Downtown Soccer Stadium (11th & Millwork Ave)

omaha79 · Post by **omaha79** » Thu May 15, 2025 2:08 pm

Brad wrote: Thu May 15, 2025 10:41 am
Louie wrote: Thu May 15, 2025 10:33 am Curious if developers will make a push to get a glut of TIF deals across before Ewing takes office.
Couple things. He takes office in 3 weeks. Tiff is approved by planning then city council. If they haven't already submitted anything, they have missed the June 2025 planning board deadline, so if it was submitted now, it would go to Planning in July, After planning approves, it goes on to City Council.

I think it's not just TIF here, it's also a land agreement, right?

HskrFanMike · Post by **HskrFanMike** » Fri May 16, 2025 9:32 am

InTheRoom wrote: Wed May 14, 2025 5:31 pm
Garrett wrote: Wed May 14, 2025 3:40 pm
omaha79 wrote: Wed May 14, 2025 2:38 pm With Ewing as the new mayor, I'm wondering what the future of this project looks like. I'd heard that they were close with a site plan, etc. but will be basically starting over trying to sell Ewing on the plan. I don't know what his temperature looks like on this.
Yeah it'll be interesting to see how he is with TIF policy.
Heard him speak recently and to be honest it didn't sound like he really understood what it was. He referred to it as "debt" and didn't come across as in favor of it. Concerning from a development standpoint. Frankly, it didn't really seem like he was well versed in any of the economic/financial issues, which I found surprising given his previous role.

There is an argument to be made that TIF has been overused, and that these projects need to be scrutinized better to ensure they are bringing development to truly blighted areas. Best example is Warhorse Casino. The casino proposal was brought to voters as a tax-generator, but the first thing they ask for are tax incentives to make it happen...which is absurd.

If every development requires TIF, then the city's commercial tax base becomes stagnant. Existing property appreciates in value due to the development, but the existing property has to take on an increasing share of the tax burden because of the TIF deals. TIF is an important tool to truly develop the entire city, but when the city just waives their magic wand to declare an area as blighted, it becomes a bit of a farce.

nebport5 · Post by **nebport5** » Fri May 16, 2025 10:50 am

HskrFanMike wrote: Fri May 16, 2025 9:32 am
InTheRoom wrote: Wed May 14, 2025 5:31 pm
Garrett wrote: Wed May 14, 2025 3:40 pm
omaha79 wrote: Wed May 14, 2025 2:38 pm With Ewing as the new mayor, I'm wondering what the future of this project looks like. I'd heard that they were close with a site plan, etc. but will be basically starting over trying to sell Ewing on the plan. I don't know what his temperature looks like on this.
Yeah it'll be interesting to see how he is with TIF policy.
Heard him speak recently and to be honest it didn't sound like he really understood what it was. He referred to it as "debt" and didn't come across as in favor of it. Concerning from a development standpoint. Frankly, it didn't really seem like he was well versed in any of the economic/financial issues, which I found surprising given his previous role.
There is an argument to be made that TIF has been overused, and that these projects need to be scrutinized better to ensure they are bringing development to truly blighted areas. Best example is Warhorse Casino. The casino proposal was brought to voters as a tax-generator, but the first thing they ask for are tax incentives to make it happen...which is absurd.

If every development requires TIF, then the city's commercial tax base becomes stagnant. Existing property appreciates in value due to the development, but the existing property has to take on an increasing share of the tax burden because of the TIF deals. TIF is an important tool to truly develop the entire city, but when the city just waives their magic wand to declare an area as blighted, it becomes a bit of a farce.

The entire city or the core? You could make a case that the core has been neglected so long thus the prevalent usage of TIF. However, I agree about the casino. Some reform with tighter restrictions could be implemented. Although it’s also interesting that the city council seems to usually vote 7-0 in favor of TIF projects.

Greg S · Post by **Greg S** » Fri May 16, 2025 12:52 pm

nebport5 wrote: Fri May 16, 2025 10:50 am
HskrFanMike wrote: Fri May 16, 2025 9:32 am
InTheRoom wrote: Wed May 14, 2025 5:31 pm
Garrett wrote: Wed May 14, 2025 3:40 pm
omaha79 wrote: Wed May 14, 2025 2:38 pm With Ewing as the new mayor, I'm wondering what the future of this project looks like. I'd heard that they were close with a site plan, etc. but will be basically starting over trying to sell Ewing on the plan. I don't know what his temperature looks like on this.
Yeah it'll be interesting to see how he is with TIF policy.
Heard him speak recently and to be honest it didn't sound like he really understood what it was. He referred to it as "debt" and didn't come across as in favor of it. Concerning from a development standpoint. Frankly, it didn't really seem like he was well versed in any of the economic/financial issues, which I found surprising given his previous role.
There is an argument to be made that TIF has been overused, and that these projects need to be scrutinized better to ensure they are bringing development to truly blighted areas. Best example is Warhorse Casino. The casino proposal was brought to voters as a tax-generator, but the first thing they ask for are tax incentives to make it happen...which is absurd.

