established in Omaha before World War I and black people lived in most parts of the city, North
Omaha had already established itself as the home of many of the city's African-American residents.
Omaha's African-American population doubled to over 10,000 people from 1910 to 1920. Racial
tensions increased during this decade in Omaha, as it had across the nation. In 1919, the hostility
and racism focused on a black man, Will Brown, who was accused of and arrested for allegedly
assaulting a white woman. This was one in a series of arrests of black people accused of attacking
white people which made front page news in two local papers. The subsequent releases of the
innocent men did not receive the same front page treatment.
On September 28, 1919,Will Brown was removed from the Douglas County jail by a mob of
6,000 people and was lynched. General Leonard Wood, Commander of Fort Omaha, was called
in to enforce Martial Law. The following investigation of the riot by Wood raised the suspicion
that it was an attempt to exploit racial tensions to destabilize the current municipal administration.
The tactic was orchestrated by a criminal element within the local political machine which had lost a
recent election. The tactic was apparently successful as the machine regained power during the
next election.
The events of that turbulent decade foretold or altered the landscape of race relations in Omaha.
Racial segregation generally restricted African Americans to living in an area bounded by 20th to
33rd Streets, and Cuming to Spencer Streets. The red line of segregation surrounding the entire
Long School neighborhood was an established reality until the 1950's.
In spite of racial segregation,the period between the wars was in some ways positive for the black
community. Black owned businesses and professionals prospered along the 24th Street
commercial district,north of Patrick Street and centering on Lake Street. Businesses including
Johnson's' Drug, Coltons Fry Goods, Louis Funeral Home were located in what is now the
Omaha Star newspaper, itself of importance historically and as a media outlet. Other businesses
located in Long School were Davis' Snackshop, Sunset Cap, Huey Cab, Ritz Cab, several fish
markets, three bakeries, the Slaughter Bar-B-que, and one of the oldest cafes in the area the Ideal
Cafe; which is still doing business along 24th Street. Three theaters were located in Long School,
the Alhambre, Franklin, and Diamond; as well service oriented businesses such as Taylors Shoe
Repair, with Davis' realty upstairs, and Holmes Cleaners. Physicians such as Dr. Anthony
Hawkins, Dr. Herbert Wiggins, and Dr. G. B. Lennox; and attorneys such as Ray Williams,
Jessie Hutten,Harrison Pickett, William Bryant and Ralph Adams had thriving practices in the
Long School neighborhood.
The many social and civic clubs that formed before World War I played a greater role following the
war. Two national organizations that were important in North Omaha were the National
Association for the Advancement of Colored People (NAACP), and the National League on Urban
Conditions, now known as the Urban League. The NAACP put much of its effort towards
protecting the civil liberties of black people through legal action while the Urban League had a
community service role initially. During the Great Depression, the Urban League changed its
focus to one of helping provide greater job opportunities and access to public facilities for black
people.
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The most important institution to the black community was the church, and its presence grew in
North Omaha during the 1910's and 1920's. The growth occurred not only because of the
increased number of worshipers, but also the style of worship sought. African American migrants
were use to the more informal,preacher oriented worship they had left in the South. New
churches formed, sometimes using store fronts to accommodate the growing population and its
spiritual needs. The effects of the growth in the number of African American churches in Omaha
can still be seen today in the Long School neighborhood with the presence of at least a dozen
churches or facilities that are supported by religious organizations.
Entertainment, particularly the music industry, was an important part of the black community and
North Omaha,both for its cultural and economic contributions. Clubs such as the Dreamland
Ballroom brought performers like Count Basie, Duke Ellington, and Louis Armstrong to Omaha.
The often integrated audiences also supported local musicians as well. The Towles Orchestra was
said to be one of the biggest businesses in the black community until the 1950's.
The practice of racial segregation slowly began to breakdown following World War II, though
racial discrimination in housing and other socio-economic arenas persisted within the city.
Civil Rights
The 1964 Civil Rights Act formed much of the legal basis from which some real progress was
made. The new law, and the atmosphere of progress,raised expectations of racial equality
throughout the country. Resistance to enforcement of the law and the persistence of racial
discrimination fueled the urban violence that characterized the 1960's. Rioting first erupted in
Omaha during the summer of 1966, then in the spring of 1968, and again in the summer of 1969.
The 24th Street business district never regained its previous vitality following the riots of the
1960's. The population and housing loss experienced in North Omaha from 1960 to 1980 was
tremendous. North Omaha's population fell to almost one-third its 1960 population during this
period. Approximately 2,500 housing units were removed between 1970 and 1980, to clear a path
for the North Freeway. Originally planned during the 1950's, the North Freeway,the western
boundary of Long School, extends from Dodge Street to Ames Avenue,between 27th and 28th
Streets.
Unfortunately, housing losses to make way for the North Freeway were not the only significant
housing losses that Long School, or North Omaha has experienced in the last two decades. From
1980 to 1990, Long School experienced a housing loss of over 30 percent. A loss of population
naturally occurred with 52 percent fewer people living in Long School during the same period.
This trend has continued into the nineties and is a large part of the reason a redevelopment of the
Long School neighborhood is needed.
Some the housing and population losses experienced in Long School were due to the construction
of Flannagan High School. While some 50 houses where acquired and neighborhood population
declined, the presence of then Flannagan High School and now the Boys and Girls Club inc., of
Omaha has been a stabilizing factor to the neighborhood and an important institution for Omaha.
Much thought has gone into ways of revitalizing the Long School neighborhood during the last
several decades. In 1974, the Community Development Act became a source of funds to finance
the plans that were developed. During the 1970s neighborhoods organized, one of which was
Long School, and focused on revitalizing their areas. As funding increased, the City used these
neighborhood organizations as the mechanism for getting housing rehabilitation funds to North and
South Omaha. Long School has received approximately $750,000 in CDBG funds for the repair
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or rehabilitation of more than 80 housing units. The impact of this investment can be clearly seen
on a house by house basis, and in several pockets of rehabilitation activity within the
neighborhood. While this activity may have slowed the decline of the neighborhood somewhat,
the conditions in and around the neighborhood of crime and disinvestment were not stopped.
B. Land Use
Of the approximately 100 acres in the Long School neighborhood,the most prevalent land use,
other than right of way, is civic use which makes up 24.8 percent of the Long School
neighborhood. (See Map 1) The two factors which explain this rather high proportion of civic use
are the large number of churches in the area and the Boys and Girls Clubs of Omaha in the
southwest corner of the neighborhood.Close to civic in proportion of the neighborhood is vacant
land which makes up 24.3 percent scattered throughout the neighborhood. Residential comprises
nearly 20 percent of the neighborhood while commercial and industrial uses comprise less than one
percent each most of which is located on or near 24th Street.
