The Arthur (SEC 48th and Dodge)

[iamjacobm]

{EDIT - THIS WAS SPLIT FROM THE 46TH AND DODGE THREAD, THIS IS A DIFFERENT PROJECT}

New developer attached here. Not as tall. Expect the 5 floor scale that is most common. CSI has a few parcels just west of 46th. The developer owns everything else bound by Dodge and Douglas up to 48th.

[Athomsfere]

I'm left wondering what Dodge is going to look like with the streetcar going south of Dodge...

I wonder if Blackstone will get the first major residential tower since Elmwood Tower...

[Louie]

I'm left wondering what Dodge is going to look like with the streetcar going south of Dodge...

I wonder if Blackstone will get the first major residential tower since Elmwood Tower...

I would assume its proximity to it will still reap some benefits. And it will remain the main drag for car/bus commuting.

[Brad]

New developer attached here. Not as tall. Expect the 5 floor scale that is most common. CSI has a few parcels just west of 46th. The developer owns everything else bound by Dodge and Douglas up to 48th.

CSI is the eastern 4 lots on Dodge and 3 lots on Douglas (Technically 5 lots and 5 lots, but some were combined previously)

The alley vacation for this block was on Planning Board this week.

[iamjacobm]

TIF for the new project before planning board next week.

[iamjacobm]

329 units, keeping one of the old structures on Dodge.

https://planning.cityofomaha.org/images ... ust/09.pdf

[Garrett]

I notice these are on 48th and dodge, not 46.

[NEDodger]

Another win. Slowly disposing of the decrepit properties on Dodge. Suds and Duds, please be next.

[ita]

I notice these are on 48th and dodge, not 46.

Yeah, this is taking out the Young Kim's auto service station that's been vacant for a long time.

[Brad]

I notice these are on 48th and dodge, not 46.

Yes, this is a different project than the 46th & Dodge project from 3 or 4 years ago,

[Athomsfere]

Another win. Slowly disposing of the decrepit properties on Dodge. Suds and Duds, please be next.

A minor win though. Too much parking. I hate to see houses go for surface parking of all things.

[bldgengineer2015]

Another win. Slowly disposing of the decrepit properties on Dodge. Suds and Duds, please be next.

A minor win though. Too much parking. I hate to see houses go for surface parking of all things.

What surface parking are you talking about? There is a small lot off of Dodge and street parking, the rest of the parking is structured parking under the building.

[Brad]

Another win. Slowly disposing of the decrepit properties on Dodge. Suds and Duds, please be next.

A minor win though. Too much parking. I hate to see houses go for surface parking of all things.

What surface parking are you talking about? There is a small lot off of Dodge and street parking, the rest of the parking is structured parking under the building.

It’s also going to be zoned TOD which cuts the parking requirement in half.

[Athomsfere]

Another win. Slowly disposing of the decrepit properties on Dodge. Suds and Duds, please be next.

A minor win though. Too much parking. I hate to see houses go for surface parking of all things.

What surface parking are you talking about? There is a small lot off of Dodge and street parking, the rest of the parking is structured parking under the building.

Good call. I misread it.

I thought I saw these homes



turn into lots here:


Went back through it, and I see where I didn't look close enough.

[TitosBuritoBarn]

I like that they're saving and integrating the former animal hospital on Dodge into the project as the lobby. The animal hospital is a pretty cool building.

[bldgengineer2015]

Another win. Slowly disposing of the decrepit properties on Dodge. Suds and Duds, please be next.

A minor win though. Too much parking. I hate to see houses go for surface parking of all things.

What surface parking are you talking about? There is a small lot off of Dodge and street parking, the rest of the parking is structured parking under the building.

Good call. I misread it.

I thought I saw these homes



turn into lots here:


Went back through it, and I see where I didn't look close enough.

Yeah, technically those houses are going away for parking, just happens to have four stories of apartments on top of them. I am working on this project so I'm a little protective.

[Brad]

I like that they're saving and integrating the former animal hospital on Dodge into the project as the lobby. The animal hospital is a pretty cool building.

It’s on the historic register.

[Athomsfere]

Another win. Slowly disposing of the decrepit properties on Dodge. Suds and Duds, please be next.

A minor win though. Too much parking. I hate to see houses go for surface parking of all things.

What surface parking are you talking about? There is a small lot off of Dodge and street parking, the rest of the parking is structured parking under the building.

Good call. I misread it.

I thought I saw these homes



turn into lots here:


Went back through it, and I see where I didn't look close enough.

Yeah, technically those houses are going away for parking, just happens to have four stories of apartments on top of them. I am working on this project so I'm a little protective.

