RES 1997-0095 - North 24th Street redevelopment plan amendment two .
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CITY
I � � CLERK
� P.Johnson,AICP
i1ti,ber 3, 1996 Director NEliRASt�f. Jeffrey J
City of Omaha ecem
Hal Daub,Mayor
Honorable President
and Members of the City Council,
The attached proposed Resolution approves the North 24th Street Redevelopment Plan Amendment
Two. This Plan amends the North 24th Street Redevelopment Plan that was adopted in 1979. The
redevelopment area is bounded by Ohio Street on the north, 22nd Street on the east, Willis Avenue
and Lizzie Robinson Avenue on the south and 25th Street on the west. The area is in a portion of
the city that was declared blighted and substandard by the Omaha City Council on June 2, 1992.
The amendment provides for the rehabilitation of existing buildings and allows for the reuse of
vacant or deteriorated property in the redevelopment area. The City will use Community
Development Block Grant funds to assist commercial and residential property owners rehabilitate
their structures. When necessary, the City will acquire deteriorated buildings and vacant lots and
secure developers to rehabilitate structures and redevelop land. The Plan authorizes the use of the
eminent domain process to assist in the acquisition of property.
The first stage of the Plan provides for the City of Omaha to acquire a structure at 2518 North 24th
Street, select a developer and assist with the renovation of the structure. The estimated cost of this
stage of the project is $100,000 in 1996 Community Development Block Grant funds. Future stages
of the Redevelopment Plan call for the City to continue an incremental program of revitalization as
funding becomes available.
The City Planning Board recommended approval of the North 24th Street Redevelopment Plan
Amendment Two at its meeting on November 6, 1996.
Your favorable consideration of this Resolution is requested.
Respectfully s bmittteed0 / Referred to the City Council for Consideration:
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Jeffre son, "C.P. I ///OL
Planning Director /L" Mayor's Office/Title
roved as to Fundin pproved.
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Louis A. D Ercole Don W. Elliott, P.E.
Acting Finance Direct Public Works Director
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PUBLICATION OF PUBLIC HEARING: December 5 and December 12, 1996
PUBLIC HEARING: January 7, 1997
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NORTH 24TH STREET
REDEVELOPMENT PLAN
AMENDMENT TWO
City of Omaha
Planning Department
November 6, 1996
NORTH 24TH STREET REDEVELOPMENT PLAN
AMENDMENT TWO
This Redevelopment Plan amends the North 24th Street Redevelopment Plan that was adopted by
the City Council on May 22, 1979. The boundaries for the redevelopment area are Ohio Street on
the north, 22nd Street on the east, Willis Avenue and Lizzie Robinson Avenue on the south and
25th Street on the west. The area is in a portion of the city that was declared blighted and
substandard by the Omaha City Council on June 2, 1992.
The 1979 North 24th Street Redevelopment Plan resulted in the development of the Blue Lion
Center and sidewalk and landscaping improvements. An amendment to the Plan in 1988 resulted
in the construction of a public parking lot and the renovation of the Jensen Building into
commercial space on 24th Street at Lizzie Robinson Avenue. In 1985 the nonprofit Omaha
Business and Technology Center began operation as a small business incubator and a new addition
was constructed in 1990. The City acquired the former E-Tex Body Shop Building adjacent to the
Blue Lion Centre in 1992 and renovated the structure as a child care facility. Between 1990 and
1996 the City acquired and the Omaha Small Business Network rehabilitated the Ohio Building,
the Pigley Wigley Restaurant building and the Carter's Cafe building into commercial spaces on
24th Street north of Lake Street. Since 1979 the City has also assisted 2 businesses and a
nonprofit organization renovate buildings they own.
This amendment to the North 24th Street Redevelopment Plan provides for the continued
rehabilitation of commercial buildings and allows for the reuse of vacant or deteriorated property in
the redevelopment area. The City will use Community Development Block Grant funds to assist
commercial and residential property owners rehabilitate their structures. When necessary, the City
will acquire deteriorated buildings and vacant lots and secure developers to rehabilitate structures
and redevelop land. This amendment authorizes the use of the eminent domain process to assist in
the acquisition of property.
