Omaha World-Herald Freedom Center (1398 Capitol Ave)

[nativeomahan]

how the mighty have fallen. can't say I've shed a tear over the Omaha World Herald's meteoric fall from relevancy. They overstepped their bounds in this state for decades with their editorial board.

Boy is that ever true! I’m old enough (I don’t think most of you are) to have lived through the many decades where Harold Andersen and the editorial staff (all white men) essentially ran this state, for better or worse. They anointed future political leaders, threw their massive weight around policy issues, and anyone with serious political ambitions came on bended knee to their board room, seeking the newspaper’s editorial blessing. I recall with a chuckle how owner Andersen Pooh Poohed the thought that people would rather get their news electronically through their desktop computers versus having the news hand delivered each day to their homes and apartments. Ironically after he retired to Arizona he ended up writing an online opinion column for years, touting his wisdom for the ages. Gradually the good people of the region forgot all about him.

Besides a having a healthy dose of arrogance that didn’t sit well with many of us, the World Herald fell victim to technology and the evolving way people here lead their lives. I don’t think that all of these changes are good ones. Far from it. It has become more difficult to know what is going on in government at the city and state level now, though electronic publications like the Flatwater Free Press are striving to fill that void. Online blogs help out as well, but each one has its own inherent biases. TV news is basically a paper tiger, and not just on the local level.

[riceweb]

I don't think it's really a case of the mighty have fallen when it's a process that's been about 30 years in the making. It's actually been a much slower decline than I ever expected.

[BD PC Omaha]

Funny how Warren's departure happened roughly at the same time.

[Brad]

Funny how Warren's departure happened roughly at the same time.

Not really, Warren sold the OWH years ago.

[Dusty]

Is the Capitol District owned by the city or private investor/developer? I predicted a few years ago these buildings would close as the World Herald was cutting production back. This could be a way for the Capitol District to expand Westbound.

[Brad]

Is the Capitol District owned by the city or private investor/developer? I predicted a few years ago these buildings would close as the World Herald was cutting production back. This could be a way for the Capitol District to expand Westbound.

Unless they sold it, its owned by Shamrock Development.

The city doesn't own developments.

[windsor]

I agree with some of the earlier comments, the east building could be a cool multi-modal transit center and the west building could be a great new location for the Children's Museum. I would also like to see Park Omaha acquire the garage attached to the east building.

[Dusty]

Is the Capitol District owned by the city or private investor/developer? I predicted a few years ago these buildings would close as the World Herald was cutting production back. This could be a way for the Capitol District to expand Westbound.

Unless they sold it, its owned by Shamrock Development.

The city doesn't own developments.

This city does own developments. They are called parking garages. lol.
Regardless...it would be great to expand the Capitol District even if this land is developed by someone else.

[Dusty]

I personally would rather have them tear down the warehouse and garage. This would be a great opportunity to build a few residential towers with ground floor commercial. Maybe mix in a hotel. Anything to get more pedestrian traffic walking down the street.

[nebport5]

I’m all for creating more foot traffic here. Little children aren't the ideal foot traffic. There’s better places for such a museum like the site already identified. I don’t know how difficult(expensive)retro fitting would be but obviously that depends on the project. There’s also a reason TCM wants to build from the ground up and tailor to their exhibits rather than make exhibition space fit from repurposed industrial use.

One thing that occurs to me that might make more sense for an adaptation is a new YMCA. The western building already sorta looks like such a facility. Supposedly they were interested in the Civic site or at least looking for a new home. As for the garage portion, OPA is already using it for Steel House parking. I wonder if OPA may be a dark horse in pursuing all or part of this land?

[NEDodger]

YMCA doesn’t have the finances for something like this.

[riceweb]

Maybe not, but a health club like an urban LifeTime Fitness could likely use the space. Something like an Equinox gym. Whatever the B-tier version of that for the Heartland is.

[Huskerbum]

Turning this property into a gym would be a giant miss on every level.

[arch_RP_planner]

These lots are too valuable, too close to the CBD and too important for downtown's urban mass to be reused or renovated... I am not a proponent of "urban renewal" and just razing stuff for the sake of removal, but neither are historical in nature, both occupy massive amounts of land downtown, and both lots lie on the transition between the Capitol District and the north CBD. If the Keeline Building, or Butternut Building were on these sites, I would plead with all parties involved to save them and use them in a renovation/addition, but these structures on a baseline level just don't mesh with the surrounding context... something mixed use with residential would be perfect, draw out the capitol district's pull a bit, you know, with ground-level retail/comm tenant spaces. Especially now that the Builder's District just a few blocks north is starting its true infill.

Also, when I say mixed use, I am not wanting a 4 over 1 on these sites... Since the site would need to sell first, then be planned and approved, there would be time for the res. demand post streetcar construction, The band between 480 and roughly Dodge should gradually curve up to the skyline. Think Capitol District by Shamrock and up... maybe a 15-20 story condo/apartments with a 10-12 story mixed use building, maybe some small class A office space, more amenities and services/tenant spaces inclined towards services. Just some thoughts.