As they aren't just surface lots, that makes me happy enough!

[Coyote]

An $82 million apartment project
to scrape several structures but retain Omaha landmark
Busy Dodge corridor east of 48th Street would see about 330 more market-rate units

An $82 million apartment complex is poised to dramatically change the look of the busy Dodge Street corridor, clearing multiple structures but preserving and repurposing a landmark animal hospital as the project’s “front door. The new five-story building, with about 330 units, is to stretch across 2.5 acres southeast of 48th and Dodge Streets.



An $82 million apartment project southeast of 48th and Dodge Streets would raze several structures yet retain and repurpose the landmark Pittman animal hospital. (Courtesy of Holland Basham Architects)

It calls for demolition of nine houses along Douglas Street and a cluster of commercial buildings fronting Dodge. Saved would be the structure that housed Pittman veterinary services at 4629 Dodge, which is designated a local landmark. That one-story streamlined Art Moderne style brick building designed by Omaha’s John Latenser & Sons is to be rehabilitated into a leasing office and gathering spot for the tenants of the project.

Notable Dr. A.B. Pittman

Dr. Arthur B. Pittman, Omaha’s first African American veterinarian and notable civic leader, operated a successful practice out of the facility until his death in 1990. Vet services continued at the site, which retained Pittman’s name. Constructed in 1948, the structure stands out also for its curved, glass-block walls. The project redevelopment team managed by Jared Hollinger seeks approval from the city of nearly $11 million in a public subsidy called tax-increment financing to help transform the site into apartments. If approved, a city application says construction could start in November and wrap up at the end of 2024. City planners and the Omaha Planning Board have recommended approval, though the TIF and related rezoning requests have yet to be approved by the City Council. Brian Akert of Holland Basham Architects told Planning Board members Wednesday that the project targets a “tired” area of Dodge west of Saddle Creek Road.

Relatively rare example

According to city planners, the proposal meets goals of the city master plan by replacing vacant or underused commercial buildings along Dodge while incorporating an existing historic structure. The project that lists an address of 4651 Dodge St. is expected to promote public transportation by adding housing density along an ORBT line. “We think it could be a great project for the area,” said Eric Englund, assistant city planning director. Documents submitted to the city say the project site is composed of 13 parcels between Dodge and Douglas Streets, nine of them occupied by single-family houses. The houses are to be razed along with remaining commercial parcels along Dodge between 46th and 48th, except for the animal hospital. Renderings presented to the Planning Board show an outdoor courtyard with an area for a pool and other amenities such as a fitness center, a game room and individual decks on some units. The exterior of the Pittman building is to be restored. According to a landmark designation, the structure represents a “relatively rare local example of a small scale streamlined Art Moderne commercial building” that was included in the Nebraska Historic Buildings survey in 2003.

Streetcar zone



Proposed apartment project southeast of 48th and Dodge Streets. (Courtesy of Holland Basham Architects)

In all, the apartments are to span about 408,000 square feet and would occupy about two-thirds of the area bounded by Dodge, Douglas, 46th and 48th Streets, city records say. They identify the applicant/owner as Curtis Leick and say the ownership structure will consist of Burlington Capital and Sower Capital Management as principals. Each of the 330 or so units is to be an average of 675 square feet. They are to be mostly studios leasing at an estimated $950; 111 one-bedroom units leasing at about $1,300; and 48 two-bedroom dwellings leasing for about $2,000 a month.

City planner Don Seten said the project is within the proposed streetcar influence zone, so a portion of the TIF would be designated to help finance the city’s proposed modern streetcar. Under TIF, which is an economic development tool approved by the Nebraska Legislature, new property tax revenue generated by new development in a blighted area can be directed to cover eligible expenses incurred by a developer. The city approves the TIF amount, the developer obtains a loan, and after a loan period of generally 15 or 20 years, the property tax revenue from the project then starts flowing to traditional recipients such as school districts and local governments.

[TransitOriented]

Quick numbers for potential revenue

171 studios @ 950 = 162,450
111 1bed @ 1300 = 144,300
48 2beds @ 2000 = 96,000
Potential Total Monthly Revenue = $402,750

[skinzfan23]

Excited for this development but if the building they are saving is considered a landmark, Omaha is in sad shape

[ItsAllAboutMe]

Looks a lot like the Mercantile apartment building in both size and style. Should be a massive improvement for that block.

[TitosBuritoBarn]

It looks like every commercial building they're buying along Dodge was abandoned and for sale last year at the same time. Kind of a nice call to get if you're a realtor:

Developer: "Hi, we're interested in the commercial property you have available along Dodge between 46th and 48th."
Realtor: "Oh! Okay, which one? The gas station? The real estate office? The vet? The roofing company?"
Developer: "Yes."