Land Use Acres Percent
Residential 19.6 19.5
Commercial 0.8 0.8
Industrial 0.3 0.3
Vacant Land 24.4 24.3
Civic 24.9 24.8
Right of Way 30.4 30 3
Total 100.4 100.0
C. Population and Housing
The 422 people living the Long School in 1990 represents a 52 percent decline in the population
from 1980 according to the corresponding censuses. Almost all of the residents in the
neighborhood are African Americans,comprising 95 percent of the of the total population. White
residents comprise four percent of the population while American Indian, Asian/Pacific Islanders
and people of Hispanic origin make up less than one percent of the population.
According to the 1980 census, sixteen percent of the neighborhood's population was 65 years old
or older, while fifteen percent of the people were under 18 years old. The population loss •
experienced during the 1980s resulted in increases in the proportions of older residents and a
decline in the proportion of child residents (<18 years of age).
Population
Long School Omaha
number of people in 1980 872 314,255
number of people in 1990 422 335,795
Percent change 1980-1990 -52% 7%
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Race* and Ethnicity:
White 4% 84%
African American 95% 13%
Am. Indian/Esk./Aleut. <1%• <1%
Asian Pacific Islanders <1% 1%
Other <1% 1%
Hispanic <1% 3%
*All references to race exclude people of Hispanic origin
Gender:
Female 57% 52%
Male 43% 48%
Age:
Under 18 years old
1980 15% 28%
1990 <1% 31%
65 years and older
1980 16% 12%
1990 23% 9%
Economic indicators from 1990 show signs of distress for many of the residents of Long School. . •
The unemployment rate for the area was 24 percent compared to 5 percent for Omaha. The median
family income of$13,947, is 68 percent of that for Omaha, and nearly 50 percent of the people
were below the poverty level,compared to thirteen percent for the city. The proportion of Long
School residents that meet low and moderate income guidelines, at 85 percent,is more than double
the proportion for the city.
Economic Factors
Jong School Omaha.
% of Persons in Poverty 49% 13%
Median Household Income $11,919 $26,927
Unemployment rate 24% 5%
Low/Mod Persons 85% 41%
There were a total of 229 housing units in Long School in 1990, a drop of 31 percent from the
previous decade. Of those 229 housing units, 178 were occupied resulting in a vacancy rate of 22
percent.Forty-two percent of the occupied units were owner occupied while 58 percent were
renter occupied. Worth noting is the fact that the present residential area in the Long School
neighborhood had nearly 700 housing units in 1970.
According to the 1990 Census, virtually all of the units in the Long School neighborhood were
single-family. The mean housing value in Long School is$21,003, less than one-third of the
mean housing value for the entire city.The Long School neighborhood was among the first to be
developed in the city and is therefore the housing stock in Long School is considerably older than
most of the housing in Omaha.
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Housing
Jong School . Omaha
Number of Units 1980 331 125,381
Number of Units 1990 229 143,842
Percent change 1980-1990 -31% 15%
Mean Value of owner-occ. $21,302 $63,451
Median Year Housing Built before 1940 1958
Tenure:
Renter 58% 41%
Owner 42% 59%
Percent Vacant • 22% 7%
Percent Single-Family 100% 63%
Condition o f Structures
A recent field survey of the neighborhood found that most of the housing in Long School is fair to
poor physical condition. Of the 179 residential structures, only six percent were rated good, 53
percent fair, and 41 percentawere rated poor.
Virtually all of the commercial structures in the Long School neighborhood are along North 24th
Street,unfortunately commercial structures are in even worse condition than residential structures.
None of the 23 commercial structures in the neighborhood is in good condition, 13 structures, or
57 percent are in fair condition, and 10 structures, or 44 percent of the structures are in poor
condition.
Residential:
Good Ea1L Poor Total .
Number of Structures 11 78 73 179
Percent of Structures 6% 53% 41% 100%
Commercial:
Good Eair, Poor Total
Number of Structures 0 13 10 23
Percent of Structures 0% 57% 44% 101%
D. Special Features
Edges and Seams
The boundary line of a neighborhood can constitute a seam that connects the neighborhood with
adjacent neighborhoods, or an edge that separates the neighborhood. The North Freeway, the '
neighborhoods western boundary, acts primarily as a barrier between Long School and the
Highlanders neighborhood association. Pedestrian and vehicular access to and from the west is
limited to Hamilton, Parker and Lake Streets, to the west. Hamilton Street, the neighborhoods
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southern boundary, is somewhat more difficult to categorize. The Girls Club Inc. facility,
formerly Father Flannagan High,extends all but one block of the southern boundary. Only the
eastern block provides easy access for residents to the Kellom Heights area to the south. The
boundaries that have the most seam like qualities are those associated with the intersection of 24th
and Lake Streets. The commercial and service activities that take place at or near the four corners
of the intersection provide the thread that stitches Long School to the neighborhood to the north.
Pathways/Entry
The primary north/south vehicular pathway is 24th Street. It extends the length of the Long School
neighborhood and runs along its east boundary. It also serves as a major transportation route for
Metro Area Transit route 24, which is the only bus line in or near the neighborhood.
Lake street along the north boundary of the neighborhood is also a major transportation
thoroughfare. Lake street also provides direct access to the North Freeway(Interstate 680) and on
to 30th Street, which is the next major street west of 24th Street. The southern boundary of the.
neighborhood is Hamilton Street which also provides access to the North Freeway and also to 30th
Street.
The western boundary of the neighborhood is the North Freeway which runs north and south
through north Omaha. The North Freeway is a direct route to downtown and to Interstate 80
farther south. It is also a connection north to the Sorensen Express way which provides access to
northwest Omaha, and to the Storz Express way which has direct access to Eppley Airport.
The internal street pattern of the neighborhood runs north/south and east/west in a traditional grid
pattern. The north/south streets are 24th Street through 27th Street. Twenty-forth Street is a four
lane major street and all others are two lane streets. Twenty-forth and Twenty-fifth Streets run the
full eleven block length of the neighborhood connecting Hamilton Street on the south and Lake
Street on the north. Twenty-sixth and Twenty-seventh streets run about eight blocks and end at
Franklin Street on the south where a large parcel of land is occupied by Boys and Girls Club, Inc.
Twenty-sixth Street extends north to Lake Street while 27th Street ends one block south of Lake
Street.
The east/west streets run the full three block width of the neighborhood. Only Hamilton, Parker,
and Lake Streets extend beyond the neighborhood to the west. They pass over the North Freeway
and connect with 30th Street. Overall, there are unimpeded internal circulation routes that offer the
neighborhood easy access to the major thoroughfares, 24th and 30th streets, while also limiting
disruptive through traffic.
A positive asset is the availability to major interstate access at two locations within the eleven block
length of the neighborhood. Both Hamilton and Lake Streets provide through routes for the
neighborhood and north/south entrances and exists for the North Freeway. The North Freeway
offers access to downtown, Eppley Airport, and Interstate 80.