[riceweb]

We have *massive* amounts of unused land within the 480 loop. We shouldn't be demolishing anything until we've filled in the remaining lots or have a real, executable plan to do so.

[Greg S]

I hope the main building (printing press/glass building) is preserved and repurposed creatively.


Greg

[arch_RP_planner]

We have *massive* amounts of unused land within the 480 loop. We shouldn't be demolishing anything until we've filled in the remaining lots or have a real, executable plan to do so.

Two things to note... I only want these things gone if there is an approved and ready to go redevelopment already in place. I'm |expletive| tired of the Crossroads/Civic Site tear down and leave an empty lot for a decade bs... But also, yes infill lots are great, but what purpose would the old OWH facilities serve that adds tax base to the downtown core??? None? Replace it with something that builds the tax base, not wastes valuable land...

Besides, we need to save the smaller infill lots so that we have space to grow for the next 3 decades... there are give and takes for all sites, and again, the only demolishing I want to do is if something new is coming immedately post removal... they are massive warehouse buildings whose vernacular and layout have virtually 0 potential for new commercial tenants, unless they want to spend $20 mil, which again, at that point... Find a smaller infill lot in downtown and build new..

These are my opinions, this is a public forum, and we live in a city where things are changing rapidly. I am simply providing mutliple options/trajectory paths that could be followed, no need to get sentimental over 50 year old non-historic warehouse. The freedom center is a different story, that could actually be retrofitted into something, the distribution center to the east has no business staying up.

[thenewguy]

tearing down 480 will never happen. not saying it should or shouldn't, but will neeeeeever happen

[riceweb]

we live in a city where things are changing rapidly

This I strongly disagree with. Omaha is more of the same for the past 20 years and its population growth likely leveling off substantially.

In a scenario where growth is literally zero or negative, what projects do we actually want to do? I think we'd want to primarily focus on things like greenspace and trails and worry less about demolishing perfectly functional buildings in a vain hope of increasing the tax base (which won't happen if we're oversupplied with both housing and commercial real estate)

[NEDodger]

We have *massive* amounts of unused land within the 480 loop. We shouldn't be demolishing anything until we've filled in the remaining lots or have a real, executable plan to do so.

This.

Edit: we can ditch the State Office Building though

[BuildTaller]

oversupplied with both housing and commercial real estate

Are we in an oversupply situation? I've always heard we are not good on housing. Maybe it's certain segments of the price spectrum where we have issues, I don't know.

[arch_RP_planner]

tearing down 480 will never happen. not saying it should or shouldn't, but will neeeeeever happen

Who said 480 is getting torn down?

[Cermak]

tearing down 480 will never happen. not saying it should or shouldn't, but will neeeeeever happen

Who said 480 is getting torn down?

I had heard that 480 will be torn down when it reaches its end of functionality that could still be another 20-50 years. When it needs a lot of repairs it will be torn down is my understanding of it.

[Toto]

There is a segment of the population that wants it to go. The Nebraska DOT will never let that happen. I could go either way on it. Its ugly, but they could dress it up and program the space under it for the next couple decades.

[arch_RP_planner]

we live in a city where things are changing rapidly

This I strongly disagree with. Omaha is more of the same for the past 20 years and its population growth likely leveling off substantially.

A bit of a sweeping generalization, yes? As a whole, Omaha proper has seen a population increase from 390,000 in 2000 to 489,000 in 2026. Land area has increased from 116 to 143 sq miles, meaning the pop. density has gone up from 3,362 people/sq. mile to 3,420 people/sq mile. Aksarben Village, Village Pointe, Heartwood Preserve and Avenue One didn't exist in 2000. Sarpy County's population alone has gone from 122k in 2000 to 209k est. in 2025. All of Southport and Shadow Lake started in the early 2000s.

Downtown Omaha is completely different than it was in 2000... are we going to ignore the fact that Millwork Commons, CHI, the riverfront, the Luminarium, the pedestrian bridge, and the ballpark have all happened since the start of the 21st century? The ASARCO Lead Refinery had just been demolished which took up the whole of north downtown. The proposed Union Omaha stadium site is only possible because of the revitalization to North Downtown. Creighton's campus and facilities have doubled in size... Steelhouse, the Holland Center, the Tenaska Center, the Joslyn Addition, the Capitol District, Gene Leahy Mall, Heartland of America Park, Lewis and Clark Landing, the mercantile kickoff, FNBO's new tower, the Union Pacific Center, Midtown Crossing, Blackstone's Entertainment district (not the district itself, the revitalization efforts), and the list can go on and on.

Omaha has practically done a 180 on itself since the turn of the century, and considering what has happened alone since COVID, factoring in how poor the economy, job markets and housing prices have done since, Omaha is sitting just fine in all metrics... Might I say that if Omaha would just keep pushing new civic additions, like the venues, and parks, developers will come. For example, the fact that we have seen as many mixed use residential projects go up before even a single section of rail has been placed goes to show that it may seem "quiet or stagnant", but in reality, its a really good sign for town.