(I see they were offered by different companies, but I prefer to think that this is how it went down).

[TransitOriented]

Excited for this development but if the building they are saving is considered a landmark, Omaha is in sad shape

Brad says that building is on the historical register.

[Athomsfere]

Excited for this development but if the building they are saving is considered a landmark, Omaha is in sad shape

I always thought it was a neat building driving down Dodge and hoped to see it become something again. "Landmark" might be pushing it, but you don't have a ton of choices of how to classify old buildings.

[Brad]

https://landmark.cityofomaha.org/articl ... n-building

Pittman Veterinarian Building
Address: 4629 Dodge Street
Year Built: 1948

Architect: John Latenser & Sons

Builder: Unknown

Style: Art Moderne

Designated Omaha Landmark: 4/2/2006

In 1948, A.B. Pittman commissioned John Latenser & Sons to design a building for his veterinarian practice along the Dodge Street commercial corridor. John Latenser and Sons designed the one-story brick building in the Art Moderne Style with clean sweeping lines and an emphasis upon the horizontal. Curved glass block walls and integrated planters grace the ends of the front façade while a sign above the front door spells out the business’s name in neon letters. Dr. A.B. Pittman, Omaha’s first African American veterinarian and a respected civic leader, operated a successful practice out of the building until his death in 1990. A veterinarian practice continues to operate out of the building today.

[aubry19841]

I think some of the images shown are out dated. Find the new renderings here. Less flashy... https://planning.cityofomaha.org/images ... 219_V2.pdf

[Louie]

This is a truly long friggin building

[Coyote]

Developers plan to build apartment complex near busy Omaha intersection
Developers want to build a five-story apartment complex near 48th and Dodge.

There are plans to redevelop an area that runs along Omaha’s main drag. Developers want to build a five-story apartment complex near 48th and Dodge. That means some old run-down buildings will be demolished to make way for the new apartment complex but some of the old will stand next to the new construction. The old gas station has become an eye sore. It’s been vacant for years and the plans call for buildings along the block to be knocked down to make way for a five-story apartment building with 329 units. But there’s one building on this block that developers plan to save.

The building is an Omaha landmark and was once the office of veterinarian Arthur Pittman. “It was built in 1948 for Arthur Pittman, he was the first African American vet in Omaha and he was also a civic leader in the African American community,” said Shelley McCafferty, city planner and historic preservation administrator. Dr. Pittman didn’t build a regular building, he built something with style. “The building itself was designed by John Latenser and sons, they were prominent architects in Omaha in 1948, and it’s designed in the art modern style which is a style we have very few buildings left in Omaha so this is one of the few intact examples that we have of art modern architecture,” said McCafferty.

Justin Kemerling and his family live a block over from the redevelopment site. He’s excited about the city’s growth and he appreciates the fact that developers will keep the landmark building. “The new plan sounds like they’re going to keep the animal hospital there’s some thoughtfulness around the history of that,” said Kemerling. Justin Will owns Dry Fire Lazer Shooting Range. His airsoft gun business is right across the street from the development site. He says this talk of growth in the area has him rethinking his future business plans. “I was thinking about moving to right outside of the city limits so we could have kind of an outdoor field and an indoor field now I’m kind of leaning towards leaving the shop here,” said Will. Developers will also move blocks over into the residential area. They also plan to take nine houses on Davenport Street, some are already vacant.

“We think is good for other options for housing in midtown like not just all single-family homes, getting housing for more people in the area we think is a good thing as long as it’s done right,” Kemerling. Connor Mininni lives right across the street from the backside of the proposed project. Connor is concerned about affordable housing in his neighborhood. “It feels like it’s just going to be another apartment complex where they say its affordable housing but it’s really not and it’s really meant for a certain group of people that are more financially stable than others in Omaha,” said Mininni.


https://gray-wowt-prod.cdn.arcpublishin ... ADDHLM.jpg

[Coyote]

Five-story apartment complex planned for 48th and Dodge; Council approves $10 million in TIF

A large apartment complex is planned along Dodge Street in an area in Omaha that has been dilapidated for years. Developers are planning a five-story, $82 million apartment complex on the southeast corner of 48th and Dodge. The complex will include over 300 apartment units geared towards middle-income residents.