If every development requires TIF, then the city's commercial tax base becomes stagnant. Existing property appreciates in value due to the development, but the existing property has to take on an increasing share of the tax burden because of the TIF deals. TIF is an important tool to truly develop the entire city, but when the city just waives their magic wand to declare an area as blighted, it becomes a bit of a farce.
The entire city or the core? You could make a case that the core has been neglected so long thus the prevalent usage of TIF. However, I agree about the casino. Some reform with tighter restrictions could be implemented. Although it’s also interesting that the city council seems to usually vote 7-0 in favor of TIF projects.

I agree on the casino as well but otherwise would tend to disagree on the use of TIF. We are about to find out though. If new developments continue to spring up at the same or better rate than what we've been experiencing and Ewing follows through on what he clearly stated, then we will know they had been used more generously than needed.

ita · Post by **ita** » Fri May 16, 2025 3:42 pm

nebport5 wrote: Fri May 16, 2025 10:50 am Although it’s also interesting that the city council seems to usually vote 7-0 in favor of TIF projects.

I know we are going off topic and don't mean to keep leading this along, but this is an ignored point. Before TIF apps go to the mayor, it goes through rounds of review by City Planning and City Council, and the public has opportunities to comment on it. Everyone involved in the process is on board with using TIF to help create opportunities and better projects in certain areas of the City, particularly in the urban core. I actually have no doubt that Ewing will end up siding with TIF once he is in office and sees the benefit of TIF. I doubt he will stand in the way of dozens of officials and developers wanting to use it to promote development. Every streetcar adjacent project will be a TIF project; is he going to say no to potentially billions of dollars of development? I don't think so. Maybe he can get some requirements for low income housing units or something for TIF related residential projects, but I do not think we TIF is going away in any substantial way.

HskrFanMike · Post by **HskrFanMike** » Fri May 16, 2025 5:29 pm

ita wrote: Fri May 16, 2025 3:42 pm
nebport5 wrote: Fri May 16, 2025 10:50 am Although it’s also interesting that the city council seems to usually vote 7-0 in favor of TIF projects.
Every streetcar adjacent project will be a TIF project; is he going to say no to potentially billions of dollars of development? I don't think so. Maybe he can get some requirements for low income housing units or something for TIF related residential projects, but I do not think we TIF is going away in any substantial way.

TIF has already been applied to the streetcar project, so no developer can ask for TIF financing for a project along the route. That TIF money is already being spent, and you can't double-dip.

Garrett · Post by **Garrett** » Fri May 16, 2025 5:52 pm

HskrFanMike wrote: Fri May 16, 2025 5:29 pm
ita wrote: Fri May 16, 2025 3:42 pm
nebport5 wrote: Fri May 16, 2025 10:50 am Although it’s also interesting that the city council seems to usually vote 7-0 in favor of TIF projects.
Every streetcar adjacent project will be a TIF project; is he going to say no to potentially billions of dollars of development? I don't think so. Maybe he can get some requirements for low income housing units or something for TIF related residential projects, but I do not think we TIF is going away in any substantial way.
TIF has already been applied to the streetcar project, so no developer can ask for TIF financing for a project along the route. That TIF money is already being spent, and you can't double-dip.

Not exactly. The streetcar district extended the TIF period of developments from 15 years to 20 years. I think the extra 5 years is to pay for the streetcar? I don’t exactly recall the exact mechanisms of it. Mutual got a little over $80 million in TIF for their tower, for example.

omahahawk · Post by **omahahawk** » Sat Jul 26, 2025 7:47 am

So nothing in July so far. Is this stadium build going to be mandatory for the team to remain in its league. You would think some news would need to drop in the next 6 months if this thing is actually going to happen.

