The View on 39th - Apartments (39th & Dodge)

[Vitruvius]

Can someone legitimately explain why they can't build something two stories higher, on a smaller footprint, with a two-level podium of parking, respect the established setbacks of the homes on 39th Street and leave 39th open, and truly create a compliment to the historic neighborhood? A smaller footprint and two extra stories would be significantly less overpowering and invasive if done correctly.
Converting that alley to turf on the west will be an invitation for people problems.

You mean, pretty much exactly like the building that used to be there?

That's not what I described. Try harder.

[Big E]

[Athomsfere]

Can someone legitimately explain why they can't build something two stories higher, on a smaller footprint, with a two-level podium of parking, respect the established setbacks of the homes on 39th Street and leave 39th open, and truly create a compliment to the historic neighborhood? A smaller footprint and two extra stories would be significantly less overpowering and invasive if done correctly.
Converting that alley to turf on the west will be an invitation for people problems.

It would likely require steel, for one. Bringing the cost way up.

Same with setbacks. Decrease the minimum land area, increase the cost per square foot.

Even better quality requires greater resources. If the practice of throwing 4 stories on a podium bulging at parcel's edge continues, the landscape is in for a bleak future.

I have no issue with them going right to the sidewalk / easements. It's worked for centuries around the world and looks great:










You could argue that these buildings are bland, and I'd agree. But buildings should be functional first, and fill a need. These do that.
The sooner we start fixing our city with denser, more walkable blocks the sooner interesting infill will come.

Blocking every development because it through NIMYism only keeps good development away.

No NIMBYism. It's bad design, completely out of scale, with a goal of short-term efficiency rather than long-term productivity. The examples posted have no association to 39th and Dodge. Not the same type of streets. Not Manhattan or Boston or a European town square. Creating a "more walkable block" doesn't happen by adding on-street parking and more off-street parking as the podium of an apartment building. Closing 39th street only reinforces Dodge as a highway. Building to the sidewalk on Dodge is fine but misguided as Dodge is essentially a highway, and there will be no building entrance on Dodge. Maybe take the half-baked thinking further and isolate Dodge at every minor intersection from the river to 90th Street.
39th Street is comprised of large homes or homes/apartments all sharing the same setback, an essential characteristic of the street. The established setback should be followed and respected. That is even documented in the Master Plan.
Nothing about the plan and design integrates with the district. Tri-plexes, or duplexes or a taller building with an aligned setback could be built, but of course that would require more consideration, actual design, and doesn't provide the wealth and breaks to the developer.
Building without any regard for established surroundings is not intelligent. This is only about short-term gains for the developer not long-term productivity for the district and city.

And there you go, moving the goal posts...

I actually chose the ones from NYC for a reason, those brownstones were once hated for lacking tradition and character. They looked "mass produced" even.

And same for a lot of the European buildings. A lot of them weren't built 50 years, or 400 years ago to be elegant, sexy things. They filled the constraints and requirements of the time. Sure, some of them were rows for the affluent, but often not. Europe has a ton of post WWII buildings that were built cheaply, and quickly to replace all of the things that were bombed.

Even if you could argue these were somehow out of character for the neighborhood, or ugly, or bland. All of which are entirely subjective. In a time with some of the lowest housing stock available, along with high material costs and high rents / purchase prices that sell in 2 days anyway.

We need more housing more than we need to care about pedantic NIMBY things.

Having housing there, does help with walkability when what's currently there is basically the same, but also with an empty lot and a parking lot across the street.

[Vitruvius]

Nope. Didn't move the goal post. Kicked the ball through. Nothing NIMBY about it. And design needs to be present for descriptors like "out of character or ugly or bland".
Make an attempt at a legitimate point rather than conflation.

[Busguy2010]

Just saying from my relatively quiet corner... This building has no meritable qualities other than jamming more people into Midtown. I'm not going to reach any further than just saying I don't know how anyone would defend this development. Its ugly, it closes a street, there's zero attempt to cue off the surrounding buildings, no ground level retail, and its sure to be overpriced... I just don't see how it is defensible.