The project will remove many of the run-down buildings in the corner. But one Omaha landmark, the Pittman Building, which housed Omaha's first black-owned animal hospital, will stay as the leasing office. “It’s not just a matter of saving something old to save something old," said Zach Reinhardt, project developer. "It’s a matter of recognizing that somebody made an investment in this area in the same place we want to make an investment, honoring an investment he made that was historic at the time." Pittman Animal Hospital closed this year, when its owner, unrelated to Dr. Pittman, retired. The Omaha City Council approved the TIF request of over $10 million.

[Louie]

Any firm dates on this project?

[Coyote]

The Omaha City Council met Tuesday, Oct 4, to approve multiple tax increment financing (TIF) agreements, including nearly $11 million for a five-story apartment building near 48th and Dodge Streets. The project will replace several dilapidated buildings in the area, as well as incorporate the historic Pittman Animal Hospital, which will be used as an amenity building and leasing office for the apartment complex. Zach Reinhardt from Access Commercial said it was important to honor Arthur Pittman, who was the first Black veterinarian in Omaha. “We see the Pittman building as the front door to our development,” Reinhardt said. “Every prospective resident will interact with, will encounter, will learn about the history of that building.”

[ita]

Five-story apartment complex planned for 48th and Dodge; Council approves $10 million in TIF

A large apartment complex is planned along Dodge Street in an area in Omaha that has been dilapidated for years. Developers are planning a five-story, $82 million apartment complex on the southeast corner of 48th and Dodge. The complex will include over 300 apartment units geared towards middle-income residents.

The project will remove many of the run-down buildings in the corner. But one Omaha landmark, the Pittman Building, which housed Omaha's first black-owned animal hospital, will stay as the leasing office. “It’s not just a matter of saving something old to save something old," said Zach Reinhardt, project developer. "It’s a matter of recognizing that somebody made an investment in this area in the same place we want to make an investment, honoring an investment he made that was historic at the time." Pittman Animal Hospital closed this year, when its owner, unrelated to Dr. Pittman, retired. The Omaha City Council approved the TIF request of over $10 million.

This will have a lot of units! Here's the breakdown:

1 bed (small) -170 units - $950
1 bed - 111 - $1,295
2 bed - 48 - $1,950

[S.O.Boy]

Five-story apartment complex planned for 48th and Dodge; Council approves $10 million in TIF

A large apartment complex is planned along Dodge Street in an area in Omaha that has been dilapidated for years. Developers are planning a five-story, $82 million apartment complex on the southeast corner of 48th and Dodge. The complex will include over 300 apartment units geared towards middle-income residents.

The project will remove many of the run-down buildings in the corner. But one Omaha landmark, the Pittman Building, which housed Omaha's first black-owned animal hospital, will stay as the leasing office. “It’s not just a matter of saving something old to save something old," said Zach Reinhardt, project developer. "It’s a matter of recognizing that somebody made an investment in this area in the same place we want to make an investment, honoring an investment he made that was historic at the time." Pittman Animal Hospital closed this year, when its owner, unrelated to Dr. Pittman, retired. The Omaha City Council approved the TIF request of over $10 million.

This will have a lot of units! Here's the breakdown:

1 bed (small) -170 units - $950
1 bed - 111 - $1,295
2 bed - 48 - $1,950

According to what I found on Zillow $1,950 is about a monthly payment for a $275,000 house. Happy I am not buying or renting.

[Brad]

--BUMP--

This is the current project, not the 5 year old project WOWT referenced last night.

[Mapguy]

10 million in TIF seems high. Similar projects like the BOS got 5 million in TIF for around 250 units.

It comes out to about 33k a unit in subsidies. Obviously brownfield development is higher risk but at 33k a unit youd think you could get something a little more substantial than a 4 over 1 stick building.

I swear these developers are laughing all the way to the bank with the city subsidizing the hottest neighborhood in Omaha with TIF.

[skip]

all structures on this property have plywood over the doors/windows. assuming demo will begin some time soon since tenants have been removed.

[aubry19841]

Recent info provided to the neighborhood is that there is no timetable for demolition. Financial problems??? The abandoned houses (with their frequent guests) have been a fantastic development though!

[skinzfan23]

Hopefully not too delayed. I don't understand why some of these developments seem to take forever to get going, especially in that corridor. It should be a no-brainer and funding easy to come by for apts near the Med Center in that part of Omaha.

[aubry19841]

Housing project on Omaha’s Dodge Street causing frustration for area residents

https://www.wowt.com/2023/08/21/housing ... residents/

“The permits for the sewer and water cut-off have been issued and the general contractor is going to start with the demolition next week,” Begley said. “They’ll see some construction fencing around and the general contractor will be on-site, so we’ll be seeing a lot of progress really soon.”