The Mueller (2226 Howard St)

[Nosebot]

https://planning.cityofomaha.org/images ... 24-215.pdf

Nice little development in the CBD, with a dinky 12 space parking garage.

[halgy]

Looking at Google maps, this will be replacing an old single family house. If I'm reading the plans right, the new building will have 34 dwelling units (not sure if that is bedrooms or discrete apartments or something else). Regardless, quite the upgrade. Exactly the sort of development that the streetcar is meant to encourage.

[Brad]

If I'm reading the plans right, the new building will have 34 dwelling units (not sure if that is bedrooms or discrete apartments or something else)

Not sure why they didn't completely fill out the application on the first page.

Efficiency (Studio) = 1 parking space per unit
One Bedroom = 1.5 parking spaces per unit
Two or More Bedrooms = 2 parking spaces per unit

So unless they are all studios, there are not 34 units. But this is in the CBD so they are exempt anyways.

[skinzfan23]

Here is an article on the current house on the land:

https://myomahaobsession.com/2017/01/23 ... rd-street/Mysteries of Omaha: 2226 Howard Street

[Athomsfere]

Super neat house I somehow have missed all these years.

But it appears to be very poor condition. Nice to see the infill, just too bad this was neglected for so long.

[skinzfan23]

Super neat house I somehow have missed all these years.

But it appears to be very poor condition. Nice to see the infill, just too bad this was neglected for so long.

I agree.

[nebport5]

Nice infill, yet, it'll be a shame to lose all those trees.

[CompSci99]

Bit confused. I have driven by this address multiple times and I am almost 100% certain the house has already been torn down. There is just a vacant grass lot. The lot is surrounded by multifamily flats and a 6 story apartment building, all owned by NuStyle.

[Garrett]

Bit confused. I have driven by this address multiple times and I am almost 100% certain the house has already been torn down. There is just a vacant grass lot. The lot is surrounded by multifamily flats and a 6 story apartment building, all owned by NuStyle.

It’s still there as of 2 years ago on streetview, between a few row houses on its west and a parking lot to the east.

[nebport5]

Bit confused. I have driven by this address multiple times and I am almost 100% certain the house has already been torn down. There is just a vacant grass lot. The lot is surrounded by multifamily flats and a 6 story apartment building, all owned by NuStyle.

It’s still there as of 2 years ago on streetview, between a few row houses on its west and a parking lot to the east.

Yeah I was going completely off google maps.

[MadJack]

I has been torn down. I drove by yesterday.

[Bomaha]

Yes, the house has been gone for months.

[iamjacobm]

Not sure if these are different from the first post, but docs in front of the planning board for this project below.

https://planning.cityofomaha.org/images ... ber/16.pdf

[Athomsfere]

I'm a little amazed that even here we can't get more than 4 stories.

[FishFighter92]

I'm a little amazed that even here we can't get more than 4 stories.

How tall are we allowed to build a residential unit out of wood?

[Athomsfere]

I'm a little amazed that even here we can't get more than 4 stories.

How tall are we allowed to build a residential unit out of wood?

18 stories if mass timber and IBC 2021... I think we are still waiting to adopt that one.

[FishFighter92]

I'm a little amazed that even here we can't get more than 4 stories.

How tall are we allowed to build a residential unit out of wood?

18 stories if mass timber and IBC 2021... I think we are still waiting to adopt that one.

That’s the building code in Omaha?

[Athomsfere]

I'm a little amazed that even here we can't get more than 4 stories.

How tall are we allowed to build a residential unit out of wood?

18 stories if mass timber and IBC 2021... I think we are still waiting to adopt that one.

That’s the building code in Omaha?

I believe still IBC 2018, so no. Not yet at least.

Also double checked and its more like 21 stories in IBC 2021.

[FishFighter92]

So what's the code for wood structures in Omaha for residential units? I bet 4 is their limit.

[bldgengineer2015]

Omaha is still under the 2018 IBC. Typical wood frame construction maxes out at 4 stories. 5 stories is possible but that changes the exterior wall requirements.

[Athomsfere]

So what's the code for wood structures in Omaha for residential units? I bet 4 is their limit.

For mass timber: 270 feet of 18 stories.

But like bldgengineer2015 mentioned that doesn't mean we can build the current popular style of Type 5 over Type 1 (where 5 over 1 gets its name) that high.

[FishFighter92]

So are you still amazed it's not taller? Have we gotten through to you?

[Athomsfere]

So are you still amazed it's not taller? Have we gotten through to you?

