Little Bo Village (13th & William Street)

[iamjacobm]

Not sure how we should classify this project, but a developer is looking to build a larger apt building and rehab a few of the existing commercial buildings in this area. Looks like ~150 units and 9,000 SF of commercial space when all said and done.

https://planning.cityofomaha.org/images ... illage.pdf

https://planning.cityofomaha.org/images ... B_Hist.pdf

[PWL73316]

Not sure how we should classify this project, but a developer is looking to build a larger apt building and rehab a few of the existing commercial buildings in this area. Looks like ~150 units and 9,000 SF of commercial space when all said and done.

https://planning.cityofomaha.org/images ... illage.pdf

https://planning.cityofomaha.org/images ... B_Hist.pdf

This looks awesome - exactly the kind of infill this area needs.

I especially like the rowhouses and exterior door apartments, along with upper level apartments. It's crazy how much upper level space is just unused and vacant, or used for storage, even in the Old Market. Definitely want to encourage those kinds of renovations.

[Garrett]

They sure do say "Williams Street" a lot in that application. But still, quite the build for "Little Bo Village"

[PWL73316]

The accompanying zoning variance application for the 10-unit apartment on the NE corner of 12th and William has some additional renderings and a better view of the floorplans.

https://planning.cityofomaha.org/images ... uly/19.pdf

[nebport5]

Jebus!, 3,000+ studios? Is that a new record?

[PWL73316]

Jebus!, 3,000+ studios? Is that a new record?

Expensive "studios" but at 1300 and 1400 square feet that's basically the size of a small house.

[nebport5]

Jebus!, 3,000+ studios? Is that a new record?

Expensive "studios" but at 1300 and 1400 square feet that's basically the size of a small house.

True. And one on the smaller side almost 1,300 for a little over 500 sqft.


In the world of real estate jargon, the way "garden level" is akin to a basement, “market rate” translates to bend over and take it.

[F0R_L1F3]

Forty million dollar project, tons of properties throughout Little Bohemia. Long list and a ton of renderings so I'll just link the article. Going to be great for the city.
https://nebraskaexaminer.com/2025/10/08 ... rgest-city

[Garrett]

I saw this project pop up in the planning board a few months ago, exciting to see more detailed renderings.

[F0R_L1F3]

I will also say -- I hope their plans remain as they plan to with less parking for a lot of their apartments. The developer has a great idea to continue developing these empty lots and I feel what a lot of people said contradicted themselves. They argued how more people might cause more stores to move out which is... pretty weird to argue.

[TitosBuritoBarn]

Looks like an excellent project! Really exciting for the area.

I also appreciate Shirley McNally (quoted in the article) and her roasting counter to the naysayer's arguments. It's rare supporters are so bitingly supportive.

[arch_RP_planner]

Though I know the style and scale are not considered desirable by many, the new 9-story building in Blackstone was super successful in providing a public parking garage hidden within the district, making accessibility by car much easier. I think somewhere in this area (now referring to Little Bo), something of the sort could be really useful, especially if the city decided to add another streetcar line down 13th. This area is developing quickly, and I just hope the developments keep paying special attention towards renovating the historic building stock while building in a complementary style and scale. Love this project, and excited to see how the rest of 13th evolves.

[skinzfan23]

Absolutely wonderful to see the plan, hopefully they can make it all work.

[Lillian Bean]

There are a number of old houses in various locations that are currently vacant that they appear to be rehabbing. These houses are not historically significant which just means the easiest/cheapest thing is to tear them down. I'm very impressed that they chose to keep them and I think it will have a big impact on the character of this development. This is an example of some of the houses that seem to be rehabbed. Overall, very impressed.

[Garrett]

Here are their docs from the July planning board meeting

https://planning.cityofomaha.org/images ... uly/12.pdf

https://planning.cityofomaha.org/images ... illage.pdf

[Busguy2010]

So real question. Those four houses on the east side of 14th that are surrounded by the bigger building are also owned by the developer. Usually when an apartment building surrounds existing houses like that, its because of owner hold-outs. Thats not the case here. Also, those houses are valued at less than $200,000 for all four, and are described as "worn out". It doesnt sound like they would be typically saved in this situation, so are they just keeping them for an aesthetic? Was keeping them a stipulation? Or if they own them and are just going to raze them anyway, why build around them like the plan shows? Are they going to bother trying to fix them up? Im just kinda confused on that. "Worn out" and less than 40,000 a piece doesn't scream "worth it" to me.