Nodes
There are two major nodes within the Long School neighborhood. The more prominent node is
located at the intersection of 24th and Lake streets and the other is the Boys and Girls Club at 2606
Hamilton street. Nodes are gathering places for people and centers of activity such as retail trade,
service trade, office and commercial centers. The may also serve the neighborhood and the larger
community as schools, social and community centers, recreation centers, and transportation hubs.
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The more prominent node at 24th and Lake streets is a retail and commercial center for the
neighborhood. It is located in the northeast section of the neighborhood and is the intersection of
two major thoroughfares in north Omaha. This location provides automobile access to downtown
and the North Freeway, and is served by Public Transit Route#24. Services are provided to the
neighborhood and surrounding community at the Blue Lion Center, located on the southeast corner
of the intersection and at Family Housing Advisory Services located on the northwest corner along
Lake street.
In addition, the Business and Technology Center, located on the northeast corner, is an innovative
small business development center that provides assistance,office space, and shared services to
small start-up businesses. It has also renovated some office space in several previously vacant
street front buildings on the northwest corner of the intersection along 24th street. The southwest
corner of the intersection is the location of retail businesses. Along 24th street just south of the
intersection are commercial enterprises including the North Omaha Star newspaper and the North
Omaha Development Corporation.
The Boys and Girls Club Inc., located on the southwest edge of the neighborhood serves as a
community center type of facility and provides recreational,educational, and social activities. The
center was previously a junior high school and is a very modern facility. It serves as an anchor to
the neighborhood with its well maintained facility and grounds, and it may provide a base around
which further commercial and residential development can be sustained.
Historic and Architectural Landmarks
The Long School neighborhood contains a portion of the 24th and Lake Streets Landmarks
Heritage District as identified by the Planning Department document Patterns on the Landscape:
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Heritage Conservation in North Omaha. In addition, that document identifies several areas of
potential landmark quality and individual structures of landmark quality. The Cleaves Temple
C.M.E. Church at 2431 Decatur, the Bethel A.M.E. Church at 2428 Franklin Street, and the
Tabernacle of Christ Holiness at 1521 North 25th Street are all examples of individual structures
identified as being of landmark quality.
Natural Features
The highest point in the Long School neighborhood is on the grounds of the Boys and Girls Club
of Omaha Inc., in the southwest corner of the neighborhood. The terrain drops considerably at
first,then continues with little or no decline north of Parker Street making the majority of the
residential and commercial portions of the neighborhood excellent for development.
E. Interrelationship of Adjacent Land Uses Inside the Neighborhood
The predominant land use dynamic within the Long School neighborhood is, in part, created by the
quantity of vacant land in the neighborhood. Significant amounts of vacant land are found in
virtually every part of the neighborhood which contributes to the physical decline and ultimately
more vacant land in the neighborhood. The level of physical decline leaves the neighborhood
vulnerable to the types of criminal activities which are prevalent there, and intern, contributes to
more physical and social deterioration. The cycle of decline has ravaged both residential and
commercial uses over the years, forcing residents to seek goods and services outside of the Long
School and other nearby neighborhoods and the providers of goods and services to seek locations
with greater access to more people.
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While the churches in the area have had a stabilizing influence in the neighborhood, they too have
suffered from the decline that surrounds them. Undoubtedly, the most stable land use today, and
over the years, is the Boys and Girls Clubs of Omaha inc. headquarters. Flannagan High School,
at the same site, had a similar effect on the neighborhood.as did Dominican High before that. The
physical condition and the educational/community service nature of these facilities have made them
among the most vital and steady presence in the neighborhood.
F. Zoning
Four different zoning designations occur in the Long School neighborhood. (See Map 2) There is
one residential zoning designation,two commercial designations, and one industrial designation.
The area is zoned largely for residential use. About eighty percent(80%) of the land area is zoned
under the R7 designation. The R7 district applies generally to established neighborhoods where
moderately high densities are appropriate. It also applies to some mixed use neighborhoods.
Limited office and commercial use is allowed by special use permit. Special use permits are
subject to specific standards governing intensity and compatibility. ,
No other residential designation exists in the area. The residential area is in the interior of the
neighborhood. The north and east perimeter of the neighborhood has commercial and industrial
designations and is adjacent to the major streets. The residential zoning is buffered by the interstate
right-of-way on the west, and by Hamilton Street and Boys and Girls Club, Inc. on the south.
About ten percent(10%)of the area is zoned General Commercial and five percent(5%)is zoned
Neighborhood Business District. These areas are on the perimeter of the neighborhood adjacent to
24th Street and Lake Street. The General Commercial district is intended for a wide variety of
commercial uses and limited industrial facilities. Access from major streets is required and the
activities may generate traffic. Residential uses can be adjacent to commercial zoning but are
generally not compatible uses within the designation.
The Neighborhood Business District is designed for established local business districts in the city.
These districts were the commercial cores along transportation routes or at the intersections of
transportation routes. Uses are permitted which preserve the scale and integrity of such districts.
Mixed uses are encouraged in such districts.
The General Commercial land use occurs along 24th Street in the south half of the neighborhood.
In this area it is further restricted to only the eastern third of each block and is adjacent to 24th
Street. It also occurs along Lake Street between 26th Street to nearly 24th Street. The land located
directly adjacent to the intersection of 24th and Lake Streets is zoned Neighborhood Business
District (NBD). The NBD zone extends south along 24th Street and is located only on the eastern
third of each block. It extends from the intersection about two and a half blocks south of Lake
Street.
Five percent(5%) of the area is zoned General Industrial. This zoning is limited to narrow strips
of land adjacent to 24th Street, along the three block stretch between Parker Street on the south
and Burdette Street on the north. The purpose of the General Industrial district is to accommodate
a variety of commercial and industrial uses with moderate external effects. Uses with more
significant effects that can be controlled through specific requirements may be allowed by special
permits.
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G. Summary of the Neighborhood .Survey
A neighborhood survey of Long School residents was administered by Mr. James Ault and Dr.
Lisa Riley working at the Creighton University Department of Sociology and Anthropology. One
hundred thirty (130) surveys were mailed to residents in the Long School neighborhood. Forty
nine (49) surveys, which is 37.5%, were completed and returned. The nineteen questions
attempting to identify residents' perceptions of their neighborhood resources, problems, features,
activities, and housing.
Concerns were rated on a scale from 1 to 4 with 4 indicating the greatest concern. The rating takes
into account both the number of residents concerned about the issue, as well as, the intensity of
that concern. Issues identified as the greatest concerns in the neighborhood are, the following:
condition of vacant lots (rated 3.347), the general appearance of the neighborhood(3.306), media
coverage (3.296), police protection/cooperation(3.255), the condition of sidewalks and streets
(3.224), handicap accessibility(3.102), and housing code enforcement (3.061). Issues reported
as concerns but were also rated as having a lower intensity of concern included such areas as
neglect by city officials, lack of businesses, lack of jobs, drugs and prostitution, and junk cars.
