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Planning board recommends CRA designation for 42nd & Center despite neighborhood opposition
Summary
The Planning Board recommended designation of a Community Redevelopment Area around the old Center Mall to enable potential TIFF support for redevelopment, approving the CRA 5–0 after extensive public opposition from tenants and nearby residents who warned the study area was misdrawn and that the mall houses essential social services.
The Omaha Planning Board voted 5–0 to recommend designation of a Community Redevelopment Area (CRA) near 42nd and Center streets, clearing the way for future tax‑increment financing (TIFF) discussion tied to prospective redevelopment. Don Seaton presented a staff study using two census block groups and described how the study area met Nebraska Community Development Law criteria (population decline, lower per‑capita income, and older building age). Board members ultimately recommended the CRA designation despite strong, organized opposition from tenants and neighborhood residents.
Lockwood Development, represented by attorney John Blumenthal, said the designation is an important first step to make a large mixed‑use redevelopment economically feasible. He said the site (old Center Mall) is aging and that TIFF support is commonly used to catalyze large, challenging urban projects. Supporters noted redevelopment could add housing and investment.
Dozens of tenants, nonprofit providers and neighborhood residents testified against the designation at the Planning Board hearing. Speakers including Rebecca Monahan, Elaine Heath and representatives of Guardian Light Family Services and Inclusive Communities argued the center is a vital hub that hosts clinics, social‑service programs, faith organizations and small businesses and that the study mischaracterized the building as "blighted." Opponents also alleged the study boundaries were drawn to exclude higher‑income adjoining neighborhoods (notably Morton Meadows) and called for greater protections for existing service providers and more rigorous demonstration that the statutory CRA criteria were met.
Staffers said designation of a CRA does not approve any specific redevelopment or TIFF package — those would require separate public hearings and approvals — but that the CRA designation is necessary for the property to pursue TIFF support in the future. After deliberation the board voted 5–0 to recommend CRA designation; the item will move to City Council for final action. Neighbors were urged the decision at Planning Board is advisory and that they could continue to engage at the council level and in future project hearings.
