Mansion/Church 93rd and Dodge

[Brad]

So hear is my analysis... At my full time job, I draw up lots like this quite frequently.

1. Its Zoned R1. I don't think Omaha even uses R1 Zoning anymore. Anything Zoned R1 has been zoned that way for a while. I could see the city allowing anything up to R5 Zoning, but I really cant see anything above that, for reference R5 stands for "urban family residential district". They Future land use plan does show it as TOD Zoning and the R5 equivalent in TOD would be "Single-Family Accessory (SFA)". That said the R5 would probably be less restrictive on this lot than the SFA. For the most part Omaha wants the highest density development at the main intersections and then development to be less intensive as it moves away from the main intersections. R5 you could have townhomes (4 units, side by side, not stacked), SFA you would need a Conditional Use Permit for the Townhomes.

2. Its on West Dodge Road. Somewhere around 90th, West Dodge Road switches from Omaha Jurisdiction to NDOT Jurisdiction. While I think Omaha would allow a "right in, right out" access at 93td Street, I'm not sure the NDOT would allow any access.

3. The lots is 3 acres or 130,680 SF, in R5 Zoning you can only have 1 residential unit per 3000 SF, so this lot could only have 45 residential units on it. Not sure you could ever come close to 45 units on this lot.

4. Of the 8 units that back up to this 3 acre lot, 2 are owned by LLC's. Most of the time the LLC's are rental units. So I'm guessing one of those 2 units might willing to sell. One lot would provide all the access needed to this lot without using West Dodge Road.

All that to say most developers would probably try to by an adjoining lot, punch a road through, and develop a small townhome development or single family lot development. In no way do I see a commercial development going here. I don't see the city allowing a commercial development here, and I don't see commercial tenants wanting to be located here.

[Garrett]

So hear is my analysis... At my full time job, I draw up lots like this quite frequently.

1. Its Zoned R1. I don't think Omaha even uses R1 Zoning anymore. Anything Zoned R1 has been zoned that way for a while. I could see the city allowing anything up to R5 Zoning, but I really cant see anything above that, for reference R5 stands for "urban family residential district". They Future land use plan does show it as TOD Zoning and the R5 equivalent in TOD would be "Single-Family Accessory (SFA)". That said the R5 would probably be less restrictive on this lot than the SFA. For the most part Omaha wants the highest density development at the main intersections and then development to be less intensive as it moves away from the main intersections. R5 you could have townhomes (4 units, side by side, not stacked), SFA you would need a Conditional Use Permit for the Townhomes.

2. Its on West Dodge Road. Somewhere around 90th, West Dodge Road switches from Omaha Jurisdiction to NDOT Jurisdiction. While I think Omaha would allow a "right in, right out" access at 93td Street, I'm not sure the NDOT would allow any access.

3. The lots is 3 acres or 130,680 SF, in R5 Zoning you can only have 1 residential unit per 3000 SF, so this lot could only have 45 residential units on it. Not sure you could ever come close to 45 units on this lot.

4. Of the 8 units that back up to this 3 acre lot, 2 are owned by LLC's. Most of the time the LLC's are rental units. So I'm guessing one of those 2 units might willing to sell. One lot would provide all the access needed to this lot without using West Dodge Road.

All that to say most developers would probably try to by an adjoining lot, punch a road through, and develop a small townhome development or single family lot development. In no way do I see a commercial development going here. I don't see the city allowing a commercial development here, and I don't see commercial tenants wanting to be located here.

Impressive site analysis! Love when we get detailed on this forum.

[Brad]

Glad you enjoy it. Looks like I have some spelling and grammar to fix in there...

[omaha79]

good points.

[Longlurker]

So hear is my analysis... At my full time job, I draw up lots like this quite frequently.

1. Its Zoned R1. I don't think Omaha even uses R1 Zoning anymore. Anything Zoned R1 has been zoned that way for a while. I could see the city allowing anything up to R5 Zoning, but I really cant see anything above that, for reference R5 stands for "urban family residential district". They Future land use plan does show it as TOD Zoning and the R5 equivalent in TOD would be "Single-Family Accessory (SFA)". That said the R5 would probably be less restrictive on this lot than the SFA. For the most part Omaha wants the highest density development at the main intersections and then development to be less intensive as it moves away from the main intersections. R5 you could have townhomes (4 units, side by side, not stacked), SFA you would need a Conditional Use Permit for the Townhomes.

2. Its on West Dodge Road. Somewhere around 90th, West Dodge Road switches from Omaha Jurisdiction to NDOT Jurisdiction. While I think Omaha would allow a "right in, right out" access at 93td Street, I'm not sure the NDOT would allow any access.

3. The lots is 3 acres or 130,680 SF, in R5 Zoning you can only have 1 residential unit per 3000 SF, so this lot could only have 45 residential units on it. Not sure you could ever come close to 45 units on this lot.

4. Of the 8 units that back up to this 3 acre lot, 2 are owned by LLC's. Most of the time the LLC's are rental units. So I'm guessing one of those 2 units might willing to sell. One lot would provide all the access needed to this lot without using West Dodge Road.

All that to say most developers would probably try to by an adjoining lot, punch a road through, and develop a small townhome development or single family lot development. In no way do I see a commercial development going here. I don't see the city allowing a commercial development here, and I don't see commercial tenants wanting to be located here.

The LLCs are actually the same LLC and owned by the Cullans which own the large property right? They are roughly the "same" lot on the East and West side of the main property so road access to a small townhome development would make sense.

[Brad]

You are correct. I never clicked through the other night to see the same address. Also, three of the houses that back up to it are under an LLC, but the third one has a different address.