Problems that were identified as problems were rated on a scale of 1 to 3 with 3 indicating the
highest level problem. The ratings considered both the number of residents to identify the issue
and the intensity of concern. The four issues considered to be the greatest problems are illegal
alcohol and drug use (2.418), decreasing property values (2.347), fear of neighborhood crime
(2.235), and vandalism (2.020).
The respondents also were asked to identify the changes needed in the neighborhood. The items
are indicated by a weighted percent of residents who mentioned the issue. The most desired
changes are for a grocery store (89.80), housing (85.71), and owner occupied homes (75.51).
These were followed by a desire for a discount store (63.27),recreation/community center
(61.22), gas station (57.12), and pharmacy (55.10).
The,self-reported demographic data identify the respondents as follows: average age of the head of
household is 48 years, however more people identified themselves as being 65 years and older
than any other age category. Nearly 96%of those responding are African American. The average
number of persons in a household is 2.6, while the median income is between$9,001 and
$13,000. The average number of years of residing in the neighborhood is 19.47, and 57% have
lived there more than 20 years. Nearly two-thirds (64%)expect to remain in the neighborhood for
another twenty years while only 14% expect to move in less than 6 years.
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III. Neighborhood Planning Workshops
•
The Planning Department began gathering information for use in the neighborhood planning
process for the Long School Neighborhood Association at the beginning of 1999. The
neighborhood organization, on the other hand, began taking necessary steps months, and for some
tasks, years earlier. The Planning Department's role included a field survey of land use and
physical conditions within the neighborhood. This information was supplemented by information
from the Douglas County Assessor's real property file to determine tenure. The neighborhood,
with assistance from Creighton University,surveyed residents last year to better understand how
residents perceived their neighborhood. In addition to the mail survey, the neighborhood
organization briefed the City on its current and past planning effort. The preparedness of the Long
School neighborhood association accelerated the initial phases of the neighborhood planning
process. The neighborhood association also came to this planning process with a strong
organization, enthusiasm and a willingness to do their part to bring about change in the Long
School neighborhood.
The first neighborhood planning workshop involving the Planning Department and neighborhood
residents occurred on Tuesday, March 30, of this year, at the Boys and Girls Club of Omaha Inc.,
located at the Former Father Flannagan High School,at 26th and Hamilton Streets. The purpose
of the workshop was to develop a common, general understanding of the neighborhood among the
residents and with Planning Department representatives. Normally, this workshop would attempt
to begin the decision making process by generating ideas about the issues/problems the
neighborhood faces, the overall goals of the neighborhood,the objectives designed to meet those '
goals and the actions the participants would take to achieve those objectives. Once in agreement
about the existing conditions within the neighborhood, it was clear that the neighborhood
association had already completed much of the necessary decision making needed to complete a
neighborhood redevelopment plan. In fact, the neighborhood, working with an organization called
Citizens Initiating Change(CIC) that includes the Police Department and nearby neighborhood
organizations, had begun to take actions on decisions that had already been made.
With this in mind, it became clear that, for the purposes of this neighborhood redevelopment plan,
much of the process work was complete. The primary task of the Planning Department was to take
the decisions that had already been made and organize them in a format useful to implementing a
neighborhood redevelopment plan. To accomplish this task three committees were formed: Public
Safety, Housing and Community Development, and the History committee. The purpose of the
first two committees was to articulate issues and problems the neighborhood is choosing to
address, the goals it hopes to achieve, how it will approach the problems, and what specific
action(s)would be taken to achieve the goals. The history committee brought together the
resources of interested Long School residents and Planning staff to provide an understanding, a
context, in which the Long School Neighborhood Redevelopment Plan was created. The results of
the history committees work is found in the Inventory section of the plan. It is the hope of the
Long School Neighborhood Association and the Planning Department that the history of the
neighborhood will continue to be recorded to aid in the understanding of the neighborhood for
future Long School and Omaha residents.
On August 7, 1999, the second neighborhood planning workshop was held. By this time
Planning staff had met with members of the three committees that were established at the first
workshop . Based on input from the committees a draft of the redevelopment plan was developed
and was presented at this meeting. Following an over veiw of the draft, discussion of the plan
included the impact of the new development on the neighborhood, the time frame, issues regarding
acquisition property and relocation of residents, and the housing needs of the neighborhood's
elderly residents. Another meeting was planned to allow residents to look more closely at the draft
and to bring in additional expertise to the discussion.
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IV. Goal Development and Implementation
The following section on goal development represents the product of the Public Safety and
Housing and Community Development committees primarily through their work with the CIC
organization.
Goal Development
Housing and Community Development Related Issues
Problems/Concerns
• Low population density—the small number of residence results in few service and retail
opportunities in the area,because there is not sufficient population to support commercial and
retail investment.
• Vacant lots—The neighbor's concern is that they make the neighborhood look bad and
draws the public safety problems identified below to the neighborhood.
• Vacant Houses—This also makes the neighborhood look bad givingthe false impression
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residents don't care about the conditions. This impression invites other public safety
problems and a devaluation in properties. The vacant and condemned houses don't
encourage investment by new home owners.
• Housing Code Enforcement—Some rental and owner occupied units are in poor
. condition and contribute to the disinvestment in the neighborhood.
Goals, Objective, and Actions
Goal: Increase the population base and encourage investment into the
neighborhood.
Objective: Eliminate/reduce the number of vacant lots in the neighborhood.
Action: Construct infill housing at locations selected to attract potential
homeowners to the Long School neighborhood.
Action: Construct multi-family housing primarily along 24th Street to reduce
vacant land and buffer commercial development from single-family
development.
Action: Encourage commercial,residential and civic development along 24th
and Lake Streets.
Objective: Improve the physical conditions within the neighborhood.
Action: Coordinate the enforcement of the City Housing Code with the City
Planning Department starting with the housing units which are in the
worst conditions—condemn and demolish if appropriate.
Action: Coordinate with the appropriate City Departments the enforcement of
codes regulating dumping, weeds, litter, and illegally parked cars.
Action: Coordinate the enforcement of the zoning regulation with the Planning
Department.
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Action: Monitor all enforcement activity to assure follow through by enforcing
agency.
Action: Encourage property owners to participate in City housing programs to
improve the conditions of owner and renter occupied housing.
Action: Encourage the repair of all vacant housing for which repair is feasible.
Objective: Encourage non-Long School residents to live in the available
housing in Long School.
Action: Develop a strategy for marketing the available housing in Long School
to the residents of the city.
Action: Promote Long School as a desirable place to live at businesses,
churches, schools, and other places where potential residents frequent.