[Athomsfere]

Just saying from my relatively quiet corner... This building has no meritable qualities other than jamming more people into Midtown. I'm not going to reach any further than just saying I don't know how anyone would defend this development. Its ugly, it closes a street, there's zero attempt to cue off the surrounding buildings, no ground level retail, and its sure to be overpriced... I just don't see how it is defensible.

I'd say in that midtown does need more housing stock, and not every building needs ground level retail.

5 over 1 is not my favorite style either, but I understand why they are getting built every where.

I keep saying, our system is fundamentally flawed for what we really need / want. We can't keep complaining about these developments while simultaneously not fixing say zoning.

[ita]

Just saying from my relatively quiet corner... This building has no meritable qualities other than jamming more people into Midtown. I'm not going to reach any further than just saying I don't know how anyone would defend this development. Its ugly, it closes a street, there's zero attempt to cue off the surrounding buildings, no ground level retail, and its sure to be overpriced... I just don't see how it is defensible.

I'd say in that midtown does need more housing stock, and not every building needs ground level retail.

5 over 1 is not my favorite style either, but I understand why they are getting built every where.

I keep saying, our system is fundamentally flawed for what we really need / want. We can't keep complaining about these developments while simultaneously not fixing say zoning.

I have pushed one of the councilmen to explore adopting IBC 2021 that increases limits on stories and heights using mass timber. They have other issues and agendas, and they just recently adopted IBC 2018, but one of them is really concerned about affordable housing, so I have emailed them about things like mass timber and increasing floor limits on having one staircase (currently, once it's above 4 stories, you need 2, which forces use of certain floorplates that have long hallways (wasted space)). Seattle recently modified the latter in their code and other cities are adopting more liberal standards for mass timber building heights. These, and other modifications, can help developers have more options when building (both floorplans wise and design) while increasing more efficient use of land.

[Athomsfere]

Just saying from my relatively quiet corner... This building has no meritable qualities other than jamming more people into Midtown. I'm not going to reach any further than just saying I don't know how anyone would defend this development. Its ugly, it closes a street, there's zero attempt to cue off the surrounding buildings, no ground level retail, and its sure to be overpriced... I just don't see how it is defensible.

I'd say in that midtown does need more housing stock, and not every building needs ground level retail.

5 over 1 is not my favorite style either, but I understand why they are getting built every where.

I keep saying, our system is fundamentally flawed for what we really need / want. We can't keep complaining about these developments while simultaneously not fixing say zoning.

I have pushed one of the councilmen to explore adopting IBC 2021 that increases limits on stories and heights using mass timber. They have other issues and agendas, and they just recently adopted IBC 2018, but one of them is really concerned about affordable housing, so I have emailed them about things like mass timber and increasing floor limits on having one staircase (currently, once it's above 4 stories, you need 2, which forces use of certain floorplates that have long hallways (wasted space)). Seattle recently modified the latter in their code and other cities are adopting more liberal standards for mass timber building heights. These, and other modifications, can help developers have more options when building (both floorplans wise and design) while increasing more efficient use of land.

I love what you do!

[buildomaha]

Just saying from my relatively quiet corner... This building has no meritable qualities other than jamming more people into Midtown. I'm not going to reach any further than just saying I don't know how anyone would defend this development. Its ugly, it closes a street, there's zero attempt to cue off the surrounding buildings, no ground level retail, and its sure to be overpriced... I just don't see how it is defensible.

I'd say in that midtown does need more housing stock, and not every building needs ground level retail.

5 over 1 is not my favorite style either, but I understand why they are getting built every where.

I keep saying, our system is fundamentally flawed for what we really need / want. We can't keep complaining about these developments while simultaneously not fixing say zoning.

