The Beam - Nustyle Apartments (610 Douglas St)

[Athomsfere]

Aw. We don't want to wait another week!

[iamjacobm]

Aw. We don't want to wait another week!

Docs usually get posted Thursday the week before. I’d assume maybe tomorrow considering the holiday.

[skinzfan23]

Thanks for the update, can't wait to see more details.

[Brad]

Planning Board Documents:

https://planning.cityofomaha.org/images ... ber/03.pdf

[Doctor Fate]

Planning Board Documents:

https://planning.cityofomaha.org/images ... ber/03.pdf

Interesting, page 3 says it will now be 17 stories (5 of parking and still 12 of residential) instead of 16.

[Athomsfere]

Planning Board Documents:

https://planning.cityofomaha.org/images ... ber/03.pdf

Interesting, page 3 says it will now be 17 stories (5 of parking and still 12 of residential) instead of 16.

Build 16th stories and the 17th is FREE!!

Either way, still loving this.

[almighty_tuna]

Booo, make it shorter!

[Garrett]

There appear to be a couple contradictions in the document. The 3rd page lists the previously announced 261 units, but the unit count on the 8th page lists 238 units because the top floor (which is listed as level 15) is going to consist of 5 3000+ sqft. penthouses. Those have to be towards the largest rental units in downtown if built.

I think they're getting to 16 floors because there's a subterranean garage level, but I'm not sure where 17 is coming from.

[Garrett]

New rendering angle

[almighty_tuna]

Almost a throwback to a less ornate Stockyards.

[skinzfan23]

Garage to start in early 2025, but apts won't start until 2027. Completion exp March 2028.

[Omaha Cowboy]

Planning Board Documents:

https://planning.cityofomaha.org/images ... ber/03.pdf

Interesting, page 3 says it will now be 17 stories (5 of parking and still 12 of residential) instead of 16.

Nice catch there..

We’ll take that extra story!…

Ciao..LiO…Peace

[skinzfan23]

In that rendering, if you look closely at the parking garage levels below the pool terrace level, you can count 5 levels of parking. (they don't necessarily match up with the windows)

[Omaha747]

Is this still expected to happen? If so, do they have a start date in mind? I can't seem to find any updates

[iamjacobm]

Is this still expected to happen? If so, do they have a start date in mind? I can't seem to find any updates

https://cityclerk.cityofomaha.org/wp-co ... -0219a.pdf

They are still working things through the city and it looks like they are going to need a larger redevelopment agreement with the city/developers to make this work so probably a good amount of work to get done behind the scenes before any dirt turns.

[Louie]

They are still working things through the city and it looks like they are going to need a larger redevelopment agreement with the city/developers to make this work so probably a good amount of work to get done behind the scenes before any dirt turns.

Dumb question, but what do you mean specifically by "larger"?

[GenX]

They are still working things through the city and it looks like they are going to need a larger redevelopment agreement with the city/developers to make this work so probably a good amount of work to get done behind the scenes before any dirt turns.

Dumb question, but what do you mean specifically by "larger"?

If I understand correctly by reading this, the original TIF application only included the upper 12 floors of the building in the redevelopment agreement, not the entire development as they had separate ownership.

[Brad]

I have been wondering about this project so I did look, and they do have a building permit "pending" from May.

The Beam - 360289 SF - Original Description: The Beam is a 16 story mass timber multi-family structure composed of 12 floors of type IV-B construction over 4 floors of IA parking structure. It includes a outdoor pool deck, 3 indoor amenity areas, and a gym. Due to the nature of the structure and recent fire testing associated with mass timber construction, the project has opted to use 2024 IBC in order to increase the amount of exposed area of the timber structure. This has been approved by the BBR with the inclusion of a third-party IFC review. This review will run concurrently with OFD's review and the project team will provide OFD with the stamped review when complete.

There was something that went before the Zoning Board of Appeals last month, but can't tell what it was for.

[iamjacobm]

I have been wondering about this project so I did look, and they do have a building permit "pending" from May.

