RES 2022-0043 - 24th and Lake Redevelopment Plan1
24th & Lake Redevelopment Plan
24th & Lake Redevelopment Plan
75 North to N. 20th Street, Maple Street to Franklin Street / Clark Street
December 2021
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24th & Lake Redevelopment Plan
Table of Contents
Table of Contents 2
INTRODUCTION 6
BACKGROUND 8
Authorizing State Law 8
Previous Plans 8
EXISTING CONDITIONS 11
People 11
Pover ty 11
Population 12
Race and Ethnicity 13
Median Household Income 16
Unemployment Rate 17
Housing and Occupancy 18
Housing Units 18
Owner and Renter Occupied Units.18
Vacancy Rate 20
Median Value of Owner-Occupied Units 21
Median Rent 23
Current Land Use 24
City Owned Proper ty 27
Current Zoning 28
Conditions of Proper ty 33
Old Basements and Foundations 35
Community Redevelopment Area & Extremely Blighted 35
Utilities and Infrastructure 36
Sewers 37
Water & Gas 38
Transpor tation 38
Streets 38
Bus Lines 40
Bike Lanes 41
Walking & Sidewalk Conditions 44
Historic Preser vation 46
Natural Features 47
Environmental Concerns 48
Brownfields 48
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Omaha Lead Superfund Site 48
DEVELOPMENT PLAN 48
Community Engagement 49
Stakeholder Meetings 49
Public Meetings 49
Summar y of Community Engagement Themes & Concerns 50
Implementation 52
Future Land Use 53
Zoning ordinances 54
Street and Sidewalk Connectivity and Improvements 54
Building Codes and Ordinances 54
Resources and Tools 55
Proper ty Acquisition and Disposition 55
F inancing 55
CRA 55
Extremely Blighted Area Tax Credit 56
TIF 56
Bonds 56
Oppor tunity Zone 56
HOME and CDBG 56
Proper ty Assessed Clean Energy (PACE)57
Nebraska’s Middle Income Workforce Housing Investment Fund 57
Omaha 100 57
Car ver Legacy Center (CLC)57
Spark CDI Capital Loan Fund 57
FEMA Nonprofit Security Grant 58
Standards After Redevelopment 58
Population Density 58
Land coverage 58
Building Intensity 58
Public Facilities and Utilities 59
Future Transit 59
Consistency with the Master Plan 59
Recommendations 60
Closing Statement 60
Acknowledgments 61
Table of Appendices 62
Appendix A - Redevelopment Plan Area Map 62
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Appendix B - Map of Overlapping Redevelopment Plans 62
Appendix C - Current Land Use 62
Appendix D - Current Zoning 62
Appendix E - Existing Uses and Conditions 62
Appendix F - Public Meeting Notice 62
Appendix G - Letter 62
Appendix H - Questions & Answers from Public Meeting 62
Appendix H - Omaha Future Land Use Map 62
Appendix I - Redevelopment Plan Future Land Use Map 62
Appendix A - Redevelopment Plan Area Map 63
Appendix B - Map of Overlapping Redevelopment Plans 64
Appendix C - Existing Land Use 65
Appendix D - Current Zoning 67
Appendix E - Existing Quality and Conditions 68
Appendix F - Public Meeting Notice 70
Appendix G - Letter 71
Appendix H - Questions & Answers from 9/2/21 Public Meeting 72
Appendix I - Future Land Use Map 75
Appendix J: Proposed Projects from Proper ty Owners 76
Appendix K: Q&A from Town Hall on October 14, 16 81
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24th & Lake Redevelopment Plan
INTRODUCTION
The Nor th 24th Street Corridor has been the subject of strategic planning and investment effor ts
for years. Some of these plans have provided a vision for the corridor’s redevelopment and
others have provided incremental, localized benefits.
In 2019, area residents, business and proper ty owners, the City of Omaha, and other community
par tners under took a comprehensive community engagement process called the Forever Nor th
Multimodal Transpor tation and Housing Plan. Throughout 2019, over 300 community members
par ticipated in activities to create a vision for the future of the Nor th 24th Street Corridor. The
Forever Nor th strategy will guide future development of the Nor th 24th Street corridor between
Cuming Street on the southern end and Ames Avenue on the nor thern end.
The 24th and Lake
Redevelopment Plan
provides more detailed
guidance for
development in the
areas that are defined as
Zone 2 and par ts of
Zone 1 and Zone 3
within Forever Nor th. It
provides tools and
resources the City can
bring to bear to suppor t
the next phase of
anticipated
community-driven
development and
investment near the
intersection of Nor th
24th and Lake Streets.
The approximately 220
acre, ⅓ of a square mile,
Redevelopment Plan
area is the hear t of the
Nor th 24th Street
Corridor.
The Redevelopment Plan
boundaries are Maple
Street to the nor th,
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24th & Lake Redevelopment Plan
Florence Boulevard / Nor th 20th Street to the east, Highway 75 to the west, and Franklin Street
and Clark Street to the south. This area is referred to as the “Redevelopment Plan area.” The
map presented above shows the Redevelopment Plan area. A larger map is presented in
Appendix A.
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24th & Lake Redevelopment Plan
BACKGROUND
This 24th and Lake Redevelopment Plan (“Redevelopment Plan”) was specifically created to
suppor t the next phase of anticipated community-driven development and investment near the
intersection of Nor th 24th and Lake Streets. Over the past few years the City became aware of a
growing number of proposed or planned projects in this area and the call for the City’s
assistance with these redevelopment projects.
The city evaluated existing plans and determined a new redevelopment plan was needed to
address current needs.
This area was recer tified as a Community Redevelopment Area by the City of Omaha through
Resolution 1445 on June 2, 1992. This designation allows for the creation of a Redevelopment
Plan in the area.
Authorizing State Law
Chapter 18 of the Nebraska Revised State Statute governs Community Redevelopment Law. It
specifically addresses the process by which Community Redevelopment Areas are designated
and why redevelopment plans areas are created. It also provides tools for communities to use
to suppor t redevelopment effor ts.
Regarding redevelopment plans, 18-2103(27) provides instruction on what a redevelopment plan
should accomplish. It states,
“Redevelopment plan means a plan, as it exists from time to time for one or more
community redevelopment areas, or for a redevelopment project, which (a) conforms to
the general plan for the municipality as a whole and (b) is sufficiently complete to indicate
such land acquisition, demolition and removal of structures, redevelopment,
improvements, and rehabilitation as may be proposed to be carried out in the community
redevelopment area, zoning and planning changes, if any, land uses, maximum densities,
and building requirements;...”
Par t (a) of this statement refers to the City of Omaha’s Master Plan and any amendments to that
Plan. For Omaha, this includes the Nor th Omaha Village Revitalization Plan and the Forever
Nor th Housing and Multimodal Transpor tation Study.Par t (b) states that Plan should
contemplate all reasonable actions required to achieve the desired outcome stated in the
redevelopment plan.
Previous Plans
Several redevelopment plans have been prepared for this area since the mid-1970s. These
plans include the:
-NOCD Community Development Plan (1975)
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24th & Lake Redevelopment Plan
-Conestoga Redevelopment C4A (1977)
-Great Plains Black Museum (1978)
-Nor th 24th Street Revitalization Plan (1979)
-Kountze Park-Sacred Hear t Infill Redevelopment Plan (1990)
-Grace Plaza Redevelopment Plan & Amendment II (1998)
-Long School Neighborhood Redevelopment Plan (1999)
-OIC Redevelopment Plan (2007)
The 24th and Lake Redevelopment Plan supersedes and replaces in par t the previous plans
where there is overlap between the plans. A map showing where the plans overlap is presented
in Appendix B.
Other studies used in the development of the 24th and Lake Redevelopment Plan include the
Nor th Omaha Village Revitalization Plan (adopted by City Council in 2011),Village Square
Development Plan (2013),Omaha’s Historic Streetcar System Sur vey (2018), and Forever Nor th
Housing and Multimodal Transpor tation Study (2021).
Data Sources
Demographic and economic data used for this
plan are from the 1990, 2000, 2010 U.S.
Census, and American Community Sur vey
(ACS) 2015-2019 5-year estimates at the
Block Group level. The Census Tract and
Block Group boundaries do not perfectly align
with the Redevelopment Plan area, as shown
in the map to the right.
Between 1990 and 2000 the Census Tract
boundaries in this area changed. Census
Tracts 9 and 12 from the 1990 Census were
combined into Census Tract 12 star ting with
the 2000 Census.
Recognizing the Block Group boundaries do
not perfectly align with the Redevelopment
Plan area, it is impor tant to note the boundar y
of the data that was used: data from Block
Groups 900-3, 1000-3, and 1200-2 (for the
1990 Census only), 1100-1, 1100-2, 1200-2
(for Census years 2000, 2010, and
2015-2019 ACS) was combined and is shown
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24th & Lake Redevelopment Plan
as the “Redevelopment Plan area” in the Existing Conditions section, below.
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EXISTING CONDITIONS
The following sections summarize the conditions present in the Redevelopment Plan area at the
time the Redevelopment Plan was prepared. It should be noted this is a summar y of conditions
and should not be viewed as a comprehensive evaluation of the topics.
People
In general, the population in the Redevelopment Plan area is growing, but slowly compared to
Douglas County’s population. The population is generally Black or African-American, but the
Latino population is growing and now exceeds the White population. The median household
income is roughly 50% lower than elsewhere in the county, and the unemployment rate is about
three times higher. The following sections provide more detailed information on these topics.
