Build-to/set-back lines and zones.
Omaha Municipal Code § 55-925
in effectSec. 55-925. - Build-to/set-back lines and zones.
(a) General standard. Buildings shall be placed on lots in relation to their frontages in a manner that encourages a consistent street wall and provides for a usable sidewalk area and a more attractive pedestrian environment.
(1) Definitions. For the purposes of this section the following definitions shall apply:
a. Pedestrian oriented space. A pedestrian oriented space shall be defined as an open outdoor area intended primarily for pedestrian activity, which generally includes landscaping, trees, walkways, places to sit, decorative lighting and varied paving materials. Some portion of the space shall be provided with shade by means of tree cover, a permanent structure such as a trellis or canopy or adjacent buildings. It shall be made accessible to the general public, provide access to sidewalks, be visible from public ways, maintained by an authorized agent and is subject to approval by the planning director.
b. Parking and associated areas. The term "parking" refers to those areas used for parking stalls, access lanes, drive aisles, drive through lanes and other vehicle ways located on a property.
c. Primary street. Those streets used to satisfy required build-to/setback and frontage requirements and may include single streets along corridors or multiple streets within districts.
(b) Reserved.
(c) Build-to/set-back lines and zones in the TOD, ACI and MU districts. Buildings shall be located in relation to a baseline. Baselines for ACI districts shall be as defined in subsection 55-610(b). Base lines for all other districts shall be aligned with the property line or as necessary to provide the required area for curbside landscaping and sidewalks pursuant to section 55-924. The baseline location or its geometry may be adjusted to accommodate irregular site geometry, future street improvements, dedicated public amenities or other circumstances, as approved by the planning director. Building facades shall be located within a zone defined by the minimum and maximum range of distance from the baseline as described in Table 55-925(2) and Figure 55-925(1) located at the end of this section.
(1) Frontage types. The following build-to/set-back frontage types are allowed per Table 55-925(1) located at the end of this section.
a. Type A: Building front adjacent to the primary street.
b. Type B: Building side adjacent to the primary street.
c. Type C: Limited parking between the building front and the primary street.
d. Type D: Unlimited parking between the building front and the primary street. Large retail buildings on sites exceeding three acres using this frontage type shall provide a pedestrian oriented space meeting the following requirements:
1. The minimum pedestrian oriented space shall be equal to or greater than three percent of the associated lot area.
2. The pedestrian oriented space shall be located adjacent to the primary facade of the building with convenient access to the building entrances.
3. When multiple buildings are involved, the placement of one building consistent with the median scale of the development and utilizing frontage Type A or B in relation to the primary street may be used in lieu of a pedestrian oriented space.
e. Type E: No direct access to buildings and off-street parking from an arterial street; grouping of buildings on internal main street, internal street or internal access drive. Fifteen feet of landscaping required between any parking, drive or structure and the property line.
(2) Supplemental requirements. The following supplemental requirements apply to build-to/set-back requirements for buildings located in the TOD, ACI and MU districts:
a. Fifteen feet of landscaping is required between any parking lot or vehicle drive lane and the sidewalk of any primary street per subsection 55-928(e).
b. Canopies related to service stations/convenience food sales uses shall not be considered as buildings for purposes of meeting the build-to/set-back line requirements. To minimize glare, such canopies shall include full cutoff luminaires pursuant to section 44-241 notwithstanding the exception for convenience stores and fueling areas.
c. When a project includes a pedestrian oriented space that is located between the street and the building, the portion of the building associated with the pedestrian oriented space will be allowed to exceed the build-to/set-back zone standards in this section.
d. No parking or drive lane will be permitted between the building and the sidewalk when street adjacency is required.
e. Building fronts shall include a building entrance pursuant to subsection 55-935(d)(3) and may be satisfied with a corner entrance.
f. Criteria for optional frontage type. Street adjacency and orientation of building entrances resulting from frontage types shall take into account several factors in considering the appropriateness of optional frontage or exceptions provided by this section:
1. For areas exhibiting a prominent orientation and proximity of buildings in relation to the primary street, such a pattern of development and context shall be maintained unless determined otherwise by the master plan.