Thats my only question at this time. Overall I like it.

[GenX]

It seems to me that Hempel, with their ten semis a day, has outgrown their location and should consider the pedestrians by relocating those heavier operations to a proper industrial area. They can keep their current location, but right size it for the surroundings.

[GenX]

So real question. Those four houses on the east side of 14th that are surrounded by the bigger building are also owned by the developer. Usually when an apartment building surrounds existing houses like that, its because of owner hold-outs. Thats not the case here. Also, those houses are valued at less than $200,000 for all four, and are described as "worn out". It doesnt sound like they would be typically saved in this situation, so are they just keeping them for an aesthetic? Was keeping them a stipulation? Or if they own them and are just going to raze them anyway, why build around them like the plan shows? Are they going to bother trying to fix them up? Im just kinda confused on that. "Worn out" and less than 40,000 a piece doesn't scream "worth it" to me.

Thats my only question at this time. Overall I like it.

Sounds like a great space for a future parking garage.

[Garrett]

So real question. Those four houses on the east side of 14th that are surrounded by the bigger building are also owned by the developer. Usually when an apartment building surrounds existing houses like that, its because of owner hold-outs. Thats not the case here. Also, those houses are valued at less than $200,000 for all four, and are described as "worn out". It doesnt sound like they would be typically saved in this situation, so are they just keeping them for an aesthetic? Was keeping them a stipulation? Or if they own them and are just going to raze them anyway, why build around them like the plan shows? Are they going to bother trying to fix them up? Im just kinda confused on that. "Worn out" and less than 40,000 a piece doesn't scream "worth it" to me.

Thats my only question at this time. Overall I like it.

Sounds like a great space for a future parking garage.

Don’t think so. The new building will have windows facing that side. Maybe they’ll be renovated? Maybe more row homes in a future phase? Maybe they’ll build some kind of park space?

[Busguy2010]

So real question. Those four houses on the east side of 14th that are surrounded by the bigger building are also owned by the developer. Usually when an apartment building surrounds existing houses like that, its because of owner hold-outs. Thats not the case here. Also, those houses are valued at less than $200,000 for all four, and are described as "worn out". It doesnt sound like they would be typically saved in this situation, so are they just keeping them for an aesthetic? Was keeping them a stipulation? Or if they own them and are just going to raze them anyway, why build around them like the plan shows? Are they going to bother trying to fix them up? Im just kinda confused on that. "Worn out" and less than 40,000 a piece doesn't scream "worth it" to me.

Thats my only question at this time. Overall I like it.

Sounds like a great space for a future parking garage.

Don’t think so. The new building will have windows facing that side. Maybe they’ll be renovated? Maybe more row homes in a future phase? Maybe they’ll build some kind of park space?

Yeah, I just don't know. I'm kinda perplexed there. I could see a future courtyard. I have doubts they're even in repairable shape TBH. But if they are, I'd appreciate the aesthetic and the preservationism. Two are 125 years old, and two are almost 140 years, so we're talking about some of the very first settlements in Omaha. On the other hand, I'd be skeptical that anybody would want to live in them with no front yard, no back yard, all the activity, and towered over by a 5 story apartment building. Maybe some sort of day use? if fixing them isn’t feasible, some row houses would be good too.

[Louie]

I'm excited to see this neighborhood gain momentum. I'm also really encouraged that McLeay seems to view it as not only a neighborhood in it's own right, but an extension of the core as a whole.

[Garrett]

It definitely strengthens the case for a streetcar line down 13th street too

[arch_RP_planner]

Well, I always thought it was odd that the urban core was defined as only between Saddle Creek, Leavenworth, Cuming and the River, and did not encompass all of downtown (general term)... The current boundaries for the core leave out both Millwork Commons and Little Bo/Little Italy, which to me are both quintessential parts of the urban fabric, not to mention are two of the closest districts directly to downtown.

With Little Bo, I hope we keep seeing scaled development that compliments the character of the neighborhood, and this project does an excellent job of place making... I really think this style of development needs to be the norm for 13th st between downtown and i-80... Its the right type of development for a neighborhood that has so much character already existing.

[arch_RP_planner]

It definitely strengthens the case for a streetcar line down 13th street too

I hope that is the end goal here. If Omaha truly wants to boost tourism, then a streetcar connecting downtown to our biggest attraction is a must.