Pover ty
People Living
Below Poverty
Line in the
Redevelopment
Plan Area
% Living in
Poverty in the
Redevelopment
Area
People Living
Below Poverty
Line in Douglas
County
% Living below
poverty line in
Douglas County
1990 1170 73%
43,964
13%
2000 921 38%
44,553
11%
2010 310 26%
93,368
18%
2015-2019 ACS 929 38%
69,089
12%
The Census Bureau determines pover ty status by a set of money income thresholds that var y by
family size and composition. If a family’s total income is less than the family’s threshold, then
that family and ever y individual in it is considered in pover ty. Thresholds var y year to year as they
are updated for inflation. For instance, in 1990 the pover ty threshold for a family of 4 with two
children under 18 was $13,254. The threshold for a family in the 2015-2019 ACS with the same
family make up was $25,926. In 1990, about 13% of individuals in Douglas County were
determined to be in pover ty, compared to almost 73% of people in the Redevelopment Plan area.
In 2000, the pover ty percentage was more than 3 times higher in the Redevelopment Plan area
(38%) than in the county (11%). By 2010, pover ty increased overall in the county (18%) but
decreased in the Redevelopment Plan area (27%). Pover ty has since decreased in the county to
12% but increased significantly in the Redevelopment Area to 39%.
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Population
While population growth at the county level has steadily increased since 1990, the number of
people living in the Redevelopment Plan area has fluctuated.
Between the 1990 and 2000 Censuses, and 2000 and 2010 Censuses the population in
Douglas County increased by 11%. The population in the Redevelopment Plan area increased by
nearly 50% between the 1990 and 2000 Censuses but decreased by 9% between 2000 and
2010 Censuses. Between 2010 and the 2015-2019 ACS, Douglas County’s population
increased by 8%, and the population in the Redevelopment Plan area increased by 11%.
According to the 2015-2019 ACS, the population in the Redevelopment Plan area is 2,403,
which is less than one percent of the population of Douglas County.
Table 1. Population
Redevelopment
Plan Area
% Change in
Population
between prior
Census
Douglas
County
% Change in
Population
between prior
Census
1990 1,582 416,444
2000 2,373 50%463,585 11.32%
2010 2,158 -9.06%517,110 11.50%
2015-2019
ACS
2,403 11.35%560,617 8.41%
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Race and Ethnicity
The largest ethnic/racial group in the Redevelopment Plan area is Black or African-American
people. According to the 2015-2019 ACS data,Black people represent nearly 64% of the
population. The Census does not differentiate between Black Americans and Black African
Immigrants or refugees.
Black people have remained the largest racial/ethnic group over the past 30 years. Between
1990 and 2000, the number of Black people living in the area increased by 43%. However, the
number of Black people living in the area declined by 17% between the 2000 and 2010 Census
and fell an additional 10.5% between the 2010 Census and the 2015-2019 ACS.
The second-largest racial group in the Redevelopment Plan area is persons identifying as
Hispanic / Latino. Hispanic / Latino people represent the most significant population increase,
from 1% in 1990 to 28% in 2015-2019 ACS. The Hispanic/Latino ethnicity can encompass
other races such as Black, White, or a combination of others.
People who identify as White currently make up 21% of the Redevelopment Plan area population,
according to the 2015-2019 ACS, an increase from 5% in the 1990 Census.
By contrast, the White population accounts for 79% of the Douglas County population in the
2015-2019 ACS, decreasing from 86% in 1990. From 1990 to 2015-2019 ACS, the percentage
of Black people living in Douglas County remained relatively unchanged at, 10.9% to 11%. The
third-largest racial/ethnic group is Hispanic or Latino, which increased from 2.7% in 1990 to
nearly 13% in 2015- 2019 ACS.
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Table 2. Racial/Ethnic Population in the Redevelopment Plan Area from 1990 to 2015-2019 ACS
Race/Ethnicity 1990 %2000 %2010 %2015-20
19
ACS
%
White 82 5%164 7%170 7.8%519 21.6%
Black or African American 1,470 92%2,105 87%1,733 80.3%1,550 64.5%
American Indian and
Alaska Native
16 1%11 0%16 0.7%0 0%
Asian 0 0%4 0%11 0.5%49 2.0%
Native Hawaiian or Pacific
Islander
**0 0%1 0.1%0 0%
Other Race 14 1%38 2%227 0.1%285 11.9%
Hispanic or Latino**30 1%51 2%199 0.1%679 28.3%
Total 1,582 100%2,373 100%2,158 100%2,403 100%
*1990 Census counted Native Hawaiian or Pacific Islander with Asian population in the
1990 Census
** The Census Data accounts for individuals who identify as "Hispanic and Latino" within
other racial groups as an ethnicity. Data for the "Hispanic or Latino" population should
not be added to the total population or percentage.
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Table 3. Racial/Ethnic Population Trends in Douglas County from 1990 to 2019
Race/Ethnicity 1990 %2000 %2010 %ACS
White
359,438
86.3%
375,317
81.0%
395,025
76.4%
443,88
3
Black or African
American
45,541 10.9%
53,330
11.5%
60,071
11.6 %
62,004
American Indian
and Alaska
Native
2,481
0.6%
2,809
0.6%
3,731
0.7%
3,351
Asian
4,086
1.9%
7,944
1.7%
13,755
2.7%
21,389
Native Hawaiian
or Pacific
Islander
**
250
0.1%
394
0.1%
283
Other Race
4,898
1.2%
23,935
5.2%
44,134
5.7%
11,836
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Hispanic or
Latino**11,368
2.7%
30,928
6.7%
57,804
11.0%
35,742
*1990 Census counted Native Hawaiian or Pacific Islander with Asian population in the 1990 Census
**The Census Data accounts for individuals who identify as "Hispanic and Latino" within other racial
groups as an ethnicity. Data for the "Hispanic or Latino" population should not be added to the total
population or percentage.
Median Household Income
The median household income increased in Douglas County and the Redevelopment Plan area
from 1990 to 2015-2019 ACS. According to 2015-2019 ACS data, the median household
income for Douglas County is two times higher than those residing within the Redevelopment
Plan area.
Table 7. Median Household Income
Douglas County
Median
Household
Income
Redevelopment
Area Median
Household Income
% Difference
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1990 $ 29,857.00 $ 9,863.00 33%
2000 $ 43,209.00 $ 17,965.67 42%
2010 $ 50,038.00 $ 20,805.33 42%
2015-201
9 ACS
$ 64,629.00 $ 32,008.00 50%
Unemployment Rate
The unemployment rate in the Redevelopment Plan area is 3.25 times higher than Douglas
County’s unemployment rate. In Douglas County, unemployment has remained between 3% and
4% since 1990 while rates in the Redevelopment Plan area ranged from 13% to 23%.
Considering the natural unemployment rate of 4.4%, according to the Congressional Research
Ser vice (November 6, 2020), the unemployment rate in the Redevelopment Plan area is
dispropor tionately high.
Table 8. Unemployment Rate
Douglas County Average Rate,
Redevelopment Area
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1990 3%13%
2000 4%23%
2010 4%13%
2015-2019 ACS 4%13%
The unemployment rate of persons aged 16 years and
older, including the Armed Forces.
Housing and Occupancy
Housing Units
From the 1990 Census to the 2015-2019 ACS, the number of housing units increased by 36% in
Douglas County and 55% in the Redevelopment Plan area. Affordable housing development for
households earning 80% area median income or less has likely driven the increased pace of
housing development in the Redevelopment Plan area.
Owner and Renter Occupied Units.
In Douglas County, the propor tion of owner-occupied housing units and renters has remained
relatively unchanged. From the 1990 Census to the 2015-2019 ACS, approximately 63% of the
occupied housing units are owner-occupied, while 37% are renter-occupied.
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24th & Lake Redevelopment Plan
Tenancy figures in the Redevelopment Plan area have also remained relatively constant,with the
ratio of owner and renter units being approximately 45% and 55%, respectively.
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Vacancy Rate
The vacancy rate provides a measurement of the number of vacant proper ties in an area.
However, that can also provide insight into the quality of housing, economic conditions, and
employment status of that area. A high vacancy rate may indicate an undesirable neighborhood
or poor proper ty conditions, high unemployment, or a low demand for housing.
Except for 2010, Douglas County has lower vacancy rates than the Redevelopment Plan area.
Vacancy rates in the county are relatively stable, var ying from 5% to 8% over the last several
decades. Vacancy rates in the Redevelopment Plan area have been as high as 18% in 1990 and
as low as 2% in 2000. According to 2015-2019 ACS data, vacancy rates in the Redevelopment
Plan area are 11%. Specifically, 113 units in the Redevelopment Plan area out of 1,026 total
units are vacant.
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Table 9. Vacancy Rate
Vacancy Rate (County)Average Vacancy Rate
in Redevelopment Area
1990 7%18%
2000 5%11%
2010 8%2%
2015-2019
ACS
7%11%
Median Value of Owner-Occupied Units
The median value of houses has steadily increased between 1990 and 2015-2019 ACS in
Douglas County and the Redevelopment Plan area. According to Census Data, the median value
of houses in Douglas County was $59,900 in 1990. In the Redevelopment Plan area, the
median value of homes was approximately half that of Douglas County, at $29,700.
In 2015-2019 ACS, the median value of houses in the Redevelopment Plan area was $91,150.
The median value of homes in Douglas county, according to 2015-2019 ACS estimates, is
approximately $172,112, which is 88% higher than the Redevelopment Plan area.
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The median value of owner-occupied units has increased by more than $100,000 in the County
and $60,000 in the Redevelopment Plan area, respectively, between 1990 and 2015-2019.
Table 10. Median Value of Owner-Occupied Housing
Median value of Houses
Douglas County
Average Median Value Houses
Redevelopment Plan Area
1990 $ 59,900.00 $ 29,699.67
2000 $ 100,800.00 $ 38,766.67
2010 $ 141,400.00 $ 67,200.00
2015-2019 ACS $ 169,800.00 $ 91,150.00
*These dollar amounts have not been adjusted for inflation. The
real value can be calculated using the Bureau of Labor Statistics
(BLS) Consumer Price Index (CPI).
