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Q and A
The Q and A below, based on questions asked at the Jan. 16 (2007) community information session, is organized according to topic area, including applicability and administration of regulations, expansion and sprawl, sustainability and green design, retail and commercial center design, streetscape issues, transit/parking, neighborhoods and connectivity, and specific area concerns.
Applicability and Administration of Regulation
Expansion and Sprawl
Sustainability and Green Design
Retail and Commercial Center Design
Streetscape Issues
Transit/Parking
Neighborhoods and Connectivity
Specific Area Concerns
Applicability and Administration of Regulations
1. Practice makes perfect. Are the new regulations sufficiently malleable in their wording that they will be able to adapt easily to changing conditions over time?
Like any code, revisions can be proposed by the development community or the City if they are warranted. The TAG is also planning on gathering periodically to evaluate the success of the code changes. If they deem changes necessary, they will recommend those changes to the Planning Department.
2. The standards seem somewhat subjective. Who will review projects to ensure compliance and how will this affect the approval process?
Design issues are generally a very subjective issue. Short of requiring that all sites or buildings look alike, design code is very difficult to write. The planning staff will review applications and the Planning Board and City Council will have opportunities to voice their opinions on how projects are being submitted and reviewed. The approval process will not change from what is in place today.
3. How and when will the overlay districts be established? (See below item #4.)
4. When will the standards go into effect?
The code, in general, should go before the Planning Board and City Council by May or June. Much of the code will be in effect once approved by the City Council. All of the overlay districts will have to be subsequently mapped with public hearings on individual sections. That effort will continue and may take over a year to complete. Some overlay districts will be voluntary, like the Civic Place Districts and the Neighborhood Conservation and Enhancement Districts, and will only be enacted at the request of landowners or neighborhood representatives.
Expansion and Sprawl
1. Do the regulations address the question of low-density sprawl, and if so, how exactly?
The Omaha Master Plan promotes infill development and increased density along key corridors to allow for future public transportation improvements. The new code also facilitates higher density development in appropriate locations via reduced setbacks and protection of historic neighborhood forms.
2. How do the regulations reconcile the prospects of western expansion with the necessity of maintaining Omaha’s urban form, particularly the cultural institutions and public space vital to the city’s image?
Omaha by Design has focused on providing for both attractive and efficient new development while allowing existing development the flexibility needed for redevelopment. Both urban and suburban forms are accounted for within the proposed codes.
Sustainability and Green Design
1. Do the regulations address or propose any “sustainable design” practices beyond the green parking lots?
Sustainable design has not been a specific goal within the OBD process.
2. Will Omaha by Design and the City work to incorporate new standards or incentives for “green” building, using energy-saving or water retention technology for example?
The OBD process did include discussions about green building but the original scope did not allow for major consideration of these issues. LEED certification was discussed and may be an issue that is addressed at some point in the future. The Omaha by Design Advisory Board just selected sustainability issues as its major focus for 2007-08.
Retail and Commercial Center Design
1. How will the various internal streets categories affect the design of commercial centers?
The categories are a way to describe what is already happening with development in Omaha. The code changes will promote tree lined streets and build-to lines in certain circumstances. The pedestrian environment adjacent to these streets will be better protected and enhanced.
2. What do you envision as a replacement for the strip-mall concept on small (1-2 acre) sites?
There are a number of options depending upon the exact size and orientation of the site. While the code seeks to avoid typical strip development it will be allowed if certain other aspects of the code are satisfied. One method that can be used to develop a small site is to side the building up to the street. This can create a better streetscape while still providing a parking field adjacent to the main entrance of the building.
3. What will trigger application of the changes to ID sign standards in existing commercial centers?
All new signs will be required to comply, as will any signs being significantly changed.
4. Will the regulations carry the “four corner” retail concept for the suburban fringes first introduced in the Urban Design Element?
The four corners concept is included in the code for a number of areas in the northwest area of the city.