I have pushed one of the councilmen to explore adopting IBC 2021 that increases limits on stories and heights using mass timber. They have other issues and agendas, and they just recently adopted IBC 2018, but one of them is really concerned about affordable housing, so I have emailed them about things like mass timber and increasing floor limits on having one staircase (currently, once it's above 4 stories, you need 2, which forces use of certain floorplates that have long hallways (wasted space)). Seattle recently modified the latter in their code and other cities are adopting more liberal standards for mass timber building heights. These, and other modifications, can help developers have more options when building (both floorplans wise and design) while increasing more efficient use of land.

Couldn’t agree more with this. IBC is quite restrictive on residential compared to egress restrictions across Europe.

[Busguy2010]

It seems to me there is a "take what we can get" mentality currently. There used to be a lot more criticism to be discussed.

[Coyote]

$3.6 million in TIF approved for 39th & Dodge redevelopment plans



The Omaha City Council gave unanimous approval Tuesday to issue tax increment financing to add new housing in an area council members say "hasn't looked good for a long time."

[Coyote]

$3.6 million in TIF approved for 39th & Dodge redevelopment plans

The Omaha City Council gave unanimous approval Tuesday to issue tax increment financing to add new housing in an area council members say "hasn't looked good for a long time."

[NEDodger]

$3.6 million in TIF approved for 39th & Dodge redevelopment plans

The Omaha City Council gave unanimous approval Tuesday to issue tax increment financing to add new housing in an area council members say "hasn't looked good for a long time."

It really hasn't. It's hard to believe that the spot almost looked better when the Travel Inn was still sitting on it.....

[U R my Helix]

Oops, Zip code is 68131 not the west Omaha zip code of 68022. Thank you though for including the actual project address at 3902 Dodge St.

[iamjacobm]

Going back with a redesign to add more parking. Renderings look a bit different.

https://planning.cityofomaha.org/images ... ust/24.pdf

[Athomsfere]

Going back with a redesign to add more parking.

https://planning.cityofomaha.org/images ... ust/24.pdf

We just can't get these right.

[TransitOriented]

Going back with a redesign to add more parking.

https://planning.cityofomaha.org/images ... ust/24.pdf

We just can't get these right.

What's wrong? They just added another floor to the parking garage and 2 more apartments. You can't see any of the cars in the enclosed garage and the building just gained more height. Sounds like a win to me.

[daveoma]

It's definitely an improvement to the empty space that's there now, and I prefer the new design over townhomes or retail.

[ita]

Just drove past here. Part of Dodge is closed off and there is a giant hole in the ground. This one is progressing.

[NEDodger]

Apparently going to be finished in November. Having driven by yesterday, that seems ambitious…

https://omaha.com/news/local/traffic-ho ... -top-story

[ita]

Apparently going to be finished in November. Having driven by yesterday, that seems ambitious…

https://omaha.com/news/local/traffic-ho ... -top-story

Maybe they mean they will be complete to the point they don't need to take a lane on dodge?

[Louie]

Top floor walls are about halfway done on this project.

[Jins123]

It’s got some great density going on, pic from the med center parking lot

[Vitruvius]

Going back with a redesign to add more parking.

https://planning.cityofomaha.org/images ... ust/24.pdf

We just can't get these right.

What's wrong? They just added another floor to the parking garage and 2 more apartments. You can't see any of the cars in the enclosed garage and the building just gained more height. Sounds like a win to me.

More height would be a refreshing improvement, and It would certainly be more acceptable, in some cases, if the existing and established setbacks were respected rather than a box bursting at the seams of the parcel.

And closing the street that leads to the front door of perhaps the most historic home in Nebraska is just irresponsible planning and disrespectful to the character of the neighborhood... while making Dodge street even more of a "stroad".

[TitosBuritoBarn]

More height would be a refreshing improvement, and It would certainly be more acceptable, in some cases, if the existing and established setbacks were respected rather than a box bursting at the seams of the parcel.