NEDodger · Post by **NEDodger** » Mon Aug 11, 2025 10:19 am

Did anyone else pick up on Grow Omaha Uncut where Trenton mentioned the soccer stadium being looked at downtown? I couldn’t quite pick up on whether he meant the Civic site.

nebport5 · Post by **nebport5** » Mon Aug 11, 2025 10:26 am

NEDodger wrote: Mon Aug 11, 2025 10:19 am Did anyone else pick up on Grow Omaha Uncut where Trenton mentioned the soccer stadium being looked at downtown? I couldn’t quite pick up on whether he meant the Civic site.

Yes. He was talking about a potential land swap with the city and U.P. owned land east of Millwork for 1416 Dodge. Presumedly, U.P. may be interested in their former adjacent site with their forthcoming acquisition.

Apparently there’s been a rumor floating around about the city buying the U.P. land for the soccer stadium.

Garrett · Post by **Garrett** » Mon Aug 11, 2025 10:26 am

NEDodger wrote: Mon Aug 11, 2025 10:19 am Did anyone else pick up on Grow Omaha Uncut where Trenton mentioned the soccer stadium being looked at downtown? I couldn’t quite pick up on whether he meant the Civic site.

Basically the theory floating around right now is the city would do another land swap for the old UP site to acquire the ~27 acres of land UP owns north of Cuming St. They stopped talking about it pretty quickly so it seems to be confidential or in the works in some form.

HighWinds · Post by **HighWinds** » Mon Aug 11, 2025 11:03 am

Anybody have any theories as to what a U.P. building on their adjacent lot might look like? (E.g. Number of stories, whether or not it be mixed use, etc.)

nebport5 · Post by **nebport5** » Mon Aug 11, 2025 11:33 am

HighWinds wrote: Mon Aug 11, 2025 11:03 am Anybody have any theories as to what a U.P. building on their adjacent lot might look like? (E.g. Number of stories, whether or not it be mixed use, etc.)

see here:

viewtopic.php?p=416389#p416389

Gobears27 · Post by **Gobears27** » Tue Aug 12, 2025 12:18 pm

Could up be building a new tower either there or at the state office building site? Swap the two buildings so UP can build a new tower and the state can consolidate into the larger building and have room for future growth?

Jerome Turner · Post by **Jerome Turner** » Wed Sep 24, 2025 8:01 pm

Wanted to pass along...has anyone seen this? I have heard, after the JAX development, this group is eyeing Omaha and South Carolina.

https://www.sportsbusinessjournal.com/A ... t-vehicle/

https://www.forbes.com/sites/kristidosh ... ownership/

Stargazer · Post by **Stargazer** » Thu Sep 25, 2025 9:21 am

Omaha supports soccer.. but Jacksonville level of soccer. don't see it, unless they want to get into 'minor league' level as well.

UpTheUnion95 · Post by **UpTheUnion95** » Wed Oct 08, 2025 12:11 pm

Hearing a rumor from pretty reliable sources that Union will be playing mostly at Morrison next year with UNO providing some overlap.

Hopefully this announcement will be a footnote to a stadium announcement!

Garrett · Post by **Garrett** » Thu Oct 30, 2025 10:06 am

Union Omaha is moving to Morrison for the 2026 Season.

omaha79 · Post by **omaha79** » Thu Oct 30, 2025 10:10 am

This has been the chatter for a few months now. Good to see it official.

Now, they will have to combat the notion that Morrison is "good enough" and that Omaha doesn't need another downtown soccer stadium. Hopefully, they get an announcement soon. The announcement of a $25 million parking garage next to the rumored new stadium site is a positive move.

I could list all the reasons why Morrison is not a viable long term option for Union Omaha, but they've all been mostly listed in other places. But, if anyone wants to suggest that Morrison should be Unions permanent home, I can certainly revisit.

omaha79 · Post by **omaha79** » Thu Oct 30, 2025 11:02 am

I've been told by several sources that Creighton can only have so many for profit events a year at Morrison or lose non-profit status on that land. That's the biggest factor. And, was told today that any additional matches like US Open Cup/Jaegermeister cup will be played at Caniglia as the regular season eats up most of the spots they can use at Morrison.

But, they also wouldn't have dedicated locker/training facilities at Morrison.

Scheduling flexibility would be limited between CU men/women and Union.

Union can't add a USL2 or women's team at Morrison and cannot move up to Championship either.

They won't have control over concessions. Concession space is limited. No room for a dedicated Union team store.

And, new stadium allows Omaha to host both boys and girls state soccer and have all sessions downtown, from what I've heard.

UpTheUnion95 · Post by **UpTheUnion95** » Thu Oct 30, 2025 11:16 am

omaha79 wrote: Thu Oct 30, 2025 10:10 am This has been the chatter for a few months now. Good to see it official.