5. Are there any provisions addressing the redevelopment of abandoned “big box” retail sites?
The code will be applicable to those sites as they develop; however, it does not address the issue of them remaining unused or underused.
Streetscape Issues
1. Do the regulations address the particulars of street design, e.g. widths, pedestrian refuge island, intersection footprints, etc.?
The pedestrian environment was closely considered. In many instances wider sidewalks will be required, along with wider green strips to safely separate pedestrians from moving traffic. Streetscape improvements such as street trees and placing buildings along the street are also addressed.
2. Are there any provisions on street lighting, with particular respect to “dark sky” light pollution control standards?
No, the existing city code addresses light levels and fixture types.
3. What consideration has been given to improving the visual appearance of major roadways within the city regarding landscaped medians and comfortable sidewalks?
While no work was done regarding medians, the code addresses the pedestrian environment (see item #1 above) and also the appearance of developed areas from major corridors. The code speaks to the quality of building elevations and landscaping and green space in these locations.
4. Has there been any work done on developing bike lanes in Omaha?
Bike lanes were not a topic of the OBD code changes. The city has considered such issues and will continue to explore ways to improve bike options within the city. The ‘complete streets’ effort has recently been discussed and the Public Works and Parks departments have also considered several options for bike lanes and similar alternatives.
5. Do the regulations address the pedestrian environment along major roadways and expressways, with particular respect to separating the pedestrian right-of-way from traffic?
An effort has been made to improve pedestrian areas by providing increased sidewalk width and wider landscape strips with street trees to buffer pedestrians from traffic.
Transit/Parking
1. What consideration was given to mass transit and how it integrates with the pedestrian environment and traffic?
While mass transit is not presently an option in much of Omaha, future development should allow for its addition. The code and the Omaha Master Plan both promote density along several high traffic corridors in order to increase the possibility of future mass transit options.
2. Has there been any thought on using reverse diagonal parking along mixed-use and other pedestrian-oriented streets?
The concept is being considered, but is not a part of this code effort.
Neighborhoods and Connectivity
1. How will the aesthetic character of older neighborhoods be preserved? Will design standards be enforced for infill development in these neighborhoods?
If an area is included in an ACI or an MCC overlay there will be requirements that will help to preserve the historic area. The strongest tool towards this end, however, would be the Neighborhood Conservation and Enhancement overlay. This overlay can be tailored to help protect the specific aspects of Omaha’s historic areas.
2. Do the regulations address the issue of connectivity between residential and non-residential areas?
Interconnectivity was an important issue during the creation of the OBD code. In both newly developing areas and older neighborhoods, the ability for residents and pedestrians to access both commercial and residential areas has been deemed critical to Omaha’s success. A variety of connections will be required, depending upon the nature and scope of the development or redevelopment.
Specific Area Concerns
1. Do the regulations take note of Boystown’s importance in Omaha’s civic life? Will this institution be adversely affected by the regulations?
Boystown is not specifically provided for within the regulations. It could be impacted once the ACI overlay for that portion of Dodge is enacted. There is no expectation of adverse impact on Boystown.
2. What do these regulations do for north Omaha?
North 24th St. is shown in the plan as a part of the ACI East. At some point this corridor would be added to the ACI and any new development would have to conform to ACI standards, which were designed to promote development consistent with the historic nature of the area. The Neighborhood Conservation and Enhancement overlay could also be useful for a number of North Omaha areas. There are also several areas that may be impacted by the MCC overlay. This overlay requires improved landscaping and architecture.
3. Are there plans for the Dodge Street corridor between 38th and 50th Streets?
This portion of Dodge St. will be a part of the ACI East overlay district. This overlay will promote buildings that front on the street (as opposed to those that sit behind a parking lot) and an improved pedestrian environment and streetscape. Architecture standards will also be improved. No specific development plan has been made for this area.
Jan. 16, 2007
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