The Beam - 360289 SF - Original Description: The Beam is a 16 story mass timber multi-family structure composed of 12 floors of type IV-B construction over 4 floors of IA parking structure. It includes a outdoor pool deck, 3 indoor amenity areas, and a gym. Due to the nature of the structure and recent fire testing associated with mass timber construction, the project has opted to use 2024 IBC in order to increase the amount of exposed area of the timber structure. This has been approved by the BBR with the inclusion of a third-party IFC review. This review will run concurrently with OFD's review and the project team will provide OFD with the stamped review when complete.

There was something that went before the Zoning Board of Appeals last month, but can't tell what it was for.

I never looked up the Zoning Board of Appeals info online before. Another thing to probably spend too much time with...

It looks like their request was to get some of the landscaping and sidewalk regulations changed. The reasoning was the irregular site and interstate create hardships to meet all the requirments.

https://planning.cityofomaha.org/images ... ber/18.pdf

[Brad]

I have been wondering about this project so I did look, and they do have a building permit "pending" from May.

The Beam - 360289 SF - Original Description: The Beam is a 16 story mass timber multi-family structure composed of 12 floors of type IV-B construction over 4 floors of IA parking structure. It includes a outdoor pool deck, 3 indoor amenity areas, and a gym. Due to the nature of the structure and recent fire testing associated with mass timber construction, the project has opted to use 2024 IBC in order to increase the amount of exposed area of the timber structure. This has been approved by the BBR with the inclusion of a third-party IFC review. This review will run concurrently with OFD's review and the project team will provide OFD with the stamped review when complete.

There was something that went before the Zoning Board of Appeals last month, but can't tell what it was for.

I never looked up the Zoning Board of Appeals info online before. Another thing to probably spend too much time with...

It looks like their request was to get some of the landscaping and sidewalk regulations changed. The reasoning was the irregular site and interstate create hardships to meet all the requirments.

https://planning.cityofomaha.org/images ... ber/18.pdf

Nice find. I'm assuming that passed with no issues.

[ita]

This project was on the agenda for the Urban Design Review Board last week. Don't know how to get details, but hopefully this is a sign that construction is close. No permits yet.

[MadJack]

I wouldn't be surprised if there are some major changes related to this project.

[Louie]

I wouldn't be surprised if there are some major changes related to this project.

What makes you say that?

[CBJason]

I wouldn't be surprised if there are some major changes related to this project.

In a good way or bad way?

[Garrett]

I wouldn't be surprised if there are some major changes related to this project.

What makes you say that?

Construction costs are jumping between inflation and tariffs. I'm not terribly worried about costs for the Mass Timber after a cursory search online. From what I found, about 80% of mass timber production in North America is located in the US. More issues will come from trying to furnish with cabinetry and the like.

[Omaha Cowboy]

I wouldn't be surprised if there are some major changes related to this project.

In a good way or bad way?

The “Cryptic Rumor Dept” has feedback to stand-by on this one, as we should likely hear additional feedback in a couple of months on what, if any, change(s) to the original site plan occur..

Or if you want to be funny, I’ll take care of that for you- 60-90 days…

Ciao..LiO…Peace

[CBJason]

I wouldn't be surprised if there are some major changes related to this project.

In a good way or bad way?

The “Cryptic Rumor Dept” has feedback to stand-by on this one, as we should likely hear additional feedback in a couple of months on what, if any, change(s) to the original site plan occur..

Or if you want to be funny, I’ll take care of that for you- 60-90 days…

Ciao..LiO…Peace

Awesome, the ole ‘Cryptic Rumor Dept’ makes a return! It’s been too long it seems since we’ve heard anything from there! I’ll be waiting patiently for some positive news then. Thanks!

[Omaha Cowboy]

I wouldn't be surprised if there are some major changes related to this project.

In a good way or bad way?

The “Cryptic Rumor Dept” has feedback to stand-by on this one, as we should likely hear additional feedback in a couple of months on what, if any, change(s) to the original site plan occur..