Now, they will have to combat the notion that Morrison is "good enough" and that Omaha doesn't need another downtown soccer stadium. Hopefully, they get an announcement soon. The announcement of a $25 million parking garage next to the rumored new stadium site is a positive move.

I could list all the reasons why Morrison is not a viable long term option for Union Omaha, but they've all been mostly listed in other places. But, if anyone wants to suggest that Morrison should be Unions permanent home, I can certainly revisit.

My understanding is that there are some small holdups with the Stadium Announcement but they needed to get this announcement out now because this is going to be a big lift on the staff to get all the ticketing stuff sorted. Hopefully were all set to play at least a partial home slate at a new downtown stadium in '27.

omaha79 · Post by **omaha79** » Thu Oct 30, 2025 11:19 am

UpTheUnion95 wrote: Thu Oct 30, 2025 11:16 am
omaha79 wrote: Thu Oct 30, 2025 10:10 am This has been the chatter for a few months now. Good to see it official.

Now, they will have to combat the notion that Morrison is "good enough" and that Omaha doesn't need another downtown soccer stadium. Hopefully, they get an announcement soon. The announcement of a $25 million parking garage next to the rumored new stadium site is a positive move.

I could list all the reasons why Morrison is not a viable long term option for Union Omaha, but they've all been mostly listed in other places. But, if anyone wants to suggest that Morrison should be Unions permanent home, I can certainly revisit.
My understanding is that there are some small holdups with the Stadium Announcement but they needed to get this announcement out now because this is going to be a big lift on the staff to get all the ticketing stuff sorted. Hopefully were all set to play at least a partial home slate at a new downtown stadium in '27.

That is my hope and what I'm hearing as well. announcement is "close". But, have to start selling season tickets and do renewals now. can't renew people thinking they'd be playing at Werner but then bait and switch to Morrison.

But, this is kind of put up or shut up. need to increase attendance even next year at Morrison. So, we will see if that demand is there.

almighty_tuna · Post by **almighty_tuna** » Thu Oct 30, 2025 12:02 pm

Either way, this is a step in the right direction. I'm looking forward to the Owls playing in 2026 on an actual pitch instead of a smaller adapted field at Werner Park. With the way Morrison is built I'm sure it'll be a much louder home crowd experience as well.

Post by **nebugeater** » Fri Oct 31, 2025 7:52 am

Looks like the move to Morrison is official

https://www.wowt.com/2025/10/30/union-o ... 6-matches/

OMAHA, Neb. (WOWT) - Omaha’s professional soccer team will play its USL League One matches at Creighton University’s Morrison Stadium next year.

“Union Omaha is the premier professional soccer team in the state of Nebraska, and we look forward to spending the 2026 season as guests at the home of the Bluejays,” club CEO and managing partner Gary Green said in a Thursday news release.

But in January, Green announced those plans had fallen through, and Union Omaha was exploring “opportunities in downtown.”

According to Green’s statement on Thursday, plans for a stadium are still in the works.

UpTheUnion95 · Post by **UpTheUnion95** » Thu Nov 13, 2025 9:23 am

The Public Season Ticket sales start today at noon. Lots of interest apparently. It be nice to see 4k+ a game down at Morrison

omaha79 · Post by **omaha79** » Thu Nov 13, 2025 9:42 am

I just renewed my season ticket.

MetcalfeHarrison · Post by **MetcalfeHarrison** » Thu Nov 20, 2025 4:42 pm

From next week's city council agenda, looks like this is moving forward at the UP site with construction hopefully starting next year.

https://cityclerk.cityofomaha.org/wp-co ... 5-1084.pdf

Edit:

Looks like the City is also going to purchase the property:

https://cityclerk.cityofomaha.org/wp-co ... -44529.pdf

Sell UP 1441 Capitol Avenue:

https://cityclerk.cityofomaha.org/wp-co ... -44528.pdf

And sell $25M in bonds for stadium:

https://cityclerk.cityofomaha.org/wp-co ... -44530.pdf

The last 3 are on their first reading so they won't be finalized until December 16th.

iamjacobm · Post by **iamjacobm** » Thu Nov 20, 2025 5:29 pm

I do think that is a fantastic spot for a soccer stadium.

Also quite interesting UP getting the site across from their HQ…

Garrett · Post by **Garrett** » Thu Nov 20, 2025 5:33 pm

So UP is back to owning their old HQ site. Oh how circular time is.