Action: Promote Long School to friends and family as a desirable place to live. ,.
Action: Maintain a list of people interested in living in Long School.
Public Safety Related Issues
Problems/Concerns
• Open air drug sales—Currently open air drug sales are occurring at two specific locations
within the neighborhood
• Prostitution—The neighborhood would like to see the police concentrate more on arresting
prostitution customers or"Johns".
• Police response—The neighborhood would like to see police go directly to the problem
rather than to the complainants house.This would allow officers to deal with the problem more
quickly and avoid having the complainant being labeled the neighborhood"busy body".
• Loitering—This problem occurs 24 hours a day, seven days a week most often in an area
called the"Track" which is from 24th to 27th Streets,from Lake to about Decatur Streets.
• Vacant houses—In addition to the negative appearance of a vacant house in the
neighborhood, they tend to attract problems like the ones previously mentioned and others.
• Loud cars—Also referred to as "boom cars", they blast their powerful stereos to their
maximum volume.
• Truancy—It seems to the neighborhood that much of the drug sales occur during the day
involving school aged adolescents who should be in school.
• Unlicensed animals—Primarily stray dogs
• Litter—Vacant lots throughout the area are not the primary location of littering but dumping of
such things as concrete, tree limbs, abandoned cars, etc., all of which attracts rodents.
• Cars being broken into
Goals, Objectives, Actions
Goal: Eliminate illegal activities (primarily drugs and prostitution) within the
Long School neighborhood and the area surrounding it.
Objective: Coordinate crime elimination activities with the Omaha Police Department
and surrounding neighborhood organizations.
Action: Meet with members of surrounding neighborhood organizations to
facilitate communication and coordinate crime elimination activities so
that one neighborhoods success does not become another
neighborhood's problem.
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Action: Meet with the Omaha Police Department on a routine, as well as
emergency,basis to facilitate communication and coordinate crime
elimination activities in collaboration with surrounding neighborhood
organizations. •
Objective: Reduce/eliminate the places in the neighborhood where people can engage in
criminal activities without being seen.
Action: Work with city code enforcement officials and property owners to
initiate and monitor enforcement action of problem neighborhood
locations to assure that vacant lots are maintained(free of litter, debris
and weeds) and buildings are kept secured.
Action: Assess the outdoor lighting in the entire neighborhood for the purpose
of eliminating locations in which darkness provides cover for criminal
activities. Then work with owners to see that properties stay well lit.
Objective: Increase the anti-crime presence in the neighborhood so that outside criminal
elements are discouraged from entering the neighborhood and that
encourage internal criminal elements to leave.
Action: Discourage proprietors from permitting illegal activities by checking
and monitoring establishments where illegal activities occur for
regulatory compliance (zoning, housing code, liquor commission,
etc.).
Action: Contact property owners who may not be aware of the fact that illegal
activities occur on their property and work with them to rid their
property and the neighborhood of these activities.
Action: Establish a patrol of both citizens and police to improve the detection of
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illegal activities.
Action: Report all illegal activity to the Police Department.
Action: Request that police respond to complaints by going directly to where
the complainant has identified as the crime location,rather than to the
residence of the complainant.
Action: Request that truancy laws be better enforced to reduce the number of
school age teenagers involved in drug related activities in the
neighborhood during the school day.
Action: Request that loitering laws be better enforced to eliminate people
gathering to buy and sell drugs and drink alcohol along 24th Street,
Lake Street, 27th Street and Decatur Street.
Action: Initiate a campaign within the neighborhood to be on the lo
ok-out gn for,
g
and report every incident of prostitution.
Action: Request that the Omaha Police Department make a greater effort to
apprehend and arrest the clients of prostitutes.
Action: Contact decision makers (Mayor and Council Members) and encourage
them to increase the penalty for solicitation of prostitution including
banning "Johns" from the neighborhood as part of their probation.
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Objective: Provide informational/educational opportunities to neighborhood residents
and others regarding public safety related issues.
Action: Request that law, housing code, and zoning enforcement officials
provide seminars to neighborhood residents on how they can help with
effective enforcement of the various municipal codes.
Action: Attempt to reach out to prostitutes to provide them with information
about the legal consequences and dangers of prostitution and the
resources/programs that may be available to them to help them leave
prostitution.
Development Plan
While the success of the Long School Neighborhood Redevelopment Plan is dependent upon the
achievement of many of the goals,objectives, and actions previously described, the Development
Plan portion will focus on those actions related to the physical development of Long School.
These are found primarily in the housing portion of the previous Goals Development section and
include a several million dollar,multi-phase (See Map 3), multi-year housing development effort of
over 100 single-family homes,complemented by an increased emphasis on rehabilitation of the
existing housing stock, and improvements to the neighborhood's infrastructure. Beyond single-
family housing, the City will assemble approximately 10 acres of land for commercial development
between 24th and 25th Streets south of Franklin Street. Commercial development is more feasible
by the advent of the Logan Fontenelle Redevelopment Area and the infill housing activities
proposed by the Long School Redevelopment Plan itself. The effort to improve the commercial •
climate at the 24th and Lake Street area will continue in the Long School neighborhood with
acquisition and relocation activities to make room for commercial development. In addition, a
pattern of development that mixes commercial,residential and civic uses along the remaining
lengths of North 24th Street and Lake Street within the Long school neighborhood will be
encouraged.
Property Acquisition
The City of Omaha proposes to acquire primarily deteriorated structures and vacant lots, within the
Long School neighborhood. The City of Omaha will have the property appraised and will offer
just compensation to the property owner(s). Every attempt will be made to acquire the property
through negotiated agreement between the property owner(s) 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. This
may include a small number of structures that are structurally sound in order to assemble
contiguous tracts of land.
Replacement housing will be made available to owners and tenants in accordance with the Federal
Uniform Relocation Act and the Nebraska Relocation Assistance Act. A one-for-one replacement
of any low/moderate-income dwelling units demolished for the project will be provided as required
by the Federal Housing and Community Development Act of 1974, as amended. Equivalent
replacement housing units will be provided within the city limits in accordance with Nebraska
Community Developments Statutes. The City of Omaha will utilize programs identified in the
annual Omaha-Council Bluffs Consortium Consolidated Submission for Community Development
Programs Action Plan to provide the replacement dwelling units: Occupants of non-residential
properties will receive moving and re-establishment assistance in accordance with applicable State
and Federal law.
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Single-Family Housing Development
The City will contract with a private developer to construct approximately 100 single-family
residential structures in the Long School neighborhood. (See Map 3) Housing construction will
occur in multiple phases with Phase I beginning in the year 2000 and will continue as funding and
housing sales remain strong. The single-family housing construction will be located in the area
west of 25th Street, north of Franklin Street to approximately Burdette Street. A portion of the
financing ($180,000) for Phase I, from previous years CDBG funding, has been budgeted.