Or if you want to be funny, I’ll take care of that for you- 60-90 days…

Ciao..LiO…Peace

Awesome, the ole ‘Cryptic Rumor Dept’ makes a return! It’s been too long it seems since we’ve heard anything from there! I’ll be waiting patiently for some positive news then. Thanks!

You’re welcome …

Ciao..LiO…Peace

[Doctor Fate]

I wouldn't be surprised if there are some major changes related to this project.

In a good way or bad way?

The “Cryptic Rumor Dept” has feedback to stand-by on this one, as we should likely hear additional feedback in a couple of months on what, if any, change(s) to the original site plan occur..

Or if you want to be funny, I’ll take care of that for you- 60-90 days…

Ciao..LiO…Peace

Did the CRD say that the potential changes were positive?

[Omaha Cowboy]

I wouldn't be surprised if there are some major changes related to this project.

In a good way or bad way?

The “Cryptic Rumor Dept” has feedback to stand-by on this one, as we should likely hear additional feedback in a couple of months on what, if any, change(s) to the original site plan occur..

Or if you want to be funny, I’ll take care of that for you- 60-90 days…

Ciao..LiO…Peace

Did the CRD say that the potential changes were positive?

No confirmation on anything at this point, other than we should know more about the future of the totality of this combined project in the coming months…

Ciao..LiO…Peace

[GenX]

I wouldn't be surprised if there are some major changes related to this project.

In a good way or bad way?

The “Cryptic Rumor Dept” has feedback to stand-by on this one, as we should likely hear additional feedback in a couple of months on what, if any, change(s) to the original site plan occur..

Or if you want to be funny, I’ll take care of that for you- 60-90 days…

Ciao..LiO…Peace

I imagine they’re going to have to remove or rework the exterior wood siding for fire/weathering concerns. This is purely speculation

[BD PC Omaha]

The status in this one has to do with the proposed building next door.

[Garrett]

Troubles with the museum then?

[Habits76]

Sounds like the Museum plan isn't happening and they will remain in their current location.

[Hawkeye]

Why can't we have nice things?

[skinzfan23]

Maybe without the museum, The Beam can expand their plans some?

[Omaha Cowboy]

Just announced on WOWT, the museum component is out. They’re remaining where they’re at..

No word on The Beam project…

Ciao..LiO…Peace

[ita]

Maybe without the museum, The Beam can expand their plans some?

That's my thinking. What else could go there? The garage is going to get built, so there will be ample parking. Maybe a multi-story public market with some residences on top? Or just more apartments?

[arch_RP_planner]

Other images the commenter posted that he said his firm worked on for a developer

You know, it's sad to see such a monumental project fall through, but on the side relative to The Beam project, I hope NuStyle takes this time to really consider the possibilities attainable at this site, the closer we are to a functional streetcar system... I'm quoting Garrett's post of some mockups from the past, and I do still believe that if this project just holds off for even another half a year, I could see the desired scale of this project become a primary factor for moving forward (and maybe higher up in floor count haha).

We have already seen so much development since the streetcar project commenced, and I feel that we may need to wait for the first track to be laid to see that next wave of proactive TOD development occur. It's the same situation that occurred with Portland in the late 90s, and with KC's original line in 2014. When the systems have been announced, you see the first big wave of infill, then as construction starts, hypothetical projects pop up prior to securing the proper funding, and end up falling through or are put on hold while construction continues... however, 65-75% of all development right up on the line doesn't occur until the year of and after completion, once the system is in use; that 65-75% also includes almost all large-scale, big-budget projects.

I beg people to be patient with this, because we are still in a fine position. Rest assured, everything will be alright.

[arch_RP_planner]

For example, these 4 Transit-Oriented Development districts are the poster children for successful TODs. Portland's Pearl District, San Francisco's Mission Rock, Salt Lake City's Post District, and even Denver's RiNo districts didn't actually take off until the streetcar was useable. Also, based on development milestones, Omaha already has close to the same amount of development (Announced 2022-Fall 2025, $1.7 billion) approved, completed or pledged than KC had from their announcement to 1 year in operation (Announced 2012-Operating 2018, $1.8 billion).

Just throwing it out there haha.