The first stage of the plan provides for the City of Omaha to acquire a structure at 2518 North 24th
Street. The City will select a developer through a request for proposals process to renovate the
structure with the assistance of the City. The estimated cost of this stage of the project is
$100,000. The proposed funding is $100,000 in 1996 Community Development Block Grant
(CDBG) funds. Future stages of the Redevelopment Plan call for the City to continue an
incremental program of revitalization as funding becomes available. The City will offer assistance
to property owners for the rehabilitation of commercial and residential properties. As necessary,
the City will acquire property to assist with the rehabilitation of buildings and the redevelopment of
vacant lots and deteriorated structures.
PRESENT CONDITIONS
Population and Demographics
The North 24th Street Redevelopment Area is comprised of portions of Census Tracts 10, 11 and
12. These Census Tracts have experienced a decline in population between 1980 and 1990 which
is a continuation of past trends. The population of the area is predominantly African-American.
The per capita income of the area is less than half the citywide average and the unemployment rate
is over 4 times higher.
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Table 1
Area Demographics
Tract 10 Tract 11 Tract 17. Omaha
1980 Population 1,555 1,761 2,380 314,255
1990 Population 1,152 1,434 2,108 335,795
1980-90 Gain (Loss) (25.9 %) (18.6 %) (11.4 %) 6.9 %
African-American 1,117 1,153 1,784 43,989
Percent 97.0 % 80.4% 84.6% 13.1
White 29 268 266 281,603
Percent 2.5% 18.7% 12.6% 83.9 %
All Others 6 13 58 10,203
Percent 0.5 % 0.9% 2.8% 3.0 %
1990 Per Capita Income $5,409 $6,510 $4,206 $13,957
1990 Unemployment Rate 21.9% 19.0% 26.7% 4.7%
Source: 1980 and 1990 U. S. Census
Present Land Use and Zoning
The North 24th Street Redevelopment Area is a mixture of commercial, industrial, civic, residential
and vacant land uses. Commercial storefronts are generally located along 24th Street and along
Lake Street. The Business and Technology Center, located in the northeast quadrant of the
redevelopment area, houses office and light manufacturing businesses. The Blue Lion Centre, the
Great Plains Black Museum, St. John A. M. E. Church and the Iroquois Chapter of the Elks
Lodge are civic uses in the area. Residential uses are generally located in the southeastern and
northwestern part of the neighborhood and vacant land is located in the western portion of the area.
St. John A. M. E. Church and the Great Plains Black Museum are local landmark structures and
are listed on the National Register of Historic Places. (See Exhibit 2.)
The Redevelopment Area contains a mix of R4, R5 and R7 Residential Districts, Neighborhood
Business District, Community Commercial and General Commercial Districts and a Light
Industrial District. (See Exhibit 3.)
Building Conditions
Several structures in the redevelopment area have been well maintained or have been rehabilitated
and are in excellent or good condition. However, the majority of the structures in the area are in
fair to poor condition. Almost all of the structures in poor condition have been in disrepair for
several years and the majority are vacant or underutilized.
Table 2
Building Conditions
Excellent 6 17.1%
Good 6 17.1%
Fair 13 37.1%
Poor 10 28.6%
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Utility Service
The existing public utilities serving the North 24th Street Redevelopment Area are adequate for the
allowable land uses. Gas and water mains and sewers are available to all parts of the
redevelopment area.
Transportation
Lake Street and 24th Street are minor arterial streets providing east-west and north-south
connections, respectively, to other areas of the city. The Lake Street interchange with the North
Freeway one-quarter mile to the west connects the redevelopment area to the metropolitan freeway
system. Local circulation is provided by 22nd Street, 25th Street, Ohio Street and Lizzie Robinson
Avenue. All streets are paved and have curb and gutter.
Public transportation service is provided northbound and southbound on 24th Street. This route
links the neighborhood to the remainder of the public transportation system.
DEVELOPMENT PLAN
The North 24th Street Redevelopment Plan provides for the continued rehabilitation of commercial
buildings and for the reuse of vacant or deteriorated property in the redevelopment area. The City
will work with property owners to rehabilitate their properties through the existing Community
Development Block Grant Target Area Housing Rehabilitation Program and Neighborhood
Commercial Revitalization Program. Where owners are unable or unwilling to improve their
property, the City will acquire the deteriorated buildings and vacant lots and secure developers to
rehabilitate structures and redevelop property.
