Workforce Apartments (24th and Dodge)

[WBR_Tom]

Per release, GreenSlate Development Partners has purchased a 1.2-acre lot on the southwest corner of 24th & Dodge Street and plans to redevelop the site into a $39.1 million, 6-story apartment building with 186 units.

The building will rise six stories at its tallest (along Douglas Street) and five along Dodge Street, above an enclosed parking podium that uses roughly 25 feet of natural grade change across the site to tuck the parking into the slope. A double-height lobby anchors the main entrance at 24th & Douglas Street, and a secondary resident entry at 24th & Dodge Street will accommodate pedestrians arriving from the north.

Not exactly sure which plot this is, but I think it might be the old Lutheran Family Services building/parking lot?

https://growomaha.com/greenslate-develo ... -downtown/

[locoluke]

Hopefully a sign of things to come for this part of the urban core.

[Garrett]

Per release, GreenSlate Development Partners has purchased a 1.2-acre lot on the southwest corner of 24th & Dodge Street and plans to redevelop the site into a $39.1 million, 6-story apartment building with 186 units.

The building will rise six stories at its tallest (along Douglas Street) and five along Dodge Street, above an enclosed parking podium that uses roughly 25 feet of natural grade change across the site to tuck the parking into the slope. A double-height lobby anchors the main entrance at 24th & Douglas Street, and a secondary resident entry at 24th & Dodge Street will accommodate pedestrians arriving from the north.

Not exactly sure which plot this is, but I think it might be the old Lutheran Family Services building/parking lot?

https://growomaha.com/greenslate-develo ... -downtown/

From the looks of the rendering, the view is from the intersection of 24th and Douglas, looking northwest, so sounds like the Lutheran Family Services building is it.

[almighty_tuna]

I definitely applaud how they're integrating parking instead of wasting real estate on surface lots. I'm surprised though that they're not going taller given it's on a hill with more visibility and better views.

[Ben]

I definitely applaud how they're integrating parking instead of wasting real estate on surface lots. I'm surprised though that they're not going taller given it's on a hill with more visibility and better views.

Cost is likely the leading reason why here, especially with the target for affordability. 4 floors of units can be stick framed above the concrete/steel garage. Anything taller needs more steel.

[TitosBuritoBarn]

Solid design overall, but I'm never really a fan of the relatively blank walls and lack of access points at street level.

[skinzfan23]

At first, I thought this was a block south....glad to see that the old brick building there won't be torn down. Don't love it, but at least there will be some height.

[thenewguy]

i like the rounded corner design

[GenX]

Per release, GreenSlate Development Partners has purchased a 1.2-acre lot on the southwest corner of 24th & Dodge Street and plans to redevelop the site into a $39.1 million, 6-story apartment building with 186 units.

The building will rise six stories at its tallest (along Douglas Street) and five along Dodge Street, above an enclosed parking podium that uses roughly 25 feet of natural grade change across the site to tuck the parking into the slope. A double-height lobby anchors the main entrance at 24th & Douglas Street, and a secondary resident entry at 24th & Dodge Street will accommodate pedestrians arriving from the north.

Not exactly sure which plot this is, but I think it might be the old Lutheran Family Services building/parking lot?

https://growomaha.com/greenslate-develo ... -downtown/

From the looks of the rendering, the view is from the intersection of 24th and Douglas, looking northwest, so sounds like the Lutheran Family Services building is it.

[MadJack]

Here's another angle...

[GenX]

It kinda has a Brickline/Mercantile took to it with the recessed sections.

[nebport5]

i like the rounded corner design

Agreed. Overall this feels like an upgrade over some of the typical white boxes we've seen. I'm not sure what the upper material is but it looks classier too or at least as rendered. It seems like some thought was given to The Joslyn proximity.

[thenewguy]

I think this is the corner as it currently sits:

[TitosBuritoBarn]

It'll be on the west side of 24th Street between Dodge and Douglas where the Lutheran Family Services Building is. This is the perspective of the original rendering. looing northwest from 24th St and Douglas: https://maps.app.goo.gl/FnsmH84uuv1e2ppn6 You can see the four-story, 5th Avenue Apartments building with the its distinctive bump out, in the rendering.

This is the perspective from the other rendering MadJack posted, now looking southwest from 24th and Dodge: https://maps.app.goo.gl/GGUdxy3v1BrgFYbN8. You can see the 24th and Dodge Orbit stop, it's labeled as such on the sign in the rendering, as well as the Northern Natural Gas sign next to the bus. You can also see the marble-looking parking lot wall at the Highline on the left side of the rendering next to the cyclist. If you turn the image around, you can see the flower bed and Joslyn sign that is in the immediate foreground of the rendering.

[Louie]

I actually think this is where the perspective is coming from, based mostly on the 'southwest corner of 24th and Dodge' part of the article.

[Garrett]

I actually think this is where the perspective is coming from, based mostly on the 'southwest corner of 24th and Dodge' part of the article.