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Median Rent
The monthly contract rent for housing units has increased in both Douglas County and
Redevelopment Plan area. It is impor tant to note that median contract rent only accounts for the
face value of the lease agreement and does not include variable costs such as utilities or other
rental fees. Median rent increased by more than $400 from 1990 to the 2015-2019 ACS in the
County and Redevelopment Plan area.
Table 11. Median Contract Rent
Median Contract Rent Per Month
Douglas County
(Nominal Dollars)
Average Median Contract
Rent in Redevelopment Plan
Area (Nominal Dollars)
1990 $ 333 $165
2000 $ 475 $221
2010 $ 605 $333
2015- 2019 ACS $ 775 $580
*These dollar amounts have not been adjusted for inflation. The
real value can be calculated using the Bureau of Labor Statistics
(BLS) Consumer Price Index (CPI).
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Current Land Use
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-
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The entire Redevelopment Plan area is approximately 220 acres, including approximately 76
acres of Right of Way, about 34% of the area. This includes the area between Highway 75 and
parcels on 27th Street to the east.
Residential uses make up the next most prevalent use.Single-Family Residential uses comprise
50.7 acres, about 23% of the area. There are 3.3 acres, or 1.5%, classified as Single Family
Attached. Single Family Attached include duplexes, triplexes, and fourplexes.
Commercial uses are 2.5 acres of the study area, 1.1%.There are an estimated 7 proper ties,
totalling 1.5 acres and 0.7% of the area, that can be characterized as Mixed-use.A mixed-use
building ser ves a variety of uses over multiple stories (ver tical mixed-use), including the Union for
Contemporar y Ar ts, the Great Plains Black Histor y Museum and the Iroquois Lodge. Of all
commercial uses, 89% are designated “Street Front Commercial,” which includes mini-mar t
convenience stores, laundr y/dr y cleaning, barber or beauty shop, bar/tavern, drug stores, and
retail.
Institutional uses comprise 32.3 acres at 14.6% of the area. Within the Redevelopment Plan
area, institutional uses are primarily religious and educational facilities and their affiliated
activities. The Omaha Oppor tunities Industrialization Campus (OOIC) is considered institutional,
and is currently vacant.
Light Industrial accounts for 10.3 acres, 4.7% of the area.This includes ser vice stations,
warehouses, and a 7.3 acre maintenance facility owned by the City of Omaha.
Most areas designated for Office use are adjacent to N. 24th Street, making up 4.8 acres or
2.2% of the area. The Office land use designation includes Family Housing Advisor y Ser vices and
the Omaha Star - both of which are occupied and active. The largest office use parcels is OSBN
(Omaha Small Business Corporation) which was recently demolished.
Most parking lots are designated with its adjoining uses, but 1.3 acres, 0.6% of the study area,
is designated as Transportation, specifically parking lots.
Parks and Recreation comprise 0.4 acres, 0.2% of the area. All of these parcels face N. 24th
Street and are considered “passive parks,” or low intensity uses.
A table of all land uses and a current land use map are presented in Appendix C.
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24th & Lake Redevelopment Plan
City Owned Proper ty
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At the time of writing , the City owns 59 proper ties within the Redevelopment Plan area, six of
these are developed or have buildings standing:
-The largest proper ty, about 7 acres at 2606 N. 26th Street, is a vehicle maintenance
facility for Public Works.
-The next largest proper ty, 1.2 acres, is at 2415 Corby Street. On this single parcel is one
half of the former Omaha Oppor tunities Industrialization Center (OOIC) building. The
building itself is owned by Omaha Oppor tunities Industrialization Center Inc and sits on
two parcels, one owned by the City and the other owned by OOIC. The building has been
vacant for several years.
-The City owns two parcels that contain three buildings at 2510 & 2506 N. 24th Street.
These buildings were home to the Love's Jazz & Ar ts Center for several years and the
proposed new use is a Music and Ar ts Academy to provide music education.
-2102 N. 24th Street ser ves as a public parking lot. The process to transfer this lot to
Omaha Economic Development Corporation is currently underway.
-Dreamland Plaza at 2318 N. 24th Street is a passive park, maintained by the City of
Omaha Parks Depar tment.
About ninety percent of the City owned parcels are undeveloped. Several of the parcels are
adjacent or near to other empty lots that have great potential for development.
Current Zoning
The Redevelopment Plan area currently contains
Residential, Commercial, and Industrial zoning districts.
There are also some proper ties with an Area of Civic
Impor tance (ACI) overlay.
Residential zoning accounts for 78% of the area.
Residential zoning districts range from R4 Single-Family
Residential to R7 Medium-Density Multi-Family
Residential.
R4 is a single-family zoning district and is only located
south of Lake Street; 31.6% of the Redevelopment Plan
area is zoned R4.
R5 zoning allows duplexes and townhouses in addition
to single-family homes and accounts for 9.5% of the
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24th & Lake Redevelopment Plan
Redevelopment Plan area (7.3% R5, 2.2% R5(35)). R5 is most predominant nor th of Lake Street
and west of N. 24th Street.
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24th & Lake Redevelopment Plan
The most predominant type of residential zoning is R7 making up 36.9% of all zoning in the
Redevelopment Plan area and 47.26% of the residential zoning. R7 allows all residential building
types, including multi-family. R7 is found mostly in the nor theast and southwest quadrants of the
Redevelopment Plan area.
Commercial zoning accounts for 13% of the area. Three commercial zoning categories (GC, CC,
and NBD) are represented. General Commercial (GC) districts are intended for a wide variety of
commercial uses and limited industrial facilities, 5.8% of the area is zoned GC. Community
Commercial (CC) is intended for commercial facilities which ser ve the needs of several
neighborhoods and are generally compatible with residential areas, 1.8% is zoned for Community
Commercial. Neighborhood Business District (NBD) zoning is designed for established local
business districts in the city, accommodates the scale and integrity of the older commercial
districts, and allows a mix of uses. NBD zoning accounts for 5.8% of the area, all of which is
adjacent to N. 24th Street or Lake Street.
Two industrial zoning classifications makeup 9.1%of the Redevelopment Plan area, General
Industrial (GI) and Limited Industrial (LI). GI allows a variety of heavy commercial and industrial
uses and comprises 7.0% of the entire area. The sole LI designation, at 2.0% of the area, is the
former OSBN building, which was recently demolished.
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24th & Lake Redevelopment Plan
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In addition to the aforementioned base zoning districts, six proper ties also have an Areas of Civic
Importance (ACI) Zoning Overlay. A zoning overlay “overlays” on top of base zoning and modifies
the underlying base zoning regulations. The ACI zoning overlay modifies underlying base zoning
in order to enhance the “image” of the area, such as buildings’ relation to the street,
pedestrian-friendliness, and location of parking. Much of the rest of the Redevelopment Plan
area is within a proposed ACI-1 district. At the time of this writing, applications to add the ACI
Overlay to additional proper ties along N. 24th Street have been proposed.
Fur thermore, the intersection at 24th and Lake is currently designated a Community 60 Mixed
Use area in the Omaha Master Plan, while Nor th 24th Street and many of the surrounding blocks
within the Redevelopment Plan area are designated as a Future Mixed Use area. This will be
discussed in the Future Land Use section.
A current zoning table and current zoning maps are presented in Appendix D.
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Conditions of Proper ty
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Commercial and residential proper ties throughout the study area are assessed by the Douglas
County Assessor’s office in terms of quality and condition to determine the cost-approach value
of each parcel. These ratings are derived from the Marshall Swift Cost Manual, embedded in
Douglas County’s computer-assisted mass appraisal system. The manual provides a replacement
cost based on the type of proper ty, construction quality, and amenities. Proper ty depreciation is
determined by physical, functional, and economic factors. Physical depreciation is categorized by
the condition of the structure as defined in the char t.
There are approximately 533 structures within the Redevelopment Plan area and 779 parcels.
Some parcels contain more than one building. In these instances, the condition and quality of
both structures are combined into one assessment. The Conditions and Quality map illustrates
the proper ty conditions in terms of “quality” and “condition” as per the assessor’s evaluation.
The “Quality of Construction” describes its characteristics as it relates to design, style, and the
level to which it meets or exceeds building code requirements. The “Condition of Structure”
describes the level of maintenance, utility and/or repairs needed. This data ser ves as a baseline
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to understand oppor tunities for improvement and identifies areas of recent or potential
investment.
Almost half, 47.7% of parcels within the Redevelopment Plan area (shown as white parcels in the
above map) do not have recorded quality or condition by the Douglas County Assessor’s office,
either because the parcel is vacant/does not have a building or because it is owned by an entity
that is exempt from proper ty tax assessments (e.g. government, religious, education, or
nonprofit). Some proper ties will have a quality and condition rating but are still tax exempt.
Of the 452 proper ties that are assessed, Quality of Construction rating is distributed as follows:
0 rated “Excellent,” 0 rated “Ver y Good,” 1.5% rated “Good,” 51.5% rated “Average,” 4.6% rated
“Fair,” and 0.4% rated “Low,” (42% were not recorded because there is no structure or the
proper ty is tax exempt).
Of proper ties that are rated for structural condition, 0 rated as “Excellent,” 0.4% were rated as
“Ver y Good,” 6.5% were rated as “Good,” 28.1% were rated as “Average,” 18% were rated as
“Fair,” and 1.7% were rated “Worn Out” (42% were not rated).
Old Basements and Foundations
Past practices for demolishing unsafe structures did not call for the removal of basements and
foundations. As such, it is possible that basements and foundations are buried under seemingly
vacant land and it is possible these features may be encountered during site preparation.
Although these features can escalate development costs, they may have a secondar y benefit of
providing some relief from post-construction stormwater management requirements. A
site-by-site analysis would be needed to determine the location of old basements and
foundations.
