Home Viral News Stream 1

The 5 Biggest Changes: What The City Of Omaha Planning Dept Is Doing Right Now In 2025

• minute read
Contents
The City of Omaha Planning Department is currently at the epicenter of the city's future, managing a dynamic portfolio of projects in late 2024 and early 2025 that will fundamentally reshape Omaha’s landscape, economy, and housing market. As of December 21, 2025, the department is actively driving major initiatives, from a long-anticipated update to the city's zoning code to the strategic deployment of multi-million dollar Tax-Increment Financing (TIF) for key developments. This detailed look provides the most current, essential information on the crucial work being done at the Omaha/Douglas Civic Center, offering a clear roadmap of the city's development priorities. The department’s work is not just about drawing lines on a map; it involves a rigorous process of public hearings, administrative meetings, and collaboration with entities like the Omaha City Council, the Metropolitan Area Planning Agency (MAPA), and the Zoning Board of Appeals. The following breakdown covers the five most significant and impactful areas of focus that every resident and developer in the metro area needs to understand right now.

Key Leadership and Core Divisions Shaping Omaha’s Future

The City of Omaha Planning Department is structured into several key divisions, each responsible for a critical aspect of urban development and regulation. Understanding the leadership and structure provides crucial context for how decisions are made and implemented across the city.
  • Planning Director: David K Fanslau (Oversees all departmental operations and long-term vision)
  • Superintendent – Permits and Inspections: Anna M Bespoyasny (Manages the building permit process and code enforcement)
  • Key Divisions:
    • Long-Range Division: Focuses on environmental and resilience planning, and major policy documents like the Comprehensive Plan.
    • Permits and Inspections Division: Responsible for issuing building permits and ensuring compliance with the Omaha Zoning Code.
    • Community Development Division: Engages with the public and manages programs like the Affordable Housing Program.
  • Related Entities: The department works closely with the Plan Commission, Urban Design Commission, and the Landmarks Commission for project approvals and historic preservation.

1. The Critical 2025 Zoning Ordinance and Subdivision Regulations Update

One of the most significant undertakings currently underway is a comprehensive overhaul of the city’s foundational land-use documents. The Omaha Zoning Ordinance and Subdivision Regulations are the rulebooks for what can be built, where it can be built, and how dense it can be. The need for an update stems from decades of incremental changes that have created a complex and sometimes contradictory regulatory environment. The Planning Department is spearheading this effort to modernize the code, making it more predictable, user-friendly, and aligned with modern planning principles.

A major milestone in this process is the Request for Proposals (RFP) for consulting services to assist with the update, with a submission deadline set for May 30, 2025. This indicates that the bulk of the rewrite work will accelerate throughout the 2025 fiscal year. Developers, property owners, and neighborhood groups should pay close attention to this process, as it will determine future property values and development potential across Douglas County. Furthermore, in March 2024, the City of Omaha adopted a zoning ordinance change specifically designed to increase the maximum allowable density per acre, a direct move to address the housing crisis and support the Housing Affordability Action Plan.

2. Driving Downtown Growth with Multi-Million Dollar TIF Projects

Tax-Increment Financing (TIF) remains a powerful tool the Planning Department utilizes to encourage development in blighted or underutilized areas. The department recently advanced a shortlist of projects to the Omaha City Council, which collectively stand to receive nearly $25 million in combined TIF funding. These projects are concentrated in the downtown area, which has been recovering quicker than many of its peers and has seen a population increase of at least 3,000 residents, according to the U.S. Census Bureau. The TIF proposals currently on the Planning Board's agenda include:
  • A four-story office and commercial building proposed for a strategic space near 15th and Mike Fahey Streets.
  • A five-story mixed-use development, typically featuring a combination of ground-floor retail and residential units above.
These projects are crucial for extending the vibrancy of Downtown Omaha and increasing the commercial and residential tax base. The Nebraska Department of Revenue tracks these TIF projects closely, and their final approval by the City Council is a major step in Omaha’s economic development strategy.