And closing the street that leads to the front door of perhaps the most historic home in Nebraska is just irresponsible planning and disrespectful to the character of the neighborhood... while making Dodge street even more of a "stroad".

To be fair, there are no rules about the uniformity of setbacks. While uniform setbacks look organized to one person they can look dull and bland to another. Furthermore, as cities change and evolve and densify on previously undense parts of the city, which is inevitable to increase urbanity, those setbacks certainly cannot remain, especially given that SFH neighborhoods with generous front yards are going to be a lot of what gets replaced. In front of an apartment building that extends up 39th Street as this one does, there is little of value that could go in the space created by a setback anyway. I doubt they would put forth the funding for a nice landscaped area, as they certainly haven't tried to win any architectural awards, so it would likely be some grass and maybe a dog potty area. I really do not care for useless greenspace (dog potty areas excluded) as I don't think it adds much to the experience of the street user.

As far as the street closure, I don't follow. It will still be open to bikes and peds on the south end. Vehicle traffic has to go north to Davenport on either 40th or 38th which only puts minor additional strain on those streets. What exists of a view corridor of the house up 38th (it's blocked by privacy trees) doesn't go away. Is 39th the street that people approach the house from by car anyway? The parking lot is off 38th, but 40th is a collector built for more traffic. 39th serves little purpose in connecting Joslyn Castle. Furthermore, one disconnected street, particularly this one, won't contribute much to the heightening or lessening of Dodge as a stroad, especially given what I just mentioned about its connectivity. Everything in moderation. There are bigger things that would solve or worsen that. Surely adhereing to the generous, established setbacks on the perpendicular streets (meeting Dodge crosswise at that) wouldn't help as they detract from creating an enclosure without gaps, contributing to the stroad environment.

[Vitruvius]

More height would be a refreshing improvement, and It would certainly be more acceptable, in some cases, if the existing and established setbacks were respected rather than a box bursting at the seams of the parcel.

And closing the street that leads to the front door of perhaps the most historic home in Nebraska is just irresponsible planning and disrespectful to the character of the neighborhood... while making Dodge street even more of a "stroad".

To be fair, there are no rules about the uniformity of setbacks. While uniform setbacks look organized to one person they can look dull and bland to another. Furthermore, as cities change and evolve and densify on previously undense parts of the city, which is inevitable to increase urbanity, those setbacks certainly cannot remain, especially given that SFH neighborhoods with generous front yards are going to be a lot of what gets replaced. In front of an apartment building that extends up 39th Street as this one does, there is little of value that could go in the space created by a setback anyway. I doubt they would put forth the funding for a nice landscaped area, as they certainly haven't tried to win any architectural awards, so it would likely be some grass and maybe a dog potty area. I really do not care for useless greenspace (dog potty areas excluded) as I don't think it adds much to the experience of the street user.

As far as the street closure, I don't follow. It will still be open to bikes and peds on the south end. Vehicle traffic has to go north to Davenport on either 40th or 38th which only puts minor additional strain on those streets. What exists of a view corridor of the house up 38th (it's blocked by privacy trees) doesn't go away. Is 39th the street that people approach the house from by car anyway? The parking lot is off 38th, but 40th is a collector built for more traffic. 39th serves little purpose in connecting Joslyn Castle. Furthermore, one disconnected street, particularly this one, won't contribute much to the heightening or lessening of Dodge as a stroad, especially given what I just mentioned about its connectivity. Everything in moderation. There are bigger things that would solve or worsen that. Surely adhereing to the generous, established setbacks on the perpendicular streets (meeting Dodge crosswise at that) wouldn't help as they detract from creating an enclosure without gaps, contributing to the stroad environment.

"To be fair, there are no rules about the uniformity of setbacks."
Of course, not when waivers are granted that ignore them.