Community Redevelopment Area & Extremely Blighted
Given the information already discussed, the entire Redevelopment Plan area qualifies and is
currently within a cer tified Community Redevelopment Area (CRA). A Community Redevelopment
Area is determined by Nebraska Community Redevelopment Law to be both substandard and
blighted as defined by Nebraska State Law 18-2103. The entire Redevelopment Plan area is also
designated “Extremely Blighted.” Extremely blighted is defined as a substandard and blighted
area in which: (a) The average rate of unemployment in the area during the period covered by the
most recent federal decennial census or American Community Sur vey 5-Year Estimate is at least
two hundred percent of the average rate of unemployment in the state during the same period;
and (b) the average pover ty rate in the area exceeds twenty percent for the total federal census
tract or tracts or federal census block group or block groups in the area.
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Utilities and Infrastr ucture
Several infrastructure upgrades have occurred in the Redevelopment Plan area since 2014.
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Sewers
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Most of eastern Omaha’s sewer system, including the system in the Redevelopment Plan area,
was originally a combined sewer system. Over 120 years old, the capacity and coverage of the
system was designed to accommodate the fully developed neighborhood that existed when the
system was built. The Public Works Depar tment has embarked on a city-wide initiative to
separate sanitar y from storm sewers through the CSO! (Clean Solutions for Omaha) Program.
Several of these projects have been under taken in the Redevelopment Plan area, which should
be favorable for future development.
Water & Gas
Both water and gas ser vice is readily available in the Redevelopment Plan area. In accordance
with MUD, most streets have gas and water mains in front of lots.
The cost of main extensions, relocations and abandoning any old ser vices are an owner's
responsibility. At the time of redevelopment, all new construction fees will apply including main
extensions, tapping mains, cost of meters and Impact Fees.
Transpor tation
Streets
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Since 2019, the City has completed asphalt resurfacing and concrete panel repair on several
streets within this boundar y area (see maps). There are no other resurfacing or repair projects
planned for the near future in the Redevelopment Plan area.
Nor th 24th and Lake Streets are minor ar terial streets. Minor ar terials see traffic volumes
between 5,000-15,000 vehicles per day. A minor ar terial is an interconnected street that
disperses traffic from an expressway system into smaller areas. Nor th 20th Street/Florence Blvd
is a major collector. A major collector is a street system that runs through an area with different
land uses adjacent to one another. Major collectors have traffic volumes between 2,000 to
10,000 per day. The other street types within the area are local class.
The streets are laid out in a general grid pattern. The southwest quadrant (Lake Street to Patrick
Street, west of N. 24th Street) and nor theast quadrant (Maple Street to Lake Street, east of N.
24th Street) of the Redevelopment Plan area feature a well-connected grid of local streets and
some alleys. The southeast quadrant (Lake Street to Burdette Street, east of N. 24th Street) and
the nor thwest quadrant (Maple Street to Lake Street, west of N. 24th Street) are less well
connected with irregular block sizes, and fewer through streets.
Access to the area is ample, with the exception of the western boundar y, Highway 75. The only
street connecting the Redevelopment Plan area to the west is Lake Street. The next nearest
connections over Highway 75 are one-third of a mile to the nor th (Binney Street) and south
(Parker Street).
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Bus Lines
Two Metro Transit bus lines run through the Redevelopment Plan area, Routes 24 and 18. Both
busses run ever y 15 minutes, the highest frequency Metro Transit offers for standard busses.
Route 24, star ting from the Nor th Omaha Transit Center, runs nor th / south along Nor th 24th
Street from Ames Ave to Q Street, where it shifts to South 30th Street.
In 2019, total ridership on Route 24 reached over 306,000 and Route 18 topped 600,000.
Ridership substantially decreased by about 26% on both routes in 2020 due to the COVID-19
pandemic. Recent bus ridership numbers are not yet stable as the circumstances of the
pandemic continue to change.
Route 24 has 6 nor thbound bound stops and 7 southbound stops within the Redevelopment
Plan area. In April 2021, the weekly average of boardings within the Redevelopment Plan area
was 19 going nor thbound and 34 southbound.
Route 18 runs from downtown, along N. 20th Street / Florence Blvd to Ames Ave where it travels
to 72nd Street and back south to the Aksarben area. There are 7 eastbound stops and 5
westbound stops along the route within the Redevelopment Plan area. In April 2021, there were
143 weekly average boardings on the eastbound route within the Redevelopment Plan area and
98 boardings on the westbound route. The higher number of Route 18 boardings may be
because there are more homes and fewer vacant lots adjacent to N. 20th Street than N. 24th
Street.
Though these numbers may seem low, it should be noted that this number does not take into
account thru-passengers who boarded or deboarded nor th or south of the Redevelopment Plan
area stops.
The nearest transit center is located on Nor th 30th Street, south of Ames Ave, less than 2 miles
nor thwest of the Redevelopment Plan area.
In 2021, Metro Transit announced that the 24th Street corridor from Nor th Omaha to South
Omaha has been identified as the next transit priority corridor and began a multi-year process to
coordinate and develop improvements. The timeline for implementation will depend on the level
of desired infrastructure. Metro has begun seeking funding for a formal study of the corridor to
compare potential designs including an enhanced bus route, upgraded amenities, or a new ORBT
line.
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Bike Lanes
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Currently, there are no dedicated bike lanes in the Redevelopment Plan area. However, the roads
are considered favorable for cyclists which can be attributed to the flat elevations and only two
lanes of traffic. More pedestrian, bicycle and multimodal infrastructure will come to the
Redevelopment Plan area in the form of the Nor th Omaha Trail, which will have the added benefit
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of filling gaps in the sidewalk network that currently exist within the development area along
26th, 27th, and Ohio Streets. Construction of the trail is expected to begin in spring 2022.
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Walking & Sidewalk Conditions
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-
There are several spots within the Redevelopment Plan area that do not have any sidewalks (see
map). Blocks without sidewalks are generally located toward the west side of the Redevelopment
Plan area in residential corridors. A majority of the missing sidewalks are adjacent to vacant
proper ties. Sidewalk maintenance is the responsibility of the proper ty owner. As redevelopment
of those parcels takes place, proper ty owners will be expected to construct and maintain
sidewalks.
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Historic Preser vation
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The Nor th 24th and Lake Streets Historic District was listed on the National Register of Historic
Places (NRHP) on April 12, 2016 for its significance as a commercial center that was strongly
associated with Omaha’s African-American community. The district includes 28 contributing
buildings and five NRHP landmarks. Listing on the NRHP is not only a source of community
pride, but also avails to proper ty owners the use of state and federal historic tax credits if an
income producing (non-owner occupied) proper ty is rehabilitated in accordance with the Secretar y
of the Interior’s Standards for Rehabilitation. There are also two Economic Viability Preser vation
Districts (EVPD) within the boundar y. Typically found along the historic streetcar lines, buildings
within an EVPD may qualify for funds for substantial rehabilitation. Additionally, a rehabilitated
proper ty may also qualify for proper ty tax abatement through the state Value Incentive Program
(VIP); all historic proper ties are eligible regardless of income producing status. These incentives
require cer tification from the State Historic Preser vation Office (SHPO) and must be approved
before work begins. In 2016, a Reconnaissance Level Historic Building Sur vey was completed in
Nor th Omaha which identifies more proper ties that are eligible for listing on the NHRP. For more
information contact the Historic Tax Credit Coordinator at 402-540-3925.
Within the district are seven locally designated historic landmarks. Four of these are also listed
on the NRHP. Local designation also qualifies these proper ties for state tax incentives and
requires that exterior changes to a proper ty be reviewed by the Omaha Landmark Heritage
Commission. Historic review is intended to protect historic proper ties from demolition and
ensure their historic character is not diminished through incompatible alterations. Listing on the
NRHP does require compliance with any regulations unless Federal funding is used.
Natural Features
The Redevelopment Plan area is located in the alluvial floodplain of the Missouri River. This
floodplain is situated between the loess hills to the east and west of the Missouri River. The
Missouri River is located to the east of the Redevelopment Plan area.
Although the topography of the Redevelopment Plan area is generally flat, there is a slight grade
change in the Redevelopment Plan area. The lowest point is at the intersection of Patrick
Avenue and Nor th 24th Street. The elevation at this location is approximately 1,010 feet above
mean sea level (amsl). The highest points are at the southwest and nor theast corners of the
Redevelopment Plan area. The elevation in these areas is generally closer to 1,030 feet amsl.
Generally speaking, it is common to encounter groundwater at depths of 10 to 20 feet below
ground surface level in the Redevelopment Plan area. There is empirical evidence that there
may be a high groundwater table near Nor th 25th and Lake Streets. Developers considering
subsurface features should consider evaluating groundwater conditions prior to development.
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Environmental Concerns
Brownfields
Brownfields are proper ties where there is contamination or perceived contamination that hinders
the redevelopment of the site. Brownfields are typically encountered along major streets on
proper ties where there is a histor y of commercial or industrial uses, but sometimes they may be
present in residential areas, as well. Potential developers of Brownfield sites should evaluate
environmental conditions through a Phase I Environmental Site Assessment prior to site
acquisition if additional information is not readily available.
The City of Omaha received a Title 128A grant from the Nebraska Depar tment of Energy and the
Environment to conduct a study to identify Brownfield sites along Nor th 24th Street. According to
the study, there are 26 Brownfield sites within the Redevelopment Plan area. Some of these
sites may already have been fully investigated for environmental hazards. Contact the City for the
list of potential Brownfields.
Omaha Lead Superfund Site
Roughly the eastern third of Omaha is located within the final focus area of the Omaha Lead
Superfund Site. This Redevelopment Plan area is included in the final focus area. Residential
use proper ties are eligible for soil testing and potential soil clean-up if the lead in soil
concentrations exceed 400 par ts per million. Commercial and Industrial use proper ties are not
eligible for testing.
Although most proper ties in the Redevelopment Plan area have been tested for lead
contamination, several have not been tested. Proper ty owners and developers should contact
the City of Omaha Lead Information Office at (402) 731-3045 to coordinate soil sampling and
soil clean-up activities with potential development activities.