The City proposes to invest$2.6 million in CDBG funds for acquisition, demolition and relocation
of approximately 40 residential structures as well as for site preparation activities. To make the
new housing more affordable an additional$3 million will be provided from CDBG and the State
Housing Trust Fund for construction financing and deferred payment second mortgages. Private
funds in the amount of$6 million for first mortgages will complete the project financing.
Single-Family Housing Development Budget
Use of Funds Source of Funds Amount
Demo., Acq., Reloc.,
and site prep CDBG $2,600,000
Construction Financing &
Deferred Payment CDBG; State
Second Mortgage Housing Trust Funds $3,000,000
Construction Financing &
First Mortgage Bank Financing Private Funds $6.000.000
Total $11,600,000
*Sources and uses of funds am estimates and may be revised pending the final design and the cost of improvements.
Phased Single-Family Housing Development Strategy
The strategy for the development of single-family infill housing in the Long School neighborhood
is to phase activities on a street by street basis between 25th Street and 27th Street starting with•
Franklin Street on the south and continuing north to Burdette Street. The presence of Boys and
Girls Clubs of Omaha,Inc.,makes Franklin Street the most viable location to initiate housing
development in Long School. Subsequent phases would be adjacent and to the north of the most
recently completed phase. This approach ensures that each phase builds on the strength of the
newest housing in the development, an important consideration for new homebuyers.
PHASE I—Franklin Street
The close proximity of Franklin Street to the Boys and Girls Clubs of Omaha, Inc., is the primary
reason for initiating development there. The large, well maintained facility and grounds is
currently the strongest single presence in the neighborhood upon which to attract new residents to
Long School. Franklin Street also has enough vacant land to provide lots for the construction of
nine single-family homes. (see Map 4) In addition to the fact that the City of Omaha currently
owns two of these lots, the expense of relocating residents from Franklin Street appears to be
minimal making the development of Franklin Street attractive from a cost perspective. (see Map 5)
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Sources and uses of funds for Phase I are shown on the following table.
PHASE I—Franklin Street
Housing Development Budget
Use of Funds $ource of Funds Amount
Demo., Acq., Reloc.,
and site prep CDBG $100,000
Construction Financing&
Deferred Payment CDBG; State
Second Mortgage Housing Trust Funds $270,000
Construction Financing &
First Mortgage Bank Financing Private Funds S540.000
Total $910,000
*Sources and uses of funds are estimates and may be revised pending the final design and the cost of improvements.
Future Phases
Single-Family Housing Development
Future phases include the construction of infill single-family housing west of 25th Street, from
Decatur to Burdette Streets. (See Map 3) To encourage the most positive market response to the
new housing,construction for each next phase will be adjacent to the most recently completed
phase of single-family construction. The later phases include development on both sides of the
street and generally have more deteriorated housing that must be acquired,occupants to relocated
and units to demolished. These factors, and the fact that these later phases average twice as many
new single-family unit per phase,make them considerably more costly than the first phase.
The following table is an estimate of the costs for the remaining phases of the Long School
Neighborhood Redevelopment Plan single-family infill development.
Budget for Future Phases
Single-Family Housing Development
Use of Funds $ource of Funds Amount
Demo., Acq., Reloc.,
and site prep CDBG $2,500,000
Construction Financing &
Deferred Payment CDBG; State
Second Mortgage Housing Trust Funds $2,730,000
Construction Financing &
First Mortgage Bank Financing Private Funds S5.460.000
Total $10,690,000
*Sources and uses of funds are estimates and may be revised pending the final design and the cost of improvements.
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Commercial
According to the History portion of the Inventory section of this plan, the eastern edge of the Long
School neighborhood was part of a thriving commercial/entertainment district that centered at 24th
and Lake Streets. (See Map 3) Products and services were readily available to residents of Long
School and surrounding areas and entertainment venues drew people from throughout and outside
the city. Little physical indication of that era is apparent to those unfamiliar with the history of the
neighborhood,though several commercial structures remain on 24th Street. Much of the property
that fronts 24th Street is vacant, while most of the remaining commercial building stock is in fair to
poor condition.
With the residential and commercial development activities that are approved and proposed in and
around Long School, an opportunity exists to attract additional commercial development to the
neighborhood. The Logan Fontenelle commercial/light industrial development on the east side of
24th Street,between Paul and Clark Streets, will enhance the commercial viability of portions of
the North 24th Street area. In particular, the 24th Street frontage directly west of the planned
Logan Fontenelle development would be well suited for commercial development. From Hamilton
Street to approximately Franklin Street,the City will encourage the commercial development by
assembling land and providing other incentives. The area would extend west to 25th Street making
a substantial addition of commercial land to the North 24th Street area.
The following estimates the cost amounts and sources of funds for the proposed commercial
development south of Franklin Street between 24th and 25th Streets in the Long School
neighborhood. The total project cost is estimated to be$12 million, $2 million of which will
provided by the City in CDBG funds and$10 million of private development costs.
South of Franklin Commercial Development Budget
Use of Funds ,Source of Funds Amount
Acquisition/Relocation &demo.— CDBG $1,370,000
Site preparation and
public improvements— CDBG $700,000
Commercial Development— Private S 10.000.000
Total $12,070,000
*Sources and uses of funds are estimates and may be revised pending the final design and the cost of improvements.
The City will continue efforts to improve the 24th and Lake Street commercial district through the
Omaha Business and Technology Center and the rehabilitation of existing commercial buildings.
The City will also seriously regard proposals and provide incentives such for more intensive
commercial redevelopment activities in the 24th and Lake commercial district.
In addition, the City will acquire properties and relocate occupants in the southwest corner of the
24th and Lake Street commercial district. From 24th to 25th Street, and from Lake Street to Lizzie
Robinson Avenue the City will demolish existing commercial structures in order to assemble land
for new commercial construction. This work is expected to be complete by 2001.
The City will allocate$400,000 for acquisition and relocation of four commercial structures and
nine vacant lots. The cost of construction is estimated to be$1.75 million. The following table is
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the budget for the commercial development proposed for the 24th and Lake Street commercial
district within the Long School neighborhood.
Southwest Corner of 24th and Lake Street
Use of Funds ,Source of Funds Amount
Acquisition/Relocation&demo.— CDBG $300,000
Site preparation and
public improvements— CDBG $100,000
Commercial Development— Private/Public S 1,750.000
Total $2,150,000
*Sources and uses of funds ace estimates and may be revised pending the final design and the cost of improvements.
The City of Omaha proposes to use tax increment financing pursuant to Nebraska Community
Development Law to the maximize extent possible to assist with, but not limited to,the financing
of land acquisition,demolition,utility relocation, site preparation and the installation of public
improvements. The City will amend this Redevelopment Plan to provide for tax increment
financing as specific projects are presented.