"While uniform setbacks look organized to one person they can look dull and bland to another."
Setbacks aren’t about aesthetics or taste. Setbacks are about order, continuity, scale, and spatial relationships.
Setbacks can’t be bland or boring, but ignoring them creates chaos.

"In front of an apartment building that extends up 39th Street as this one does, there is little of value that could go in the space created by a setback anyway."
For the human beings living and traveling the neighborhood, open space has value, greenspace isn't useless, and both qualities add to the pedestrian experience.

"I doubt they would put forth the funding for a nice landscaped area, as they certainly haven't tried to win any architectural awards..."
And that will be a part of its design failings: ill-considered, afterthought landscaping, and an overwhelming box with little to no design and clearly no thought about context and only token consideration given to the character of the neighborhood.

"As far as the street closure, I don't follow. It will still be open to bikes and peds on the south end. Vehicle traffic has to go north to Davenport on either 40th or 38th which only puts minor additional strain on those streets. What exists of a view corridor of the house up 38th (it's blocked by privacy trees) doesn't go away. Is 39th the street that people approach the house from by car anyway? The parking lot is off 38th, but 40th is a collector built for more traffic. 39th serves little purpose in connecting Joslyn Castle."
If 39th is closed and there is no traffic light, how will bikes and pedestrians cross Dodge Street at 39th? And if there will be a traffic light installed, then there's no reason to close 39th Street. 39th is only being closed and narrowed into a turnaround so the building can push east and increase its mass. That's poor design at best.

"Furthermore, one disconnected street, particularly this one, won't contribute much to the heightening or lessening of Dodge as a stroad..."
Well, if that's the case, then there's no justification for closing 39th Street. In fact, put the pedestrian first, not the automobile. Put a traffic light at 39th at Dodge and decrease speed on that section and hill of Dodge Street.

"There are bigger things that would solve or worsen that. Surely adhereing to the generous, established setbacks on the perpendicular streets (meeting Dodge crosswise at that) wouldn't help as they detract from creating an enclosure without gaps, contributing to the stroad environment."
Adhering to 39th Street's setbacks cannot be characterized as a detraction from creating an enclosure without gaps at 39th at Dodge. That's irrelative nonsense. However, admitting that closing 39th will contribute to the "Stroad environment" is commendable.

[TitosBuritoBarn]

"To be fair, there are no rules about the uniformity of setbacks."
Of course, not when waivers are granted that ignore them.

That's what waivers are for.

"While uniform setbacks look organized to one person they can look dull and bland to another."
Setbacks aren’t about aesthetics or taste. Setbacks are about order, continuity, scale, and spatial relationships.
Setbacks can’t be bland or boring, but ignoring them creates chaos.

Cities are chaos. You're of the opinion that order is the ideal city design, but realistically ideal city design and city chaos don't always mix. Case in point, as the density of this neighborhood changes as it is with this development, precise setbacks, scale, and continuity are impossible.

"In front of an apartment building that extends up 39th Street as this one does, there is little of value that could go in the space created by a setback anyway."
For the human beings living and traveling the neighborhood, open space has value, greenspace isn't useless, and both qualities add to the pedestrian experience.

Don't confuse my thoughts on open space with tasteful landscaping and useful parks. Space that is open for the sake of being open consisting of just grass or, gravel or what have you is indeed useless. It can break up the scale and continuity of the street, disrupting the building enclosure, and can make one feel exposed in some cases, if there isn't, say, a park, or art, or something, anything to interact with there.

"As far as the street closure, I don't follow. It will still be open to bikes and peds on the south end. Vehicle traffic has to go north to Davenport on either 40th or 38th which only puts minor additional strain on those streets. What exists of a view corridor of the house up 38th (it's blocked by privacy trees) doesn't go away. Is 39th the street that people approach the house from by car anyway? The parking lot is off 38th, but 40th is a collector built for more traffic. 39th serves little purpose in connecting Joslyn Castle."
If 39th is closed and there is no traffic light, how will bikes and pedestrians cross Dodge Street at 39th? And if there will be a traffic light installed, then there's no reason to close 39th Street. 39th is only being closed and narrowed into a turnaround so the building can push east and increase its mass. That's poor design at best.