Proper ty-specific Superfund Site information can be viewed on the Omaha Lead Registr y
(www.omahalead.org).
DEVELOPMENT PLAN
This section will address the specific steps already taken to identify needs, outline resources,
and describe steps the City can take to suppor t development. Based on engagement with
current proper ty owners and potential developers in the Redevelopment Plan area, the area
should expect to see an increase in commercial and mixed-use developments along N. 24th and
Lake Streets (Fabric Project, Array LLC retail, Nor thend Teleser vices, Car ver Legacy Bank, the
Carnation Ballroom). Developers have intentions to increase the number and type of housing
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options, including single-family workforce housing, middle density / single-family attached
townhomes, and senior housing options. Anchor civic institutions such as The Union for
Contemporar y Ar ts and Jesuit Academy seek to expand their building footprint and campuses.
Community Engagement
The following sections describe the stakeholder meetings, public meetings, and presents a list
of community concerns presented to the City for consideration in the Redevelopment Plan.
To better understand the needs of developers with planned projects, and to identify other
possible projects and developers in the Redevelopment Plan area, the City conducted a series of
stakeholder meetings. These meetings were followed by a public meeting where developers
were able to present information about their projects to the public.
These effor ts provided guidance to the City on steps that should be taken to address community
concerns and suppor t redevelopment effor ts.
Stakeholder Meetings
In August 2021, the City conducted a series of meetings with current and potential developers
and stakeholders within the Redevelopment Plan area to discuss site-specific development
plans. A summar y of the projects are provided in Appendix J. The project summaries are
provided to demonstrate the need for this Redevelopment Plan. Each project must undergo its
own individual review and approval process for development and / or funding from the City. Many
of the proposals are just proposals, and several are likely to change.
Public Meetings
On September 2, 2021, the City of Omaha held an on-line public meeting to discuss the need for
the Redevelopment Plan and also to provide a platform for stakeholders to present their projects
to the public.
To notify area residents, 335 emails were sent to individuals and organizations who have an
interest in the area - this included Neighborhood Organizations and Community Groups registered
with the Neighborhood Director y, potential/active developers within the area, and par ticipants
from Forever Nor th Housing and Multimodal Transpor tation Strategy community engagement. A
letter with information about the plan, public meeting , and how to leave comments were mailed
to the 227 proper ty owners within the Redevelopment Plan area. The same letter was sent to the
76 addresses believed to be occupied by residents who did not own their proper ty (proper ty
owner address did not match the proper ty address, per the Douglas County Assessor). A copy of
the flyer is presented in Appendix F. A copy of the letter is presented in Appendix G.
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Eighty five individuals registered to attend the meeting, approximately 48 people attended. The
presentation was recorded. Links to the recording , the slideshow presentation, instructions on
how to comment were posted on the Planning Depar tment’s website. The recording and links
were posted to the Community Development Division of the Planning Depar tment’s Facebook
page for later viewing. The recording and links were also sent to the email addresses of the 85
registrants. Several questions were asked during the meeting. Those questions were recorded
and are presented in Appendix H,with answers.
While cautious about the risks of meeting in large groups due to Covid-19, the City is cognizant
that not all people can engage vir tually. Therefore the City also held two four-hour in-person
sessions of Open Office Hours in the hear t of the Redevelopment Plan Area at the Fabric Lab,
2514 N. 24th Street. Office Hours were held on Tuesday, September 7, 2021 from 9 am to
12:30 pm and Friday, September 10, 2021 from 1 pm to 4:30 pm. Five individuals stopped in
during that time to learn about the Redevelopment Plan and to ask questions about
development.
Two town hall-style meetings were coordinated by Councilwoman Juanita Johnson on October 14
and October 16, 2021. The recorded presentation of the September 9th meeting was played
during these meetings and City Planning representatives were in attendance at the October 14,
2021 meeting to answer questions. All questions were documented and answered, they are
included in Appendix K.
Summar y of Community Engagement Themes & Concerns
Throughout the public engagement process, many questions were about what a Redevelopment
Plan is and why it was needed. No specific objections were raised, in fact most comments were
positive and in suppor t of upcoming development. There were some themes and concerns
compiled from the Stakeholder and Public Meetings, they are listed below.
1.Dispositioning property to partners who will develop the property quickly
Several stakeholders expressed that they wanted property transferred to entities with
the capacity to develop properties in a reasonable timeframe. They expressed that
properties should not be transferred to entities who would sit on the property for
several years without executing development. The City cannot single-handedly
develop its proper ties and looks to community par tners to develop and activate
the area. When considering disposing of a proper ty to potential par tners, the City
must consider the financial capability, timeliness, and status of other proper ties
they own. Some stakeholders have inquired about “checks and balances” that
ensure a city-dispositioned proper ty is developed within a timely manner.
2.Safety
Concerns about safety have been expressed by residents, proper ty owners, and
other stakeholders. In one discussion, a developer shared that their building was
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broken into and equipment was stolen the night before. Others noted that crime
and violence on N. 24th Street, whether actual or perceived, is detrimental to the
overall image of the area. It prevents customers from patronizing the area. It also
prevents businesses from locating there because of customer scarcity and risk to
their proper ty.
3.Parking
Several proper ty owners with planned developments shared that success for their
business will require sufficient parking. Parking was specifically mentioned by at
least four developers, two of which were actively looking for proper ty to build
surface parking lots. Three of those developers expressed interest in sharing
parking with other businesses.
4.Financing and other Complex Processes
Some developers noted that CDBG and TIF processes are cumbersome, difficult
to navigate and slows down construction. One shared that, in the long run, the
bureaucracy and requirements of CDBG might have added to the overall cost of
the project. It was expressed that while TIF can be a useful financing tool, it works
best for large, ver y expensive projects. This doesn’t fit well with projects the 1-4
stor y, human scale projects that are likely to be found in the Redevelopment Plan
area. In addition, the complex processes around these tools prevent emerging,
smaller scale developers from being able to access them.
5.Design and cohesion among new developments and facade improvements
As projects move forward, the area will undoubtedly look different. Stakeholders
wanted to know what is being done to ensure that the many individual projects will
have a cohesive design. In addition, the Nor th 24th Street BID is working with the
state and others to secure $7 million funding to improve 14 small business
facades in the BID area from Meredith to Cuming. While proper ty owners have
rights to develop their proper ty as they see fit, the City will refer to the Forever
Nor th Housing & Multimodal Transpor tation Strategy,as par t of the Omaha
Master Plan, to guide urban design and any facade improvements within the
district.
6.Connecting new and emerging developers to land and funding
Several par ticipants in the Stakeholder Meetings were recent graduates of the
Spark Developer Academy. Many indicated an interest in building medium-density
residential (townhomes, duplexes, fourplexes) but two barriers discussed were
access to land and to funding. On the other hand, two entities that own land in
the area, including RH Land Management and Omaha Municipal Land Bank,
indicated that they would like to / intend to work with members of the community
to develop their currently undeveloped proper ties and have invited interested
par ties to reach out to them.
7.The Purpose of Plan and Tools
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When discussing the rationale for a Redevelopment Plan and the tools it provides,
residents and stakeholders understood the reasoning behind it and were
suppor tive, even of the use of eminent domain.
8.The Public Works Vehicle Maintenance Facility
Developers acknowledged that the Public Works Vehicle Maintenance Facility, as
an industrial facility, makes adjacent development difficult. There was a strong
desire for the City to address the issue by screening the proper ty and mitigating
the traffic disturbance.
9.Displacement of longtime residents
Residents and stakeholders expressed concern that the Redevelopment Plan
would incite displacement of longtime residents. This Plan does not propose
moving or displacing any people. On the contrar y, the City hopes that the Plan
provides more oppor tunities to take advantage of vacant lots that offer more
mixed-income housing. Nonetheless, new development could cause a “ripple
effect.” The causes of displacement across all of Omaha are not endemic to the
City Planning Depar tment. Preventing displacement should be addressed by
elected officials with policy.
Implementation
The projects described in Appendix J are what is planned as of publication of this Redevelopment
Plan, which may change. While the projects are included in this Redevelopment Plan, each
project must still follow standard review and approval processes for development approval,
permitting, funding, etc. The City will suppor t and assist projects when appropriate in the ways
described below.
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Future Land Use
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According to the Future Land Use plan of the Forever Nor th Housing & Multimodal Transpor tation
Strategy, the redevelopment in the area should include an increase in medium-density residential
and mixed-use developments. The N. 24th Street and Lake Street area should build up the
intensity of development to become one of many mixed-use nodes along N. 24th Street. The
Omaha Future Land Use Map should be amended to reflect the Future Land Use Map of this
Redevelopment Plan (Appendix I).
Zoning ordinances
Prior to the transfer of any City owned proper ty, the rezoning should occur where it is not
consistent with the Forever Nor th Housing & Multimodal Transpor tation Strategy. The City is in
suppor t of zoning changes in the area that make it consistent with Future Land Use
recommendations above.
Street and Sidewalk Connectivity and Improvements
In conjunction with and in suppor t of future development, emphasis should be given to improving
street and sidewalk connectivity and conditions. Considerations include prioritizing street
connectivity, such as eliminating dead ends and improving the conditions of existing streets
whenever possible. Sidewalks should be constructed and improved for more complete
connectivity throughout the Redevelopment Plan area generally, but especially along Nor th 24th
Street. Reactivating the use of alleys, when practicable, should also be considered.
The Nor th 24th Street Business Improvement District has initiated the Nor th 24th Streetscape
Master Plan to target streetscape improvements along Nor th 24th Street. Building on the
previous planning effor ts of Forever Nor th Housing & Multimodal Transpor tation Strategy, the
Streetscape Master Plan created a comprehensive plan for the entire Nor th 24th Street Corridor,
from Cuming Street to Meredith Avenue that fostered consensus through community
engagement, identified priorities and associated costs, and will ultimately become a catalyst for
future development and growth. The Streetscape Master Plan calls for contiguous sidewalks,
traffic calming on streets, landscaping, thoughtful parking solutions and multimodal transit. A
public meeting presenting the draft plan occurred on April 8, 2021. Currently, the BID is working
to secure funding for improvements.