Housing Rehabilitation Activity
The Planning Department, working with the Long School Neighborhood Association, will increase
efforts to promote the rehabilitation of viable housing stock through its current collection of
housing rehabilitation programs. The Target Area Program will be an important approach to
providing qualified homeowners with full rehabilitations,exterior rehabilitations, and
rehabilitations/modifications to meet the needs of the elderly, physically disabled and other special
needs populations. The Reinvestment Area Program will also provide rehabilitation funding to
qualified homeowners for the rehabilitation of homes at a moderate(<_$15,000) level. The
rehabilitation of vacant or renter-occupied housing will be encouraged primarily through the Rental
Rehabilitation Program. This program is designed to provide funding to property owners for the
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rehabilitation of units that must be affordable to low/moderate income households.
Infrastructure
Sewer separation has been budgeted for 2003 in the Capital Improvements Program for the area
north of Parker Street to Lake Street, from the North Freeway to 22nd Street at a cost of$850,000.
Additional improvements will be in place along 24th Street as part of the Logan Fontenelle
Redevelopment area to the east of Long School and are expected to be completed in 2000.
Rehabilitation of the streets within the Long School neighborhood will proceed as needed upon
completion of housing phases and other types of redevelopment activity. The cost for street
rehabilitation in the area designated for single-family infill housing is estimated to be$300,000.
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Infrastructure Budget
Use of Funds ,Source of Funds Amount
Sewer Separation Sewer Revenue Improvement $850,000
Street Rehabilitation Residential Street Rehab. Acct. $300.000
Total $1,150,000
*Sources and uses of funds are estimates and may be revised pending the final design and the cost of improvements.
Future Mixed Use Development
The City will encourage the development of mixed uses in the area from 24th Street to 25th Street,
Franklin Street to Lake Street, and the area from the south side of Burdette Street to Lake Street
from 25th Street to 27th Street. (See Map 3) A mixed use pattern of development in Long School
would involve commercial,residential, and civic uses that are compatible with each other and with
adjacent property. Commercial uses might include business office and retail space,civic uses
might include social service agency office space and residential could include single-family and low
density multi-family for the elderly.
23
•
V. Consistency with Comprehensive Plan Elements
The vision statement of the Concept Element of the Master Plan, the most fundamental principle
guiding planning activities in the City of Omaha,is given•meaning by the implementation of the
Long School Neighborhood Redevelopment Plan. It reads simply, "Omaha must be a community
committed to promoting and maintaining a high quality of life for all of its people." The current
physical, social, and economic conditions are working together to perpetuate a quality of life which
is low and declining in the Long School area. The Redevelopment Plan attempts to improve the
quality of life in Long School through a comprehensive, coordinated,participatory approach to
reverse the decline in the quality and increase the quantity of housing,reduce crime, and bring
people and their economic strength back to the neighborhood.
One of the goals stated in the Master Plan is to"preserve and promote the city's physical,ethnic
and cultural heritage." With its once thriving entertainment venues and commercial vitality along
24th and Lake Streets,its streets filled with houses and churches, and its houses filled with
families,the Long School neighborhood once attained a quality of community/cultural life that few
neighborhoods in Omaha can claim. The Long School Neighborhood Redevelopment Plan,if
implemented, could help preserve what remains physically from that era. The cultural and
community life of the neighborhood has only been suppressed by the overwhelming conditions.
Reduction of crime,reversal of physical and economic degradation and the infusion of new
residents to the neighborhood will improve the quality of life, strengthen the community and may
help preserve the cultural heritage of the area and its residents.
•
24
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28
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Map 5
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iiiI .
29
r 1
-c-25a' • CITY OF OMAHA
• LEGISLATIVE CHAMBER
Omaha,Nebr September 28 19 99
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 Long School Neighborhood Redevelopment Plan for the area
bounded by Hamilton Street, 24th Street, Lake Street, and the North Freeway 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 Long School Neighborhood
Redevelopment Plan which calls for the acquisition of property, site preparation, public
improvements and the construction of new housing units and business facilities; 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 Long School Neighborhood Redevelopment Plan was approved by
the Omaha Planning Board on September 1, 1999.
NOW THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF OMAHA:
THAT, the attached Long School 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 Hamilton Street, 24th Street,Lake Street, and the North Freeway,
together with adjacent street rights-of-way. Funds shall be payable from Community Development
Block Grant Fund No. 193, Organization No. 8325.
APPROVED AS TO FORM:
P:\PLN3\7601.MAF
ff
IT TORNE DJYTE
By Git14)-0 7474i.G ,
Councilmember
Adopted Q. .4.V..1999 7
City Cr k
t A
}
Approved y. r i% *‘
. ayor
\i, , .. _
2 kk pzY . - ,
,... b Z n �. xb l `�- Zcjo o u, c w ., ,.,D. . o k,.,
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C`�> r '7 NC D n
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_V VN. :\O �1(-7. \ 0 � '� (D ,D CD v� � `C ram' ,�(�
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‘k,k- kr' .
(7-' \A `6
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.I
---S, -
• •,:i 1J' A .44.
r
ICE-NOTICE 1C PUBLIC-. THE THE DA •
ILY RECORD
" ONG SCHOOL}_NEIGHBORHOOD A.REDEVELOPMT' OF OMA L ENPLAN 1
•
Notice is hereby`given thatirthe Omaha RONALD A. HENNINGSEN Publisher
City Council has set Tuesday. October 19,
1999 at 2:00 o'clock P.M. as;the date of PROOF OF PUBLICATION
' Public Hearing on the Long School
Neighborhood Redevelopment Plan.
The Long School Neighborhood UNITED STATES OF AMERICA,
Redevelopment Plan is in the area bounded
by Hamilton Street, 24th Street, Lake Street The State of Nebraska,
and the North Freeway. The approximately District of Nebraska, ss.
100 acre Redevelopment Area is within a County of Douglas,
portion of the city that was declared blighted City of Omaha,
and substandard by the City Council on
June 2, 1992.
The Long School Neighborhood JOHN P. EGLSAER
Redevelopment Plan calls for the acquisition
of property, site preparation, public being duly sworn,deposes and says that he is
1 improvements and the construction of new
housing units and business facilities.
Approximately 100 'single-family infill ADVERTISING.MANAGER
housing units and two commercial areas are
proposed by the plan. of THE DAILY RECORD,of Omaha,a legal newspaper, rinted and
Ptiblic Hearing will be held before the City P
Council of the City of Omaha, in the published daily in the English language, having a bona fide paid
Legislative Chambers,Omaha/Douglas Civic circulation in Douglas County in excess of 300 copies, printed in
Center, 1819 Farnam Street, Omaha,
Nebraska. Omaha,in said County of Douglas,for more than fifty-two weeks last
BUSTER BROWN, past; that the printed notice hereto attached was published in THE
City Cle,:
ALL REQUESTS FOR SIGN LANGUAGE . DAILY RECORD,of Omaha,on
INTERPRETERS(SIGNERS)WILL REQUIRE A
I MINIMUM OF48 HOURS ADVANCE NOTICE. • September 30, 1999
1 IF ALTERNATIVE FORMATS ARE NEEDED
ALL REQUESTS WILL REQUIRE A MINIMUM October 7, 1999
OF 72 HOURS ADVANCE NOTICE.