2. For areas that are intended to establish or reestablish proximity of buildings in relation to the primary street as envisioned by the master plan such a pattern of development and context shall be provided.
3. When orientation and proximity of buildings in relation to the primary street is considered appropriate, special priority should be given to corner lots at street intersections considered central to the identity of the area, while allowance for the use of Type B or C frontage as options or exceptions included in this section could be made for mid-block or less prominent intersections.
4. Allowances for orientation and proximity of buildings in relation to the primary streets may also be made in an effort to minimize negative effects on surrounding neighborhoods.
5. Final determination of appropriateness for orientation and proximity of buildings in relation to the primary street shall be provided by the Director of Planning.
(3) Exceptions. The following exceptions apply to buildings located in the ACI-1, ACI-2 and ACI-3 districts:
a. Civic uses in ACI districts are subject to the build-to/set-back line standards for this section, unless the civic use is part of an approved campus master plan.
b. Single-family lots and parcels zoned R-1 through R-4 are exempt from build-to/set-back requirements and shall be subject to the base zoning set-back requirements.
c. If considered appropriate per the criteria established in subsection 55-925(c)(2), convenience store/gas stations may use a 170-foot maximum build-to/set-back zone to accommodate the fueling areas provided the fueling area is screened from view along the baseline pursuant to subsection 55-928(f).
TABLE 55-925(1)—APPLICABILITY OF BUILD-TO/SET-BACK FRONTAGE TYPES IN ACI DISTRICTS
Build-to/Set-back Frontage Type
Context | A | B | C | D | E
TOD | P | O (1) | NP | NP | NP
ACI-1 | P | O (1) | NP | NP | NP
ACI-2 | P | P | O (1) | NP | NP
ACI-3 | P | P | P | P | NP
ACI-4 | NP | NP | NP | NP | P
MU - Internal Main Street | P | P | NP | NP | NP
MU - Internal Street | P | P | P | P | NP
Key:
P = Permitted,
NP = Not Permitted,
O = Optional (see note 1)
Notes:
1. Pursuant to subsection 55-925(c)(2)f. criteria for optional frontage types.
TABLE 55-925(2)—BUILD-TO/SET-BACK ZONE DIMENSIONS
BUILD-TO SET-BACK ZONES
Use Type | Build-To/Set-Back Type
A and B | C | D
Min. | Max | Min. | Max | Min. | Max
Residential | 5'-0" | 15'-0" | 20'-0" | 95'-0" | 20'-0" | Unlimited
Office | 0'-0" | 10'-0" | 20'-0" | 95'-0" | 20'-0" | Unlimited
Commercial | 0'-0" | 10'-0" | 20'-0" | 95'-0" | 20'-0" | Unlimited
Civic | 0'-0" | 10'-0" | 20'-0" | 95'-0" | 20'-0" | Unlimited
Parking | 0'-0" | 10'-0" | 20'-0" | 95'-0" | 20'-0" | Unlimited
Notes:
1. For the purposes of this table, use types are those uses located within the building less than eight feet above grade.
2. For exceptions see subsection 55-925(c)(3).
FIGURE 55-925(1)—BUILD-TO/SETBACK LINES AND ZONES
[image omitted; see the official code]
(Ord. No. 37810, § 8, 8-14-07; Ord. No. 38082, § 2, 4-22-08; Ord. No. 38677, § 2, 3-16-10; Ord. No. 38907, § 3, 12-21-10; Ord. No. 39358, § 6, 6-19-12; Ord. No. 39516, § 1, 12-4-12; Ord. No. 40303, § 2, 3-31-15; Ord. No. 42341, § 13, 10-27-20)
Source: City of Omaha, Municipal Code and City Charter (Municode Library, library.municode.com)URL: https://library.municode.com/ne/omaha/codes/code_of_ordinances?nodeId=OMMUCOCHGEORVOII_CH55ZO_ARTXXIIURDE_S55-925BUSCKLIZOFetched: 10/28/2026