Building Codes and Ordinances
The City of Omaha building code is outlined in Chapter 43 of the Municipal Code. There are no
anticipated changes to building codes.
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Resources and Tools
The City has access to tools and additional resources are available that can suppor t the
proposed changes identified in the previous sections. Those tools and resources are described
below.
Proper ty Acquisition and Disposition
The City of Omaha owns 59 proper ties within the Redevelopment Plan area. Through the City’s
(public) disposition process, the City will transfer ownership of its proper ties to entities that
demonstrate the intention and ability to develop the proper ty in accordance with this
Redevelopment Plan. If a building and / or proper ty is considered historic, integral to the built
environment and endangered, or it is considered necessar y for development, the City may
pursue acquisition. For Information about the City’s proper ty disposition process, call the City
Proper ty Acquisition/Disposition Planner at 402) 444-5150 ext 2023.
Nebraska Revised Statute 18-2118 grants the City authority to transfer proper ties at fair value.
Fair value may be less than the appraised value depending on the project, the needs of the
project sponsor, and other factors. It is negotiated between the City and the project sponsor. The
statute states “in determining the fair value of real proper ty for uses in accordance with the
redevelopment plan, an authority shall take into account and give consideration to the uses and
purposes required by such plan; the restrictions upon, and the covenants, conditions, and
obligations assumed by the redeveloper of such proper ty; the objectives of the redevelopment
plan for the prevention of the recurrence of substandard and blighted areas; and such other
matters as the authority shall specify as being appropriate. In fixing rentals and selling prices,
an authority shall give consideration to appraisals of the proper ty for such uses made by land
exper ts employed by the authority.
This Redevelopment Plan also allows the use of eminent domain by the City. Specifically,
Nebraska Revised Statute 18-2122 provides this authority. Under this statute, “an authority
shall have the right to acquire by the exercise of the power of eminent domain any real proper ty
which it may deem necessar y for a redevelopment project or for its purposes under the
Community Development Law after the adoption by it of a resolution declaring that the
acquisition of the real proper ty described therein is necessar y for such purposes.”
F inancing
A majority of funding for projects in the Redevelopment Plan area are anticipated to come from
private and philanthropic sources. However, there are several financial tools that can assist
developers by filling funding gaps. The City regularly suppor ts projects in the Redevelopment Plan
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area. Generally, suppor t is granted to project sponsors and developers who apply through the
standard City application processes as long as individual projects requirements are met.
CRA
The entire Redevelopment Plan area lies within a cer tified Community Redevelopment Area, and
has also been deemed an “extremely blighted area.” This means projects within the
redevelopment area are eligible for the Extremely Blighted Tax Credit and Tax Increment Financing
(TIF).
Extremely Blighted Area Tax Credit
As previously stated, the entire Redevelopment Plan area is in an “Extremely Blighted Area
(EBA).” People purchasing a home for their own primar y residence within the EBA qualify for a
state income tax credit.
TIF
Tax Increment Financing (TIF) is primarily designed to finance the public costs associated with a
private development project. Essentially, the proper ty tax increases resulting from a development
are targeted to repay the public investments required by a project. When proper ty values rise as
a result of a development, rather than collecting the increased taxes from TIF proper ties, the
proper ty tax revenues are split into two streams. The first stream (set at the original amount of
the proper ty value before development) goes to where it would have before the project. The
second stream contains the additional tax money generated by the higher proper ty value, or the
“tax increment.” This stream is kept separate and used to pay for the eligible development
costs.
Bonds
Nebraska Revised Statute 18-2124 authorizes the City to issue redevelopment bonds to suppor t
community redevelopment effor ts.
Oppor tunity Zone
The por tion of the Redevelopment Plan area within Census Tract 11 (Highway 75 to N. 24th
Street) is in an “Oppor tunity Zone.” Oppor tunity Zones are an economic development tool that
allow people to invest in distressed areas through Qualified Oppor tunity Funds. Their purpose is
to spur economic growth and job creation in low-income communities while providing tax benefits
to investors. Oppor tunity Zones were created under the Tax Cuts and Jobs Act of 2017.
HOME and CDBG
The City of Omaha receives funding for affordable housing activities from HUD in the form of
Community Development Block Grants (CDBG) and Home Investment Par tnership Program
(HOME) funds. Development projects within this study area are eligible for HOME,CDBG funds.
CDBG helps cities fund decent affordable housing, essential ser vices and job creation for low-
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and middle-income people. The HOME Investment Par tnerships Program (HOME) provides
funding exclusively to increase the availability of adequate, affordable housing for low- and ver y
low-income households such as building, buying and rehabilitating affordable housing for rent or
home-ownership.
Proper ty Assessed Clean Energy (PACE)
PACE is a financing tool that enables owners of commercial proper ties to implement projects that
will lower their operating costs by improving energy efficiency and by reducing water consumption.
Through PACE, the cost of installing water and energy-saving improvements is financed over the
lifespan of the improvements. The loan is ser viced with a special proper ty assessment. It
enables long term savings for proper ty owners and promotes the public purpose of energy
conser vation. PACE improvements can be incorporated into the construction of new buildings, or
they can be installed in existing buildings as retrofit measures as par t of a substantial building
rehabilitation project.
Nebraska’s Middle Income Workforce Housing Investment Fund
This area is also eligible for Nebraska’s Middle Income Workforce Housing Investment Fund
(MWHF), which provides matching grants to non-profit development organizations administering
local workforce housing investment funds to invest in Nebraska’s older urban neighborhoods and
majority minority communities in Douglas County.
Omaha 100
Omaha 100 is a CDFI that provides access to affordable loans. Omaha 100 works with a
consor tium of financial institutions that work together to offer affordable mor tgage lending
products through Omaha 100. They provide housing-related ser vices and capital to facilitate
revitalization of neighborhoods to low- and moderate-income populations.
Car ver Legacy Center (CLC)
CLC is a black-owned financial institution and wealth building system focused on business and
home ownership for African-Americans and Nor th Omaha residents. CLC is a bank vendor and
joint venture par tner with American National Bank.
Spark CDI Capital Loan Fund
Spark has created a capital loan fund for predevelopment, acquisition and construction loans
between $50,000 and $385,000. The fund is capitalized at $4.575 million, including $2 million
of new financing available to suppor t the construction of new housing in qualified census tracts
in Douglas County through the Middle Income Workforce Housing initiative.
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FEMA Nonprofit Security Grant
The FEMA Nonprofit Security Grant provides funding suppor t for target hardening and other
physical security enhancements and activities to nonprofit organizations that are at high risk of
terrorist attack. The intent is to integrate nonprofit preparedness activities with broader state
and local preparedness effor ts. It is also designed to promote coordination and collaboration in
emergency preparedness activities among public and private community representatives, as well
as state and local government agencies.
Standards After Redevelopment
This section identifies anticipated outcomes in the next five to seven years (2022 - 2029) due to
redevelopment.
Population Density
Consistent with the Forever Nor th Housing & Multimodal Transpor tation Strategy,this
Redevelopment Plan calls for an increase in residential units overall, specifically by increasing
the number of mixed-use residential and middle density housing types such as row homes,
townhouses, duplexes and accessor y dwelling units. Developers’ planned projects in Appendix J
reflect this. As redevelopment occurs, the overall population density of the redevelopment area
is expected to increase. Infrastructure is anticipated to be able to accommodate the
repopulation, returning to the density the area had before Highway 75 and years of declining
population.
Land coverage
Currently, vacant land and open space make up about 16% of the Redevelopment Plan area.
With the 5% of buildings in the condition sur vey rated “poor” or “worn out,” there are likely to be
some demolitions in the next 5 to 7 years. However, it is not likely that demolitions will outpace
new development, especially if building rehabilitation and facade improvements are under taken.
The amount of vacant land should decrease by the end of the Redevelopment Plan period.
Building Intensity
Consistent with the Forever Nor th Housing & Multimodal Transpor tation Strategy,this
Redevelopment Plan calls for a higher building intensity than already exists in the area; such
“suppor tive infill development” will decrease in intensity as it moves outward from Nor th 24th
Street. Currently, most buildings in the Redevelopment Plan area are one-stor y tall, several of the
plans outlined above call for buildings with two, and up to four stories.
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Public Facilities and Utilities
The current sewer system in the area should have the capacity and coverage to accommodate a
fully developed neighborhood. Due to the recent sewer separation projects, it will be impor tant
for new development to tie stormwater and sanitar y sewers into the correct locations. At this
time, there are no other sewer projects planned at this time.
The building at 2510 N. 24th Street is currently owned by the City and was improved with
Community Development Block Grant (CDBG) funds. As such, it is referred to as a public facility.
It is anticipated that the building will be purchased from the City to house Nor th Omaha Music
and Ar ts (NOMA). In that instance, the City will reclaim its CDBG investment and the proper ty will
turn over into private hands. Although the building will be privately owned, NOMA will ser ve the
community.
Future Transit
In July 2021, Metro Transit announced that the 24th Street corridor from Nor th Omaha to South
Omaha has been identified as the next transit priority corridor. The announcement began a
multi-year process to coordinate and develop improvements, and the timeline for implementation
will depend on the level of desired infrastructure. Metro has begun seeking funding for a formal
study of the corridor to compare potential designs including an enhanced bus route, upgraded
amenities, or a new ORBT line.
Consistency with the Master Plan
The fundamental vision for Omaha, according to the Master Plan, is that “Omaha must be a
community committed to promoting and maintaining a high quality of life for all of its people.”
The Goals within the Land Use Element of the Master Plan include:
●Establish a contiguous and compact pattern of growth.
