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Council denies major PUR amendment for North Omaha project after developer and neighbors clash
Summary
The council voted 6–0 to deny a major amendment to the planned-unit redevelopment for 3204 North 16th Street after the developer and neighborhood supporters urged approval while Planning Department staff and multiple council members said the finished exterior strayed from the approved plan.
Don Curry, the developer of a stacked triplex at 3204 North 16th Street, told the council his project is about "99% complete" but that he lost HUD grant funding and made cost-saving changes to exterior materials, including vinyl siding and faux brick, to finish the work.
"I lost funding for my project... I'm at a $150,000 loss," Curry said, asking the council to recognize the project's near-complete status and not require a demolition to restore previously approved materials.
Cheryl Weston, a nearby resident who said she lives a block from the site, urged the council to support the project and questioned why the city would require removal of siding she described as "attractive, functional, and appropriate for my neighborhood." She said the building passed all other permits and would provide "much needed, affordable, quality housing within the North Omaha community."
Planning Department Director Dave Fanslaw told the council the department and Planning Board recommended denial because the as-built exterior differs materially from the elevations and materials the council and Planning Board previously reviewed under the PUR overlay. "When they stray too far away from those requirements ... we ask people to come back so those two boards can review the project and vote accordingly," Fanslaw said.
Several council members framed the decision as one about process and equal treatment. Council Member Melton argued the city must be consistent so one developer does not get a pass that others would not receive. "If you're going to do the value engineering changes, you need to come and make and request that from the planning board," Melton said. Council Member Goodwin said the council's role is to apply standards uniformly even when projects are well-intentioned.
After public testimony and council discussion, the council voted to deny the major amendment 6–0. City staff said a certificate of occupancy cannot be issued until the building meets the originally approved PUR elevations or an approved amended plan.