3. Implementing the Housing Affordability Action Plan (HAAP)

Housing affordability is a top-tier priority, and the Planning Department is the administrative engine for the Omaha Housing Affordability Action Plan (HAAP), which was approved by the City Council on December 13, 2022. While the plan was adopted then, its implementation is a continuous, multi-year effort that is currently utilizing federal and local funds. The 2024 report on the city's use of ARPA (American Rescue Plan Act) funds highlights the specific focus areas of the Affordable Housing Program:
  • Property Owner Preservation and Rehabilitation: Providing resources to maintain and upgrade existing affordable housing stock, preventing displacement.
  • Homebuyer Programs: Initiatives designed to assist first-time homebuyers and low-to-moderate-income families in achieving homeownership.
The HAAP is a blueprint developed with extensive public engagement, and its success is tied directly to the Planning Department's ability to coordinate federal funding, modify the Zoning Code for density (as seen in the March 2024 ordinance), and work with non-profit partners like Front Porch Investments via the Development & Preservation Fund.

4. Navigating Legal Challenges and Administrative Review

The Planning Department and the Zoning Board of Appeals frequently face legal scrutiny, which underscores the high stakes of their decisions. A notable recent case, French v. City of Omaha Zoning Board, reached the Nebraska Court of Appeals in 2025. This case involved a dispute over a zoning variance, where the appellant argued that the Planning Department acted in "bad faith" during its testimony. While such legal challenges are common in municipal planning, this recent case highlights the intense public and judicial review of the department's administrative decisions, particularly those concerning the creation or exacerbation of a hardship related to a property's zoning. The department must constantly ensure its processes are robust, transparent, and legally defensible against claims of error or abuse of discretion.

5. Transportation and Infrastructure Planning for FY2025

In collaboration with the Metropolitan Area Planning Agency (MAPA), the Planning Department is heavily involved in regional transportation planning. The FY2025 Unified Planning Work Program (UPWP), which covers the period from July 1, 2024, through June 30, 2025, outlines the specific transportation planning projects the department is undertaking. These initiatives are part of the broader Keep Omaha Moving effort, focusing on active transportation improvements, traffic flow analysis, and infrastructure resilience. The department issued a call for projects for the FY2026 Transportation Improvement Program (TIP) in late 2024, with applications closing in January 2025, ensuring a continuous pipeline of infrastructure investment. This forward-looking approach is vital for managing the traffic and logistical demands of a growing metropolitan area.
The 5 Biggest Changes: What the City of Omaha Planning Dept is Doing Right Now in 2025
city of omaha planning dept
city of omaha planning dept

Detail Author:

  • Name : Manuel Bruen
  • Username : wunsch.cecil
  • Email : schneider.graciela@senger.org
  • Birthdate : 2007-03-21
  • Address : 2218 Daren Harbor Suite 956 Luzburgh, OK 61959
  • Phone : 1-917-927-7604
  • Company : Streich-Feest
  • Job : Sports Book Writer
  • Bio : Et cum exercitationem dolores. Architecto nulla sint magni debitis voluptatem. Qui aliquid deleniti qui dignissimos. Quo magni iste ipsum omnis reprehenderit dolores dolorem.

Socials

facebook:

  • url : https://facebook.com/rabernathy
  • username : rabernathy
  • bio : Ducimus cupiditate esse illo. A molestiae aut assumenda.
  • followers : 6377
  • following : 447

linkedin:

twitter:

  • url : https://twitter.com/rasheed.abernathy
  • username : rasheed.abernathy
  • bio : Rerum qui culpa in aperiam minus perspiciatis laudantium. Nisi hic cum quis aliquam ut illum nesciunt. Porro ut ut totam voluptatem non.
  • followers : 2728
  • following : 1977

instagram:

tiktok:

  • url : https://tiktok.com/@abernathyr
  • username : abernathyr
  • bio : Dolores in corporis nihil sit ut ipsa. Qui inventore doloribus ea nesciunt aut.
  • followers : 2991
  • following : 1608

Random Posts