●Create a series of high-density, mixed-use areas throughout the city.
●Ensure the cohesive and interrelated design of projects.
●Preser ve and promote the city’s physical, ethnic, and cultural heritage.
●Create healthy and diverse neighborhoods throughout the city.
This Redevelopment Plan reinforces contiguous, compact growth, increasing density and
mixed-use areas through proposed zoning and land use recommendations. By gathering and
presenting details on several separate projects, this Redevelopment Plan provides a clear,
holistic vision of future development. It creates space for strategy and collaboration among
par tners that would not otherwise exist. Compact growth, housing density, income diversity and
mixed-uses will help the culturally significant institutions and ser vices thrive and flourish. The
Redevelopment Plan recommendations promote healthier neighborhoods with vacant lots being
put into productive use, a wider variety of uses overall, and the introduction of mixed-use
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functions. Recommendations call for a diversification of housing types and incomes, which will
improve the vitality of the neighborhood overall.
Recommendations
The City strongly encourages developers and project sponsors to take the following steps prior to
development:
●Review Sanborn maps to determine if basements or foundations may be present on
their site. It was not City policy to remove these structures in the past. The presence
of basements and / or foundations may add unexpected project costs.
●Consult with the Omaha Public Works Stormwater team about post construction
stormwater management. A buried basement and / or foundation may count toward
imper vious coverage.
●Conduct a Phase I Environmental Site Assessment to evaluate the potential for on-site
contamination.
●Have a pre-application meeting with the Planning Depar tment to receive guidance how
to move through the City's approval process.
●Consult the Forever Nor th Housing & Multimodal Transpor tation Study to understand
desired uses and design within the area.
●Meet with neighborhood organizations to discuss project proposals. Both the Planning
Board and the City Council will inquire about the level of engagement with neighbors
and neighborhood organizations. Neighborhood organizations typically like to be
involved early in project planning, when their input can still impact the proposal. Some
neighborhoods prefer to see cer tain types of development in their neighborhood. For
example, the Long School Neighborhood Association prefers a larger house style with a
two car garage in residential areas.
The City would like to see its undeveloped proper ties within the Redevelopment Plan Area
activated and developed. To assist development, the City will sell or transfer its own parcels to
developers and stakeholders that have the capacity to complete development projects that are
consistent with this Redevelopment Plan. To learn more about acquiring City owned proper ties,
contact the City of Omaha Proper ty Acquisition/Disposition Planner.
Closing Statement
In conclusion, this Redevelopment Plan, informed by a diverse stakeholder group, illustrates
what is planned for the area within the next five to seven years. While many plans have been
made for the area, one significant difference between this plan and previous effor ts is that this
Plan was needed due to the significant amount of proposed development activity in the area that
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was not anticipated by previous plans. This Redevelopment Plan should be re-evaluated within
five to seven years.
Acknowledgments
The City of Omaha would like to thank the following people and organizations for their time and
effor t assisting in the creation of this Redevelopment Plan.
●Annette Ar ther ton, Omaha Economic Development Corporation
●Ashley Kuhn, Blair Freeman
●Ben Swan, Swan Development
●Bishop Joseph Shannon, Greater Saint Paul Ministries
●Brigette McQueen, Union for Contemporar y Ar ts
●Carmen Tapio, Nor thend Teleser vices
●Chris Lenz, Excel Development
●Clarice Dombeck, Spark CDI
●Councilwoman Juanita Johnson
●Dana Murray, Nor th Omaha Music & Ar ts (NOMA)
●Jim Buser, Jesuit Academy
●Manne Cook, Spark CDI
●Maranda Adams, Array Group LLC
●Matthew Cavanaugh, Holy Name Housing Corporation
●Michael Maroney, Omaha Economic Development Corporation
●Mike Masek, Jesuit Academy
●Nor th 24th Street Business Improvement District
●Pastor Ralph Lassiter, Mount Moriah Baptist Church
●Rev. Kenneth Allen, Zion Baptist Church
●Shannon Snow, Omaha Municipal Land Bank
●Shari Lecci, RH Land Management
●Tracie McPherson, Drew Lier, Dan Brewer, Habitat for Humanity
●Willie Barney, Car ver Legacy Financial Center & Revive Center
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Table of Appendices
Appendix A - Redevelopment Plan Area Map
Appendix B - Map of Over lapping Redevelopment Plans
Appendix C - Current Land Use
Appendix D - Current Zoning
Appendix E - Existing Uses and Conditions
Appendix F - Public Meeting Notice
Appendix G - Letter
Appendix H - Questions & Answers from Public Meeting
Appendix H - Omaha Future Land Use Map
Appendix I - Redevelopment Plan Future Land Use Map
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Appendix A - Redevelopment Plan Area Map
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Appendix B - Map of Over lapping Redevelopment Plans
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Appendix C - Existing Land Use
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Appendix D - Current Zoning
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Appendix E - Existing Quality and Conditions
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Appendix F - Public Meeting Notice
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Appendix G - Letter
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Appendix H - Questions & Answers from 9/2/21 Public Meeting
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Appendix I - Future Land Use Map
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Appendix J: Prop ose d Projects from Property Owners
In August 2021, the City conducted a series of meetings with current and potential developers
and stakeholders within the Redevelopment Plan area to discuss site-specific development
plans. A summar y of the projects are provided in Appendix J. They are provided to demonstrate
the need for this Redevelopment Plan. Each project must undergo its own individual review and
approval process for development and/or funding from the City. Many of the proposals are just
proposals, and several are likely to change.
Proposed and Planned Project Summaries
Array Group LLC - commercial use
(2306/2308 N. 24th Street, 2323 N. 24th Street)
●2306/2308 N. 24th Street is currently under construction to become two retail bays. The
two bays will be white-boxed and ready to lease to businesses by the end of 2021.
●2323 N. 24th Street is currently home to Ital Vital Living foods, a drive-thru business that
makes and sells health and wellness foods such as cold-pressed juices and smoothies.
In the future, the owner of the proper ty anticipates repaving the lot around the building to
accommodate customers of the current tenant. Pending tenant and landlord approval,
the lot may be utilized as parking for surrounding businesses.
Greater Saint Paul Ministries - senior housing
(2721, 2615 N. 22nd Street; 2119 & 2113 Maple Street; 2120, 2112, 2106, 2123, 2007,
2003 Miami Street; 2620, 2618 N. 20th Street)
●Greater Saint Paul Ministries currently owns senior housing at 2120 Miami Street. Once
other necessar y proper ties on the block (between Maple and Miami Streets adjacent to
N. 22nd Street) are acquired, Greater Saint Paul ministries intend to demolish their
current housing to construct new affordable senior housing (10 - 11 two bedroom
duplexes). Depending on other developments in the area, Greater Saint Paul Ministries
would like to build two more phases of 10-11 duplexes totalling upwards of 30 units.
●Greater Saint Paul ministries also owns 2007, 2003 Miami and 2618, 2020 N. 20th
Street (the lots on the opposite end of the block of the main Greater Saint Paul Ministr y
church). Eventually, Greater Saint Paul Ministr y would like to acquire the rest of the block
to expand their parking lot.
Habitat for Humanity
●Habitat for Humanity of Omaha has claims to several proper ties throughout the area.
There are no confirmed plans, at this time, but are likely to use the proper ties for
residential purposes.
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Holy Name Housing Authority - affordable housing
(2523-2521 Grant St., 2530-2522 Burdette St)
●Holy Name Housing Corporation intends to build three, affordable, single-family detached
homes within the Redevelopment Plan area. Construction should be completed by the
end of 2022.
Jesuit Academy - campus expansion
(2301-2311 N. 22nd Street)
●Jesuit Academy occupies the southern half of the block south of Lake Street facing N.
22nd Street (2301-2311 N. 22nd Street). They intend to expand their campus by building
a recreational facility/community space to share with other congregations. Their
preference would be to expand their campus to eventually occupy the entire por tion of the
block between Lake Street and Grant Street that faces N. 22nd Street. However, if they
cannot complete the necessar y assembly to expand nor thward, they will expand to the
proper ty they own at 2306 N. 22nd Street.
●Jesuit Academy will star t more community engagement in the fall of 2021, and hope to
have an identified path forward in spring 2022.
Mount Moriah - senior housing + mixed-use retail and residential
(2602 N. 24th Street, 2601 N. 24th Street)
Mount Moriah owns two parcels within the boundar y area with plans for development as follows:
●Adjacent to 2602 N. 24th Street (facing 25th Street), Moriah Manor, a 4 stor y senior
housing apar tment building is planned. The building will contain 40 units of
mixed-income housing, as well as two laundr y rooms and a multipurpose room.
Groundbreaking is anticipated in 2022. Moriah Manor will share parking with Mount
Moriah’s church parking lot. It intends to refinish the adjacent alley in order to improve
access to the parking lot.
●At 2601 N. 24th Street is planned "Moriah Centre", a 4 stor y mixed-use building. It will
contain 4 retail bays, 1 restaurant, and 30 mixed-income apar tment units. The site
plan of this project necessitates 2238 N. Ohio Street, currently owned by the City. Par t
of the site infrastructure will require refinishing the alley to the nor th for a drive-thru
window. Once Mount Moriah acquires 2238 Ohio, the anticipated timeline is three
years until opening.
●In 2021, Mount Moriah received a FEMA Nonprofit Security Grant. They will use this
money to install a security entr y to their parking lot, install modern lighting, and
sur veillance equipment.
●A primar y concern for Mount Moriah and its development projects is parking.
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Tricia Patterson - mixed-use residential & office/commercial
(1829, 1839, 1847 N. 24th Street)
●Tricia Patterson currently owns multiple parcels on the southeast corner of 24th &
Grace Street. She intends to build a mixed-use building containing office/commercial
space for Nia Insurance Agency Inc, as well as residential units. To accomplish this
project, the City is considering disposing of its proper ties adjacent to the proper ties
Ms. Patterson already owns.