Property Acquisition
The Redevelopment Plan proposes that the City of Omaha acquire property when necessary to
achieve the objectives of the plan. The City will have the property appraised and will offer just
compensation to the property owner. Every attempt will be made to acquire 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. Occupants will receive moving and re-
establishment assistance in accordance with the Federal Uniform Relocation Act and the Nebraska
Relocation Assistance Act.
2518 North 24th Street Building.
The first project under this redevelopment plan is a storefront building at 2518 North 24th Street.
The building is an approximately 1,300 square foot, single story structure in deteriorated
condition. Utilities have been shut off for several years and the building is only used for storage.
The adjoining buildings to the north and south have been rehabilitated and are occupied by
business tenants. The condition of the 2518 North 24th Street building is a detriment to the
neighboring buildings and to the entire business district in its present condition.
The City of Omaha proposes to acquire the property and seek a developer through a request for
proposals process. The selected developer will enter into an agreement with the City for the
renovation the building for commercial uses. The rehabilitation of the exterior will be consistent
with the previous rehabilitation of neighboring buildings. The estimated cost of acquisition and
rehabilitation is $100,000. The proposed source of funding is $100,000 in 1996 Community
Development Block Grant(CDBG)funds.
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Future Development
This amendment to the North 24th Street Redevelopment Plan will continue an incremental
program of rehabilitation of existing structures and redevelopment. Assistance through the City's
Community Development Block Grant program will be available to property owners to rehabilitate
structures. In order to continue the process of rejuvenation, it may be necessary for the City to
acquire buildings and secure developers to rehabilitate the structures. The City may also assist
with the assembly of land for new structures, public improvements or beautification projects on
vacant land or on property with deteriorated structures. The timing of revitalization projects will
depend upon the availability of Community Development Block Grant funds and the market for
commercial space.
Future Land Use and Zoning
The future land use in the North 24th Street Redevelopment Plan area will be generally consistent
with the present land use pattern and zoning districts (See Exhibit 3). The existing zoning districts
are appropriate for the proposed program of rehabilitation. Future redevelopment that may occur
would be primarily on vacant land and it is anticipated that the existing commercial zoning
categories will be appropriate for any likely new development.
Master Plan
The North 24th Street Redevelopment Area is located within the North Omaha Community
Planning District of the City Development Plan. This plan calls for expanding employment
opportunities, conserving neighborhoods, promoting commercial development, supporting the
historic heritage and mitigating environmental problems. The Redevelopment Plan is consistent
with the City Development Plan. The planned revitalization program will remove blighted
conditions and create new employment opportunities. The project conserves the existing
neighborhood and promotes new commercial development. Environmental problems caused by
physical deterioration, weeds and litter will be alleviated. The plan will have no effect on historic
properties.
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- • NORTH 24th STREET
REDEVELOPMENT PLAN
AMENDMENT TWO
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AMENDMENT TWO
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EXHIBIT 3
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•• 4 CITY OF OMAHA
• LEGISLATIVE CHAMBER
Omaha,Nebr December 3 19 96
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 North 24th Street Redevelopment Plan Amendment Two area
bounded by Ohio Street on the north, 22nd Street on the east, Willis Avenue and Lizzie Robinson
Avenue on the south and 25th Street on the west 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 North 24th Street
Redevelopment Plan Amendment Two which calls for the acquisition of property,the rehabilitation
of commercial and residential properties and the reuse of vacant or underutilized land; 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 North 24th Street Redevelopment Plan Amendment Two was
approved by the Omaha Planning board on November 6, 1996.
NOW THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF OMAHA:
THAT, the attached North 24th Street Redevelopment Plan Amendment Two,
prepared by the Omaha City Planning Department,be and hereby is approved as the Redevelopment
Plan for the redevelopment area bounded by Ohio Street on the north, 22nd Street on the east,Willis
Avenue and Lizzie Robinson Avenue on the south and 25th Street on the west.
• APPROVED AS TO FO •
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