The article explicitly mentions a main entrance on Douglas, and the height different between the Douglas side and Dodg side. Its the Lutheran Family Services building,

[bldgengineer2015]

Yes, it is the old LFS building.

[thenewguy]

that's a great spot! I was way off. But how great would it be to have the Joslyn out your front door?

[almighty_tuna]

This project will receive just under $1M in the announced Lozier Foundation/Urban Core Housing Fund disbursements.

A $964,084 predevelopment loan from the housing fund will help leverage nearly $40 million in total investment for that project. GreenSlate said 178 units are projected to be affordable to households earning at or below 100% of the area median income, including 159 units at or below 80%.

[OverlookedFarm]

Every time I hear "workforce" housing what comes to mind are "GDP Units", "Boulder City", "You'll Own Nothing and Like it".

Never affordable, never desirable. Just okay enough to extract just enough rent from you for you to keep living there with the hopes and dreams you move on up and out.

Developers should come up with a new moniker.

[meliketrains]

I pass this corner every day on my way home from work. Looks like a great development! Hopefully they keep the sharp corners to prevent fast turns when they repave that section of the road. Doesn't appear to have any ground level retail or office, which as always, is a massive miss on these buildings, but maybe that will change.

Every time I hear "workforce" housing what comes to mind are "GDP Units", "Boulder City", "You'll Own Nothing and Like it".

Never affordable, never desirable. Just okay enough to extract just enough rent from you for you to keep living there with the hopes and dreams you move on up and out.

Developers should come up with a new moniker.

All housing creates downwards pressure on housing prices, even if they're rental units.

[halgy]

Every time I hear "workforce" housing what comes to mind are "GDP Units", "Boulder City", "You'll Own Nothing and Like it".

Never affordable, never desirable. Just okay enough to extract just enough rent from you for you to keep living there with the hopes and dreams you move on up and out.

Developers should come up with a new moniker.

FWIW, it is exactly what I wanted when I was in my 20s. I would have loved a residential hotel at that age. I just wanted a place that was clean, dry, and where I didn't have to have roommates. Flexibility and mobility was much more important than absolute value. I want more affordable housing, too, but we don't get there by restricting development.

[OverlookedFarm]

FWIW, it is exactly what I wanted when I was in my 20s. I would have loved a residential hotel at that age. I just wanted a place that was clean, dry, and where I didn't have to have roommates. Flexibility and mobility was much more important than absolute value. I want more affordable housing, too, but we don't get there by restricting development.

There's something here.

Roommates were pretty much expected for those under 25-27 for every prior generation. Today's kids want to be alone, however that comes at a huge cost that can set them back years.

[Garrett]

FWIW, it is exactly what I wanted when I was in my 20s. I would have loved a residential hotel at that age. I just wanted a place that was clean, dry, and where I didn't have to have roommates. Flexibility and mobility was much more important than absolute value. I want more affordable housing, too, but we don't get there by restricting development.

There's something here.

Roommates were pretty much expected for those under 25-27 for every prior generation. Today's kids want to be alone, however that comes at a huge cost that can set them back years.

Eh, not really. Both the concept of roommates and living alone only came into being in the later half of the 20th century. Most people just got married and moved out of their parents house, or occasionally moved into a boarding house.

[halgy]

A boarding house is exactly what I wanted at the time (though I thought of it as an adult dorm, not knowing the historic terms). What I did end up doing was living with roommates until I could afford my own place.

Re-legalizing SRO buildings could be a great additional option for this niche. But also, I wish these types of apartments would include some 3- and 4-bedroom units as well, either for families or to make a room share cheaper. My time with roommates was in a smaller college town which had lots of 4+ bedroom rentals.

[Garrett]

The city is looking at a pretty hefty Extremely Blighted Area designation expansion as part of this project in order to be able to give 20 year TIF terms instead of 15. This expansion would also include the MoO campus, which would impact that redevelopment.

https://planning.omaha.gov/wp-content/u ... /PB_08.pdf

[Louie]

The city is looking at a pretty hefty Extremely Blighted Area designation expansion as part of this project in order to be able to give 20 year TIF terms instead of 15. This expansion would also include the MoO campus, which would impact that redevelopment.

https://planning.omaha.gov/wp-content/u ... /PB_08.pdf

Anything to make that redevelopment easier is good in my book.

[iamjacobm]

The city is looking at a pretty hefty Extremely Blighted Area designation expansion as part of this project in order to be able to give 20 year TIF terms instead of 15. This expansion would also include the MoO campus, which would impact that redevelopment.

https://planning.omaha.gov/wp-content/u ... /PB_08.pdf

This could be tied somewhat to the affordable housing TIF policy the city council has on their agenda for next week. Extending the TIF period if you include affordable housing units is one of the items being considered to get more affordable units built.

[jjjjhskr]

I really hope this is not the actual name, to me it sounds like a tenement

[Garrett]

I really hope this is not the actual name, to me it sounds like a tenement

Not the name, just the title of the thread. As of the moment documents are just referring to it by its address.