There is no circumstance where a traffic light would be considered at 39th when there's one at 40th. It's in violation of the MUTCD and is completely unwarranted. That's not to suggest that Dodge can't be retrofitted to make the crossing at 39th better for bikes and peds. Rapid flashing beacons with median refuge islands and bump outs can be installed, as one possible combination of solutions. A traffic light will not happen. Look man, there's more than design that goes into building a city. It's all a system that works together and is dynamic.

"Furthermore, one disconnected street, particularly this one, won't contribute much to the heightening or lessening of Dodge as a stroad..."
Well, if that's the case, then there's no justification for closing 39th Street. In fact, put the pedestrian first, not the automobile. Put a traffic light at 39th at Dodge and decrease speed on that section and hill of Dodge Street.

Addressed above

"There are bigger things that would solve or worsen that. Surely adhereing to the generous, established setbacks on the perpendicular streets (meeting Dodge crosswise at that) wouldn't help as they detract from creating an enclosure without gaps, contributing to the stroad environment."
Adhering to 39th Street's setbacks cannot be characterized as a detraction from creating an enclosure without gaps at 39th at Dodge. That's irrelative nonsense. However, admitting that closing 39th will contribute to the "Stroad environment" is commendable.

You need to realize that the character of the neighborhood is changing and to transition from SFH to a more dense urban environment changes what is considered contextual and what is an appropriate setback. To keep all character and all development patterns as they are is a large component of the affordable housing crisis we are seeing right now, among other things. Again, I cannot stress enough that there is more to cities than simply design.

[PotatoeEatsFish]

The recent pedestrian car incident on 39h and Dodge proves that set backs need to be enforced on Dodge. With the walls butting up to the street drivers just forget that there are pedestrians. There also needs to be more pedestrian walkways over Dodge.

[Brad]

Couple quick notes about this project.

When this project was approved, they had to dedicate somewhere between 7 and 8 feet of right-of-way to the City of Omaha (Happens in a lot of these East Omaha Projects). So this project's new lot line is actually further away from Dodge Street than its neighbors. Instead of a 4' wide sidewalk that is 4' away from the street, its going to have a 7' wide sidewalk that is 8.5' away from the street.

As far as 39th Street, there are 2 sidewalks running north and south. The sidewalk along the building is going to be 10' wide and has an easement for the public to use it. The sidewalk on the east side will be 5' wide and also has an easement for the public to use. So the walkability of the neighborhood is improving with better sidewalks, only difference is that car's cant turn off Dodge on to 39th.

[Flyer14]

Couple quick notes about this project.

When this project was approved, they had to dedicate somewhere between 7 and 8 feet of right-of-way to the City of Omaha (Happens in a lot of these East Omaha Projects). So this project's new lot line is actually further away from Dodge Street than its neighbors. Instead of a 4' wide sidewalk that is 4' away from the street, its going to have a 7' wide sidewalk that is 8.5' away from the street.

As far as 39th Street, there are 2 sidewalks running north and south. The sidewalk along the building is going to be 10' wide and has an easement for the public to use it. The sidewalk on the east side will be 5' wide and also has an easement for the public to use. So the walkability of the neighborhood is improving with better sidewalks, only difference is that car's cant turn off Dodge on to 39th.

Thanks for the clarification Brad!

[TitosBuritoBarn]

The recent pedestrian car incident on 39h and Dodge proves that set backs need to be enforced on Dodge. With the walls butting up to the street drivers just forget that there are pedestrians. There also needs to be more pedestrian walkways over Dodge.

Setbacks aren’t going to make much of a difference in this regard. Bump outs would place pedestrians more in the line of sight while daylifhting keeps the intersection clear of obstacles like parked cars, signs, trees, and other things that obstruct them from view.

