The Beam - Nustyle Apartments (610 Douglas St)

[almighty_tuna]

NuStyle confirmed to be building a 16 story apartment building: 4 story garage with 12 story CLT on top, 261 one and two bedroom apartments, called "The Beam." $87 million budget with $13 million in TIF, finished in Spring 2028.

[ShawJ]

It's a simple design, but I really like the look.

[Garrett]

Between this and the Duo, NuStyle is currently working on almost 1,000 new apartments downtown. It’s great to see a local developer able to muster so much capital.

[Doctor Fate]

Have they announced the height?

[skinzfan23]

Have they announced the height?

No but based on the rendering of 15-16 stories, it should end up around 200 ft, very similar to the Riverfront Place condos.

[GenX]

Wish it was about 50% taller. Appears small for the space. Either way, happy to see development here!

Edit: After seeing its 16 stories and is long and skinny, I retract my statement.

[Louie]

Wish it was about 50% taller. Appears small for the space. Either way, happy to see development here!

I kind of agree, just because the interstate is so tall next to it.

[iamjacobm]

The tallest mass timber building in the world is 25 floors in Milwaukee for reference so I don't think 16 is anything to scoff at for that type of construction.

[almighty_tuna]

I think it's a good fit for the area in terms of scale. Start getting too much taller and it sticks out of place with the riverfront environment it's supposed to enhance.

[nebport5]

This apartment building looks massive in WOWT's Video

[Louie]

Woah, that angle certainly changes things

[ita]

So is the Beam project 11 on this list?

[ShawJ]

That KETV rendering is confusing me. The plot of land looks way to small for both of those buildings, unless I'm missing something.

[Garrett]

That rendering does look a lot more like a 261 unit building than the other angles though. With 12 floors of apartments you’re looking at about 22 units per floor.

[Louie]

That KETV rendering is confusing me. The plot of land looks way to small for both of those buildings, unless I'm missing something.

Yeah, that new angle seems like the buildings are far too large in east/west orientation than that plot of land can accommodate. Unless the eastern portion of the beam is angled to the east north east to mirror the interstate, maybe.

[arch_RP_planner]

I'm just happy that you can see the city/developers are starting to shift to higher-density development. Not to mention, most of these major projects announced since the new Master Plan for the Urban Core are proactive planning measures, and its a breath of fresh air to see results so soon. Good job, Omaha!

[Garrett]

I'm just happy that you can see the city/developers are starting to shift to higher-density development. Not to mention, most of these major projects announced since the new Master Plan for the Urban Core are proactive planning measures, and its a breath of fresh air to see results so soon. Good job, Omaha!

Welcome to the forum! I take it from your user name you're also a planner of some sort?

[nebport5]

That KETV rendering is confusing me. The plot of land looks way to small for both of those buildings, unless I'm missing something.

Yeah, that new angle seems like the buildings are far too large in east/west orientation than that plot of land can accommodate. Unless the eastern portion of the beam is angled to the east north east to mirror the interstate, maybe.

On the Snøhetta site scroll down to the fourth image(bird's eye view) and it seems to be oriented as such.

[arch_RP_planner]

Welcome to the forum! I take it from your user name you're also a planner of some sort?

Thank you! And somewhat. Just moved to town after finishing college; studied architecture and urban planning, and have a passion for ethical/sustainable urban development; perfect time to arrive in town!

[almighty_tuna]

Welcome to the forum!

[TitosBuritoBarn]

Welcome! Where did you move from?

[ita]

Welcome to the forum! I take it from your user name you're also a planner of some sort?

Thank you! And somewhat. Just moved to town after finishing college; studied architecture and urban planning, and have a passion for ethical/sustainable urban development; perfect time to arrive in town!

A double welcome to town and the forum!

[stormchaser]

Love everything about this project including the random 1980s style wood panel station wagon they used in this rendering

[arch_RP_planner]

Thank you guys! In my opinion, the scale of this project is a perfect blueprint for the size of developments that should be infilling unused lots in downtown. The best part is that this project proves that you don't need massive footprints to build densely.

My personal beliefs, Omaha's urban core should start developing scale-wise like many European cities, and not via the U.S. standard. I visited Vienna while studying abroad, and discovered one of the coolest neighborhoods that emulates the goals and ambitions Omaha is striving for.

Check out on Google Earth in Vienna, the MA Hauptbahnhoft train station area, as well as the Quartiershäuser Sonnwendviertel neighborhood, a new-style urban development next to that train station. Google Earth will give you a great picture as to the overall scale, while the individual projects are more so what I think the urban core needs.

[skinzfan23]

Love everything about this project including the random 1980s style wood panel station wagon they used in this rendering

They stated the reason for the station wagon in the rendering is that is how the children's museum got started.