Yes I am still surprised it isn't taller.

As fast as lots are getting snapped up, and the shortage of units; A few more stories would make a lot of sense to me.

The Flats on Howard, Garage Flats: Hundreds of units that go with no problem and are new construction.

This lot is small. 5 stories for 34 units. Close to UNMC, The Old Market, Blackstone and the streetcar. I'm guessing we will see this for ~9 million. Spending ~32 million instead to get closer to 70 units at this location for the next 30-50 years seems like a wise investment.

I also think that 32 million is very generous and towards the high end. It could be somewhere in the middle with mass timber or steel. The Juvenile center was ~27 million is way overbuilt for apartments.

[FishFighter92]

Ahhhh, I gotcha now. Assessor says it was purchased for $260,000. Throw up a cheap wood building and collect profits immediately.

[iamjacobm]

This looks like a borderline perfect project for this little lot...

[Athomsfere]

This looks like a borderline perfect project for this little lot...

I agree.

When I saw this lot sold and the parcel in question I just really thought this might be one to break out of the 5/1.

No complaints. Will look good / fit in with the new and old buildings around it.

[CompSci99]

Looks like soil samples are being taken this morning. Hopefully this means the project is finally moving forward.

[Brad]

Apparently this is now called The Mueller Lund-Ross posted this on their FB Page:

We recently broke ground on The Mueller, a 38-unit building with ground floor parking at 22nd and Howard with @conzettarchitecture.

22-Howard.jpg

[nativeomahan]

Omaha developers seem intent on perpetuating construction of these nondescript squat structures, which some of us would argue only perpetuates an inferiority complex regarding Omaha’s new multi-unit real estate inventory.
Meanwhile, a new 93 unit housing and retail building is nearing completion across the street from my other home. It has underground parking, a dog park, children’s playground, and is already home to 3 full service restaurants, a wine and liquor shop and a pilates place, with a coffee house recently announced. Each residential unit has a balcony large enough for dining and entertaining. There’s a dog park out front and a fancy children’s playground in the back. There’s also a 6th floor infinity pool, which for better or worse overlooks our condo. Unit costs start about $235k USD last I checked.
The view is of the back side of the building.

[mistergutierrez]

Why nobody does underground parking? It is a matter of costs? It is the soil?
Underground parking is the standard for this type of residential buildings around the world.

[Brad]

Why nobody does underground parking? It is a matter of costs? It is the soil?
Underground parking is the standard for this type of residential buildings around the world.

This has underground parking. Many of the of the new apartment buildings have underground parking.

[mistergutierrez]

Are you sure? From the previous post:
“The Mueller, a 38-unit building with ground floor parking…”

[GenX]

Are you sure? From the previous post:
“The Mueller, a 38-unit building with ground floor parking…”

Which, in this case, means the first floor will be the parking garage. A podium, if you will - AKA a 5-over-1 (housing above parking). Sometimes the parking is “submerged”, but not always. Possible reasons include the bedrock isn’t deep enough, utilities are in the way, difficult access, design choice , or it was simply too expensive.

[Brad]

Are you sure? From the previous post:
“The Mueller, a 38-unit building with ground floor parking…”

The West Elevation on Page 7 of this document:
https://planning.cityofomaha.org/images ... ber/16.pdf

You can see where the garage enters below street level. Not sure of that count's as "Underground" but in Omaha, that's what you are going to get in a lot of situations. 50th and Leavenworth, 38th and Dodge, 39th and Dodge, and others all below ground when look at them from the street by the front door, but the back of the building is above grade because the lot falls off towards the back.

[mcarch]

Omaha developers seem intent on perpetuating construction of these nondescript squat structures, which some of us would argue only perpetuates an inferiority complex regarding Omaha’s new multi-unit real estate inventory.
Meanwhile, a new 93 unit housing and retail building is nearing completion across the street from my other home. It has underground parking, a dog park, children’s playground, and is already home to 3 full service restaurants, a wine and liquor shop and a pilates place, with a coffee house recently announced. Each residential unit has a balcony large enough for dining and entertaining. There’s a dog park out front and a fancy children’s playground in the back. There’s also a 6th floor infinity pool, which for better or worse overlooks our condo. Unit costs start about $235k USD last I checked.
The view is of the back side of the building.

Totally Agree! I find these projects a waste of money and space that we will later kick ourselves for allowing to build as we'll want more density - but save the older historic structures.

[Jins123]

They really shoehorned this in (complimentary)

[Louie]

They really shoehorned this in (complimentary)

Love this type of development and use of space.