Pedestrian walkways work well if the time it takes for pedestrians to use them is less than it would be to hurry across the street. Studies show pedestrians are more willing to risk their safety than spend extra time walking up and across a pedestrian crossing.

[Dusty]

The recent pedestrian car incident on 39h and Dodge proves that set backs need to be enforced on Dodge. With the walls butting up to the street drivers just forget that there are pedestrians. There also needs to be more pedestrian walkways over Dodge.

Setbacks aren’t going to make much of a difference in this regard. Bump outs would place pedestrians more in the line of sight while daylifhting keeps the intersection clear of obstacles like parked cars, signs, trees, and other things that obstruct them from view.

Pedestrian walkways work well if the time it takes for pedestrians to use them is less than it would be to hurry across the street. Studies show pedestrians are more willing to risk their safety than spend extra time walking up and across a pedestrian crossing.

I agree with Titos. Pushing everything back gives more of that open road mindset which results in more speeding and negligent driving. We just need to slow down and be more aware of our surroundings. I have mentioned before about putting pedestrian refuge islands on 72nd and Dodge vs. a pedestrian bridge. I also posted a great video on daylighting on the Vision Zero thread.

Another push for me is giving Dodge a road diet by converting one lane to a dedicated lane for transit. It will improve service and increase speed for ORBT. Also, the transit lane will create an extra visibility and buffer between cars and pedestrians.

[ita]

This one is topped out, I think. It has a nice presence right at the top of the hill on Dodge.

[Louie]

This one is topped out, I think. It has a nice presence right at the top of the hill on Dodge.

Agreed, this is very visible from the top of the hill near 67th and Dodge even.

[Renovator2559]

I agree with Titos. Pushing everything back gives more of that open road mindset which results in more speeding and negligent driving. We just need to slow down and be more aware of our surroundings. I have mentioned before about putting pedestrian refuge islands on 72nd and Dodge vs. a pedestrian bridge. I also posted a great video on daylighting on the Vision Zero thread.

Another push for me is giving Dodge a road diet by converting one lane to a dedicated lane for transit. It will improve service and increase speed for ORBT. Also, the transit lane will create an extra visibility and buffer between cars and pedestrians.

Also, what are your thoughts on this street layout as other places outside the US use? Like this one of Aguascalientes (I didn't take this one) but I crossed this street many times by foot when I visited the city.

Fast moving street in the middle, seperated with medians and on the sides slow moving streets with speed bumps to pose as a speed buffers. Seriously why don't we use true speed bumps more, they are effective in slowing any car?

[Athomsfere]

Some good, and some bad there.

Super wild angle, so I can't get a feel for the designed speed very well, but the lanes look a little too wide.

The median is meh. At least there is an island there, but the trees provide little cover and there are no curb cuts.

And that frontage road thing looks like a nightmare for cars and pedestrians.. But I can't really see much

[Vitruvius]

"To be fair, there are no rules about the uniformity of setbacks."
Of course, not when waivers are granted that ignore them.

That's what waivers are for.

"While uniform setbacks look organized to one person they can look dull and bland to another."
Setbacks aren’t about aesthetics or taste. Setbacks are about order, continuity, scale, and spatial relationships.
Setbacks can’t be bland or boring, but ignoring them creates chaos.

Cities are chaos. You're of the opinion that order is the ideal city design, but realistically ideal city design and city chaos don't always mix. Case in point, as the density of this neighborhood changes as it is with this development, precise setbacks, scale, and continuity are impossible.

"In front of an apartment building that extends up 39th Street as this one does, there is little of value that could go in the space created by a setback anyway."
For the human beings living and traveling the neighborhood, open space has value, greenspace isn't useless, and both qualities add to the pedestrian experience.