[Garrett]

Welcome to the forum! I take it from your user name you're also a planner of some sort?

Thank you! And somewhat. Just moved to town after finishing college; studied architecture and urban planning, and have a passion for ethical/sustainable urban development; perfect time to arrive in town!

There’s a lot of planners here on the forum so you’re in good company! Happy to have you on multiple fronts.

[skinzfan23]

According to the OWH article, the cost est for The Beam is $87 Million.

[Doctor Fate]

According to the OWH article, the cost est for The Beam is $87 Million.

And $13 million in TIF puts it at about $74 million. Which would put it at the cost for Project 11 that ita is referring too.

So is the Beam project 11 on this list?

[stormchaser]

Love everything about this project including the random 1980s style wood panel station wagon they used in this rendering

They stated the reason for the station wagon in the rendering is that is how the children's museum got started.

Gotcha, that makes sense then

[Garrett]

According to the OWH article, the cost est for The Beam is $87 Million.

And $13 million in TIF puts it at about $74 million. Which would put it at the cost for Project 11 that ita is referring too.

So is the Beam project 11 on this list?

Listened to a bit of the press conference again, and it sounds like the Beam isn’t counted as part of the $1.2 billion by the end of the year. Stothert said this project would bring the total up to $1.5 billion, which I imagine also includes the costs for the children’s museum and parking garage.

[Garrett]

Clearer image of the eastern exposure courtesy of Grow Omaha

[skinzfan23]

Thanks for posting. That does give a much clearer picture of what it will look like. That is what the earlier WOWT rendering looked like but it was really hard to tell. Cool to see the rooftop pool similar to the what the Marriott has currently. The apt building looks much larger from this angle.

[Omaha Cowboy]

Fantastic development!..

Projects like this one coming to fruition, are exactly what was envisioned when the Riverfront Redevelopment plan was announced back in 2018..of course, enhanced by the streetcar development and Mutual of Omaha tower..

Downtown Omaha is becoming the booming, vibrant area I’ve always believed it could become..

It’s such an exciting time to live in Omaha and see these developments sprout up before our very eyes..

Now grocery store next doggone it …

Ciao..LiO…Peace

[Erik]

Wow. So when this sixteen story, wood timber building gets finalized into the amazing ten story semi-wood beam apartment complex - we will celebrate the new six story cement structure as it is finally built up into the beautiful two-story complex with an attached parking garage.

We have a lot to look forward to!

[almighty_tuna]

Wow. So when this sixteen story, wood timber building gets finalized into the amazing ten story semi-wood beam apartment complex - we will celebrate the new six story cement structure as it is finally built up into the beautiful two-story complex with an attached parking garage.

[Athomsfere]

I feel like its too early to really say much on this one, although I'm excited.

First thought is that cost seems on the low side for what I see there. Maybe someone has a better estimate than I do but it seems right on par with what we'd expect for 5/1 at that apartment count and "reasonable" parking considerations in a garage.

But in general I trust Nustyle to get this right. This will be a great project IMO. Exactly the sort of development I have been saying Omaha is overdue to start seeing popup.

[ita]

I feel like its too early to really say much on this one, although I'm excited.

First thought is that cost seems on the low side for what I see there. Maybe someone has a better estimate than I do but it seems right on par with what we'd expect for 5/1 at that apartment count and "reasonable" parking considerations in a garage.

But in general I trust Nustyle to get this right. This will be a great project IMO. Exactly the sort of development I have been saying Omaha is overdue to start seeing popup.

I trust NuStyle's estimate. They don't announce anything until they are ready to go. Maybe the $87M is for the residential part and the garage pedestal is not included. We'll get a better idea when we see the TIF docs. But yeah, per unit price is right on par with the 5/1's.

[skinzfan23]

I feel like its too early to really say much on this one, although I'm excited.

First thought is that cost seems on the low side for what I see there. Maybe someone has a better estimate than I do but it seems right on par with what we'd expect for 5/1 at that apartment count and "reasonable" parking considerations in a garage.

But in general I trust Nustyle to get this right. This will be a great project IMO. Exactly the sort of development I have been saying Omaha is overdue to start seeing popup.

You are prob right, the cost does seem a little low, but NuStyle has delivered on so many other great projects (although most of them have been conversions rather than new build)

[skinzfan23]

Maybe the cost of timber construction is cheaper too, that and the eastern section of the apt building is really skinny, so maybe that is why costs aren't as high as we might think they would be. If it was some other developer, I would be a little more worried. Things can always get scaled back and change, but I trust NuStyle as well.

[Brad]

but NuStyle has delivered on so many other great projects

I can't think of any project they have not finished? Seems like they announce, start fast, and finish everything.