PLEASE NOTIFY TAMMY BIODROWSKI- .
444-5553, IF ARRANGEMENTS NEED TO BE
MADE.
t9-30&10-7-99
That said Newspaper during that time was regularly published and
in general circulation in the County of Douglas, and State of
Nebraas� t µ MES NNrt, %
1Puirjfisl_terli
se e.N S' �-yy� ►te,v ..
A tlotial Copies •: /I cribed in my p nce and sworn
Iv0T,i�tr�it 7th
e*' COMMISS1 i before me this day of
:
€XPrf*€44 ctoberff. ..... ...
. ....I
iii..s,'2�°PS*Q, pt,but in 'ro�I)oug�las g,_
'��\\F NE6R_� � State of Nebraska
° 'NOTICE TO PUBLIC' PROOF OF PUBLICATION
NOTICE OF PUBLIC• • •
S[HEARING
EIGHBORHOOD
REDEVELOPMENT PLAN
Notice Is hereby given that
the Omaha City Council has
set Tuesday, October 19,
19e9 at 2:00 Pulockblic Hearing AFFIDAVIT
the date of Public Hearing
on the tong School Neigh-
borhood Redevelopment
Plan.
The Long School Neighbor- State of Nebraska, County of Douglas, ss:
hood Redevelopment Plan Is
In the area bounded by
Hamilton Street,24th Street,
take Street and the North Michelle Revis being duly sworn,deposes and says
rke The a evelo -
army.10o acre Redevelop-
menT i is within a par ' that he is an employee of The Omaha World-Herald, a legal daily newspaper
flan of the city that was
declared• standard
Zy blighted
heCity Cond uncil printed and published in the county of Douglas and State of Nebraska,and of
The Long School Neighbor- general circulation in the Counties of Douglas and Sarpy and State of
• hood Redevelopment Plan Nebraska, and that the attached printed notice was Rublished in the said
callsl.for the acquisition of
property site preparation, (.jV day of .c5>✓
public Improvements and newspaper on the
housing construction
of
A D, 1999 . , and that said newspaper is a legal
facilities.Approximately 100
single-family inflll housing newspaper under the statues of the State of Nebraska. The above facts are
units and two commercial
areas are proposed by the
plan. within my personal knowledge. The Omaha World-Herald had an average
Public Hearingg�yywill beheld circulation of 226,630 daily 282,172 Sunday,in 19 Q.�. . .
tthhe.CityythofCOmahau in lthe
Legislative Chambers Oma-
ha/Douglas• Civic center, C
1819Neb asks. street,Omaha, C �t _ Advertising
Nebraska. (Signed) .le sal . .1 . . 1C'
Buster Brown
City Clerk
ALL REQUESTS FOR
SIGN LANGUAGE
INTERPRETERS
SIGNERS WILL Subscribed in my presence and sworn to before me this ci
RE UIRE A MINIMUM
OF HOURS ADVANCE
NOTICE. 99
FORMALTERNATIVE
TS AREA NEEDED day of G 19
ALL REQUESTS WILL
REQUIRE A MINIMUM
OF 72 HOURS
ADVANCE NOTICE i
PLEASE NOTIFY TAMMY
B TO BI-4ADE 1 Of ML��/
.IF ARRANGEMENTS
NEED TO BE MADE.
Notary Public
III GENERAL NOTARY-State of Nebraska
r DEBRA L. MARCO
My Comm.Exp. Sept. 13, 2003
Printer's Fee $
Affidavit
Paid by
313-G8-007
'NOTICE TO PUBLIC' PROOF OF PUBLICATION
HEARING OF THE LONG '
SCHOOL NEIGHBORHOOD ' • •
REDEVELOPMENT PLAN
Notice is hereby given that
' the Omaha City Council has
set Tuesday, October 19,
1999 at 2:00 o'clock P.M.as
• the date ofn Public cho Hearing
Neigh- AFFIDAVIT
on the Long School meet
boyhood Redevelopment 1
Plan.
The Long School Neighbor-
hood Redevelopment Plan Is State of Nebraska, County of Douglas, ss:
in the area bounded by 1 •
• Hamilton Street,24th Street, .1 •
Lake Street and the North Michelle Revis
Freeway. The approxi- Michelle Revis
mately 100 acre Redevelop- being duly sworn,deposes and says
ment Area Is within a por-
tion of the city that was
declared blighted and sub- that he is an employee of The Omaha World-Herald, a legal daily newspaper
onstandard 1992.y 2e City Council ,� printed and published in the county of Douglas and State of Nebraska,and of
The Long School Neighbor- general circulation in the Counties of Douglas and Sarpy and State of
hood Redevelopment Plan
calls for the acquisition of
property site preparation, Nebraska, and that the attached printed notice was published in the said
public Improvements and
the construction of new l newspaper on the dayof . . , /
housing units and business (/r�[_
facilities.Approximately 100 A D, 1999 . . , and that said newspaper is a le al
single-family Infill housing
g
units and two commercial
areas are proposed by the newspaper under the statues of the State of Nebraska. The above facts are
plan.
Public Hearing will be held ) within my personal knowledge. The Omaha World-Herald had an ave ge
tthe°CityhofCOtmahauInithe . circulation of 226,630 daily, 282,172 Sunday,in 19 Qd
Legislative Chambers Oma-
hatDouglas Civic (-enter,
1819 Farnam Street,Omaha,
Nebraska. •
/
BCitty Clerkm (Signed) 1..� le• Advertising
ALL REQUESTS FOR I
SIGN LANGUAGE
INTERPRETERS
SIGNERS WILL
RE UIRE A INIMUM I
OF HOURS ADVANCE Subscribed in my presence and sworn to before me this
NOTICE.
IF ALTERNATIVE ,
FORMATS ARE NEEDED ALL REQUESTS
day of a � [ 1999 •
OF 72 HOURS
ADVANCE NOTICE 1
i
PLEASE NOTIFY TAMMY 1
BIODROWSKI-4445553,
IF ARRANGEMENTS
NEED TO BE MADE. I 6x..)—(A__ Y(/i —TYkZ A
Notary(Public
GENERAL NOTARY-State at Nebraska
J
DEBRA L.MARCO
J,=,Z My Comm.Exp. Sept.13,2003
Printer's Fee $ -
Affidavit �
Paid by
313-68-007