Don't confuse my thoughts on open space with tasteful landscaping and useful parks. Space that is open for the sake of being open consisting of just grass or, gravel or what have you is indeed useless. It can break up the scale and continuity of the street, disrupting the building enclosure, and can make one feel exposed in some cases, if there isn't, say, a park, or art, or something, anything to interact with there.

"As far as the street closure, I don't follow. It will still be open to bikes and peds on the south end. Vehicle traffic has to go north to Davenport on either 40th or 38th which only puts minor additional strain on those streets. What exists of a view corridor of the house up 38th (it's blocked by privacy trees) doesn't go away. Is 39th the street that people approach the house from by car anyway? The parking lot is off 38th, but 40th is a collector built for more traffic. 39th serves little purpose in connecting Joslyn Castle."
If 39th is closed and there is no traffic light, how will bikes and pedestrians cross Dodge Street at 39th? And if there will be a traffic light installed, then there's no reason to close 39th Street. 39th is only being closed and narrowed into a turnaround so the building can push east and increase its mass. That's poor design at best.

There is no circumstance where a traffic light would be considered at 39th when there's one at 40th. It's in violation of the MUTCD and is completely unwarranted. That's not to suggest that Dodge can't be retrofitted to make the crossing at 39th better for bikes and peds. Rapid flashing beacons with median refuge islands and bump outs can be installed, as one possible combination of solutions. A traffic light will not happen. Look man, there's more than design that goes into building a city. It's all a system that works together and is dynamic.

"Furthermore, one disconnected street, particularly this one, won't contribute much to the heightening or lessening of Dodge as a stroad..."
Well, if that's the case, then there's no justification for closing 39th Street. In fact, put the pedestrian first, not the automobile. Put a traffic light at 39th at Dodge and decrease speed on that section and hill of Dodge Street.

Addressed above

"There are bigger things that would solve or worsen that. Surely adhereing to the generous, established setbacks on the perpendicular streets (meeting Dodge crosswise at that) wouldn't help as they detract from creating an enclosure without gaps, contributing to the stroad environment."
Adhering to 39th Street's setbacks cannot be characterized as a detraction from creating an enclosure without gaps at 39th at Dodge. That's irrelative nonsense. However, admitting that closing 39th will contribute to the "Stroad environment" is commendable.

You need to realize that the character of the neighborhood is changing and to transition from SFH to a more dense urban environment changes what is considered contextual and what is an appropriate setback. To keep all character and all development patterns as they are is a large component of the affordable housing crisis we are seeing right now, among other things. Again, I cannot stress enough that there is more to cities than simply design.

Obviously, a neighborhood's character does change, but respecting character differs greatly from attempting to "keep all character", and respecting character certainly isn't a sacrifice in the hands of well-equipped talent.
When a development is motivated solely by financial gain, it's inconsiderate, disrespectful, self-serving, and, in the end, and exercise in mediocrity. And there's never any real concern for longevity or sustainability.
This project's potential long-term benefits to the neighborhood and developer would in no way have been compromised by more thoughtful and creative design and massing and respect for the established setback on the west side of 39th.
And as far as the affordable housing crisis, this project was never about affordability. However, that may change once the market is saturated and competitive.

[Athomsfere]

And as far as the affordable housing crisis, this project was never about affordability. However, that may change once the market is saturated and competitive.

That is the only real way to work on affordably housing...

[Vitruvius]

And as far as the affordable housing crisis, this project was never about affordability. However, that may change once the market is saturated and competitive.

That is the only real way to work on affordably housing...

And the market can be just as saturated and competitive when housing development is incremental, resilient, thoughtfully designed, and gives the human being priority over automobiles.

[halgy]

And as far as the affordable housing crisis, this project was never about affordability. However, that may change once the market is saturated and competitive.

That is the only real way to work on affordably housing...

And the market can be just as saturated and competitive when housing development is incremental, resilient, thoughtfully designed, and gives the human being priority over automobiles.

Any examples of that? Bonus points if it is in a city analogous to Omaha.