On the stadium, the doc doesn’t mention a lot about the supplementary development other than it will be a blend of market rate and affordable housing and include land to the west on the Future Forward parcels

F0R_L1F3 · Post by **F0R_L1F3** » Thu Nov 20, 2025 6:44 pm

Seems pretty interesting, really curious to see how they'll work for the mixed use development around it. I think there'll be some good seats that can capture the backdrop of the city skyline though, going to be great!

Garrett · Post by **Garrett** » Thu Nov 20, 2025 7:01 pm

Garrett · Post by **Garrett** » Thu Nov 20, 2025 8:15 pm

Looking at the building stock Future Forward owns on the 11th Street corridor, I hope a decent number of them are able to be repurposed.

I wonder if this will put any pressure on the remaining industrial uses, most notable Drake-Williams Steel, to relocate. That structure is massive and could be something really interesting.

skinzfan23 · Post by **skinzfan23** » Thu Nov 20, 2025 10:48 pm

Wow, hopefully they are able to get the deal done this time.

almighty_tuna · Post by **almighty_tuna** » Fri Nov 21, 2025 7:28 am

I'm glad they're still trying to get it done, but there sure looks to be a few obvious concessions to this location and updated plan. Looking forward to seeing renderings with a bit more detail for both pedestrian access and stadium design.

Garrett · Post by **Garrett** » Fri Nov 21, 2025 8:12 am

almighty_tuna wrote: Fri Nov 21, 2025 7:28 am I'm glad they're still trying to get it done, but there sure looks to be a few obvious concessions to this location and updated plan. Looking forward to seeing renderings with a bit more detail for both pedestrian access and stadium design.

I dunno, I think this would be way more accessible from a pedestrian standpoint than the Gallup site, and will help boost Millwork even more.

omaha79 · Post by **omaha79** » Fri Nov 21, 2025 8:54 am

This is a much better site than Gallup, and the one that's been rumored for 6 months now. I see no negatives. It's just getting it over the finish line at this point, which seems close.

UpTheUnion95 · Post by **UpTheUnion95** » Fri Nov 21, 2025 9:04 am

omaha79 wrote: Fri Nov 21, 2025 8:54 am This is a much better site than Gallup, and the one that's been rumored for 6 months now. I see no negatives. It's just getting it over the finish line at this point, which seems close.

This was actually supposed to be the site initially but the developer got cold feet so the Gallup site was the quick backup plan for this. Funny how were right back here again when the team could've started playing there this year if everything worked out the first time

almighty_tuna · Post by **almighty_tuna** » Fri Nov 21, 2025 9:21 am

Garrett wrote: Fri Nov 21, 2025 8:12 am I dunno, I think this would be way more accessible from a pedestrian standpoint than the Gallup site, and will help boost Millwork even more.

Definitely will boost Millwork, I agree. There are a number of "if"s in play though to help pedestrian access along with the perception of accessibility. They're already cognizant of that, otherwise they wouldn't have put in the overlay graphic pointing out the 5min and 7min walk radii.

omaha79 · Post by **omaha79** » Fri Nov 21, 2025 9:24 am

UpTheUnion95 wrote: Fri Nov 21, 2025 9:04 am
omaha79 wrote: Fri Nov 21, 2025 8:54 am This is a much better site than Gallup, and the one that's been rumored for 6 months now. I see no negatives. It's just getting it over the finish line at this point, which seems close.
This was actually supposed to be the site initially but the developer got cold feet so the Gallup site was the quick backup plan for this. Funny how were right back here again when the team could've started playing there this year if everything worked out the first time

I know they initially wanted everything done in time for World Cup 2026. Won't happen, but hopefully we still get what they originally wanted.

iamjacobm · Post by **iamjacobm** » Fri Nov 21, 2025 9:35 am

almighty_tuna wrote: Fri Nov 21, 2025 9:21 am
Garrett wrote: Fri Nov 21, 2025 8:12 am I dunno, I think this would be way more accessible from a pedestrian standpoint than the Gallup site, and will help boost Millwork even more.
Definitely will boost Millwork, I agree. There are a number of "if"s in play though to help pedestrian access along with the perception of accessibility. They're already cognizant of that, otherwise they wouldn't have put in the overlay graphic pointing out the 5min and 7min walk radii.

That is frankly a poor graphic. Slapping circles on a map isn’t indicative of actual walk time from some of those areas.

Extending 10th through Cuming is mentioned in these docs which will help with connectivity.