Nor th End Teleser vices - mixed-used office, retail and residential
(2505 N 24 Street)
●Nor th End Teleser vices intends to acquire the former Omaha Small Business Network
(OSBN) site to create mixed-use corporate offices for Nor th End Teleser vices. The
development will contain office space, retail, daycare, and food ser vice/restaurant, on
the lower level and mixed-income housing on the upper levels. Nor th End Teleser vices is
ver y early in this project and does not have drawings or plans at the time of publishing
this Redevelopment Plan. Once the proper ty is secured, construction should take
approximately three years.
Nor th Omaha Music and Ar ts (NOMA) - music and ar ts education and performance space
(2506-2510 N. 24th Street)
●The Nor th Omaha Music Academy intends to use 2506-2510 N. 24th Street for a music
ar ts academy with flex-space studios for classrooms, dance, and a recording studio.
NOMA anticipates acquiring the building from the City of Omaha and becoming the sole
owner. NOMA is in the initial stages of acquiring the building and fundraising but
anticipate opening their doors in 1.5 years. NOMA feels that enough parking is crucial to
its success and is seeking proper ty to build a parking lot. NOMA would like the parking
lot to double as a space for outdoor music festivals and is willing to share parking with
other owners.
Omaha Economic Development Corporation (OEDC) - workforce housing
(2430 Patrick Ave and 2115 N. 25th Street)
●OEDC currently owns 2430 Patrick Ave and 2115 N. 25th Street. OEDC was awarded
Missing Middle Workforce Housing Funds in 2021 to construct single-family workforce
housing on the (combined) 0.61 acres. Construction is anticipated in 2022.
●OEDC owns several other proper ties within the Redevelopment Plan area and anticipates
rehabilitating them into rentable spaces for small businesses to occupy between 2022
and 2024.
Omaha Municipal Land Bank (Land Bank)
●The Land Bank is a local, governmental, 501(c)3 nonprofit organization that acquires
vacant, abandoned or dilapidated proper ties throughout Omaha. The Land Bank owns
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several proper ties within the Redevelopment Plan area. The Land Bank will par tner with
the community to transform them into positive neighborhood assets. According to the
Land Bank, these proper ties typically have been rejected by the open market, allowing
them to eliminate the proper ties’ liabilities and transfer them to new owners in a manner
most suppor tive of local needs and priorities.
RH Land Management
●RH Land Management owns several parcels within the Redevelopment Plan area. At this
time, there are no specific plans for the proper ties, but RH Land Management is
interested in working with others to use the land productively in a way that is beneficial to
the neighborhood.
Saint Benedict the Moor / Br yant Resource Center : pending reply
Spark CDI - “Fabric Project”, mixed retail with residential & office units
(2514-2522 N. 24th Street)
●The Fabric Design Lab (2514 N. 24th Street) recently opened and offers space for
community planning events, small business popups, as well as space and suppor t for
design and placemaking among community members and urban developers.
●The other bays are currently leased by local, black-owned businesses: Styles of Evolution
(will return to 2522 N. 24th after renovations), Stable Gray, and Nor th End Teleser vices.
A call for Nor th Omaha businesses to lease space will begin in 2022.
●There will be three apar tments above the retail/office space. The residential spaces are
intended for ar tists and creatives and will be available for rent in fall 2022.
Swan Development - Carnation Ballroom - commercial use
(2711 N 24th Street)
●The Carnation Ballroom is currently under construction. The Carnation Ballroom
management team is seeking commercial users for the five bays.Construction star ted in
the four th quar ter of 2020 and will be completed summer 2021.
The Union for Contemporar y Ar t - black box theater
(2411, 2403, 2401 N 24th Street, 2232 Willis Ave)
●The Union plans to expand the “Simple Simon Building” (2401 N. 24th Street) toward the
nor th and east to create a 90-100 seat black box theater, about 10,000 square feet. The
Union anticipates this space will facilitate its performing ar ts programs, which include
theatre, dance and music productions. It is anticipated to open around fall/winter 2022.
Zion Baptist Church - facilities to expand church mission, community center
(2215-2201, 2203-2201, 2218-2216, 2101 Grant Street; 2228,2212, 2202 Burdette)
●Zion Baptist Church owns several proper ties near its primar y building at 2215 Grant
Street. Proper ties to the east, 2203 - 2201 Grant Street will become a Family Life and
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Community Education Center. The church will be undergoing strategic planning to
determine the best uses for their other proper ties.
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Appendix K: Q&A from Town Hall on October 14, 16
Questions from Councilwoman Johnson’s Forum regarding the North 24th & Lake
Redevelopment Plan - October 14 and 16, 2021
1.Has North End Teleservices finally acquired the building at 24th & Lake – the old OSBN
(Safeway) building?
Yes. Demolition has begun.
2.Everything shown tonight has already been approved and has begun. So what input can the
community really give? Again , we are on the back end of decisions for our area.
As stated in the Executive Summary, the Redevelopment Plan and the public meeting,
inclusion in the Redevelopment Plan does not mean projects have been approved. Each
project discussed in the Redevelopment Plan, and any future project to happen in the
Redevelopment Plan area, must undergo its own individual review and approval process
for development. Any construction that has already begun has already completed the
required development review process.
3.How did the design of the Carnation Ballroom obtain landmark designation with all the
structural changes (glass, etc.) and usage – one to three occupants?
According to its Historic Designation:
“The property merits designation as City of Omaha landmark under “Standard A” due
to its historical and cultural importance related to the cultural heritage of the city’s
African-American community.”
According to Municipal Code Chapter 24 Article II, “Standard A” means the structure
has:
“...historical and cultural importance, having significant character, interest or value, as
part of the development, history, heritage or cultural characteristics of the city, state or
nation; or is associated with the life of a person significant in the past; or is the site of an
historic event; or exemplifies the cultural, political, economic, educational, social or
historic heritage of the community.”
In short; The property is a landmark because of historical significance, not necessarily
because of its architectural features or number of occupants within the building.
Although there have been structural changes to the building's interior and the
storefront windows have been altered, the exterior remains largely intact.
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4.How is this meeting being recorded?
These meetings were not recorded. A public, live, online meeting was held on
September 9, 2021 - it was recorded and is available to stream at City website, YouTube
and Facebook. Questions from every meeting were written down and have been
answered in this document.
5.Will this meeting or can this meeting be used as a public notice for City funding?
No. Property-owners who presented their projects in the online meeting in September
were encouraged to use the opportunity as one of multiple occasions for the public to
learn, ask questions, and make comments about their projects.
6.What leverage does community members have to influence the proposed projects?
Property owners can obtain building permits and develop their property if it meets the
zoning requirements. If a proposed project does not align with the zoning requirements,
requires the transfer of City owned property, or is seeking TIF funding, each proposed
project must individually undergo the standard development approval process with the
Planning Board and City Council. Property owners are encouraged to engage with the
public before submitting applications for development and community members are
encouraged to engage with them. When reviewing proposed projects, they will be
evaluated by the Forever North Housing & Multimodal Transportation Strategy,the
Omaha Master Plan and this Redevelopment Plan.
7.Are there any anti-displacement policies being put together at City or State level?
The causes and e ects of displacement across Omaha are outside of the ability of the
City Planning Department to control, because there is no approved policy. Elected
o cials could draft and approve an anti-displacement policy, with strategies city sta
could implement. The City is not aware of any anti-displacement policies being crafted
at this time.
8.Construction of these projects need to be expedited quick manner because if delayed or
drawn out they seem to fall by the wayside.
Construction timeline and completion are in the hands of the property-owner and
developer.
9.OIC Building to be a 24th Community Center,since federal funds were used to build OIC?
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The OOIC Building itself is owned by Omaha Opportunities Industrialization Center Inc
and sits on two parcels. The building has been vacant for several years. The property’s
future status will depend on the resolution of litigation at the state level.
10.Why does the City not require the Chamber of Commerce to assist in all out recruitment of
new business in North Omaha?
11.The key to new business is recruiting any and all ideas for business, and not ignoring any
idea with assistance from the Chamber of Commerce.
12.Will this group re-develop Skeets, Black Museum,and the old Myers Funeral Home? Again,
delays lay way to waste and requiring rapid development. Provide jobs, income tax revenue, and
pride in the area, more social entertainment.
The City is not proposing any development in this Redevelopment Plan and is unaware
of redevelopment plans for these properties.
13.How can more individual for-profit entrepreneurs get involved? There are very few of these
projects that are built with legacy wealth.
Interested entrepreneurs could start by working with the Spark Developer Academy.
The program trains emerging developers who identify as BIPOC (black, indigenous,
people of color), women, and gender expansive individuals in the fundamentals of real
estate development and creates opportunities for networking and financing. A ma jor
outcome of the academy is a supportive ecosystem for new and underrepresented
developers.
14.What is being done about current resident displacement?
While the City hopes that an outcome of the Redevelopment Plan is more opportunity
for vacant lots and underutilized property to o er mixed-income housing and job
opportunities, we acknowledge that new development could cause a “ripple e ect” of
displacement. The causes and e ects of displacement across Omaha are outside of the
ability of the City Planning Department to control, because there is no approved policy.
Elected o cials could draft and approve an anti-displacement policy, with strategies
city sta could implement. The City is not aware of any anti-displacement policies being
crafted at this time.
15.Comment – please work with State Senators to create anti-displacement policies.
See questions 7 and 14.
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16.Is Creighton still coming with the “do space” on 24th St. at Hamilton/Library?
Creighton University is not listed as a property owner within the Redevelopment Plan
Area boundary.
17.Has anyone reached out to First National Bank?They keep saying they want to be active in
the community.
Property owners and developers who would like to receive financing through FNBO
should reach out to them.
18.Why did the city lower all the property taxes on the houses in North Omaha, come through
and buy them up, then raise the value on the same houses without having any modifications
done to them?