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Redevelopment plan for Saddle Marketplace draws strong neighborhood opposition over displacement and lack of affordable housing
Summary
A $103 million Saddle Marketplace redevelopment proposal in the Dundee/Saddle Creek corridor prompted extensive public comment about displacement, 'blight' designations used for TIF, and the project's lack of affordable units; the developer said the anchor grocery is leaving regardless, pledged to honor existing leases where feasible, and described phased construction and pedestrian-improvement commitments.
The Omaha City Council heard more than an hour of public comment on a proposed $103 million redevelopment of the Saddle Marketplace and adjacent properties near Saddle Creek and Dodge Street, with speakers urging more protections for long-standing small businesses, higher affordable-housing commitments and deeper community engagement.
Opponents—including neighborhood residents, small-business advocates and long-time residents—argued the area’s cultural and economic diversity is an asset that redevelopment should preserve. One resident said the project "is not considering affordable units" and warned it could displace long-term immigrant-owned businesses. Another critic said that in parts of the study area designations of "blighted" are being applied too broadly to justify tax-increment financing (TIF).
Developer Mitch Holand said Family Fare — the project's anchor grocer — plans to vacate the box regardless of redevelopment, and the development team said they are committed to honoring existing leases through their terms and to phasing work so impacts are staggered. Holand also outlined pedestrian and streetscape commitments, including widened sidewalks, perimeter parking landscaping, undergrounding overhead utilities and new pedestrian-scale lighting; he said the project proposes 223 market-rate apartments but currently includes no affordable-housing units.
Council members and planning staff discussed possible policy responses. Council members urged the mayor and planning department to finalize recommendations on incentives or requirements for affordable housing in TIF-assisted multifamily projects. Some councilors asked the developer to pursue grocery or other anchors that would help keep neighborhood-serving retail. No final council vote on the redevelopment was recorded in the hearing segment provided; the discussion focused on commitments to lease continuity, pedestrian and landscaping improvements, and the need for clearer affordable-housing requirements in future TIF approvals.