I like to gauge STI Market Demographics rather than Combined Statistical areas, because CSA don't factor true commuting patterns, plus secondary destinations.

https://www.synergos-tech.com/mkt_repor ... ecast.html

According to the current population estimates and projections, Omaha's STI has a current population of 1,223,208, and using their data, their 10-year projection is 1,304,278, a +6.6% increase... estimates show growth ranges from 12.2% max to -1.8% min. for 5 -year projections. There is a lot of upside to the metro's outlook, and I feel it is impossible to ignore all that has happened since 2000, but it is GOOD for us all to have debates like these; the more community input, the better we can design Omaha for everyone...

We have *massive* amounts of unused land within the 480 loop. We shouldn't be demolishing anything until we've filled in the remaining lots or have a real, executable plan to do so.

On that note, I do agree with your statement here, but want to stress that both can occur at the same time... and we most DEFINITELY do NOT want to use up all of our infill lots in the next 10 years, because then any new growth would require a ton of demolition. Regression to the mean, but prototyping and fun planning is how you uncover the best solutions!

[arch_RP_planner]

There is a segment of the population that wants it to go. The Nebraska DOT will never let that happen. I could go either way on it. Its ugly, but they could dress it up and program the space under it for the next couple decades.

That's right, they are considering options for how to replace the viaducts stretching from 20th st to 13th, one option being a european style boulevard system. My best guess for the idea they'll follow would be to, as best as possible, alight the off ramps directly adjacent to the viaducts, remove the ramps that cut into and destroy the grid, and just rebuild the viaduct in its current alignment... idk if there is any other suitable alternative, considering IDOT just spent how many years building out their I-29/I-80 infrastructure, only to then be slapped in the face by NDOT when they take the expressway viaduct coming off the bridge and turn it into a normal use road (even with stoplight timing like Dodge/Douglas).

[Busguy2010]

There is a segment of the population that wants it to go. The Nebraska DOT will never let that happen. I could go either way on it. Its ugly, but they could dress it up and program the space under it for the next couple decades.

That's right, they are considering options for how to replace the viaducts stretching from 20th st to 13th, one option being a european style boulevard system. My best guess for the idea they'll follow would be to, as best as possible, alight the off ramps directly adjacent to the viaducts, remove the ramps that cut into and destroy the grid, and just rebuild the viaduct in its current alignment... idk if there is any other suitable alternative, considering IDOT just spent how many years building out their I-29/I-80 infrastructure, only to then be slapped in the face by NDOT when they take the expressway viaduct coming off the bridge and turn it into a normal use road (even with stoplight timing like Dodge/Douglas).

Hate to veer to far off, but If there ever is a removal, I'd be more in favor of reestablishing Cass and Chicago as the roads, leaving all those blocks between 13th and 20th up for development, rather than simply putting an at grade Boulevard in it's place.

Exit ramp westbound turns into Cass at 13th and eastbound exit ramp turns into Chicago at 20th. New entrance ramp from Cass at 20th.

[Erik]

we live in a city where things are changing rapidly

This I strongly disagree with. Omaha is more of the same for the past 20 years and its population growth likely leveling off substantially.

A bit of a sweeping generalization, yes? As a whole, Omaha proper has seen a population increase from 390,000 in 2000 to 489,000 in 2026. Land area has increased from 116 to 143 sq miles, meaning the pop. density has gone up from 3,362 people/sq. mile to 3,420 people/sq mile. Aksarben Village, Village Pointe, Heartwood Preserve and Avenue One didn't exist in 2000. Sarpy County's population alone has gone from 122k in 2000 to 209k est. in 2025. All of Southport and Shadow Lake started in the early 2000s.

Downtown Omaha is completely different than it was in 2000... are we going to ignore the fact that Millwork Commons, CHI, the riverfront, the Luminarium, the pedestrian bridge, and the ballpark have all happened since the start of the 21st century? The ASARCO Lead Refinery had just been demolished which took up the whole of north downtown. The proposed Union Omaha stadium site is only possible because of the revitalization to North Downtown. Creighton's campus and facilities have doubled in size... Steelhouse, the Holland Center, the Tenaska Center, the Joslyn Addition, the Capitol District, Gene Leahy Mall, Heartland of America Park, Lewis and Clark Landing, the mercantile kickoff, FNBO's new tower, the Union Pacific Center, Midtown Crossing, Blackstone's Entertainment district (not the district itself, the revitalization efforts), and the list can go on and on.

Omaha has practically done a 180 on itself since the turn of the century, and considering what has happened alone since COVID, factoring in how poor the economy, job markets and housing prices have done since, Omaha is sitting just fine in all metrics... Might I say that if Omaha would just keep pushing new civic additions, like the venues, and parks, developers will come. For example, the fact that we have seen as many mixed use residential projects go up before even a single section of rail has been placed goes to show that it may seem "quiet or stagnant", but in reality, its a really good sign for town.

I like to gauge STI Market Demographics rather than Combined Statistical areas, because CSA don't factor true commuting patterns, plus secondary destinations.

https://www.synergos-tech.com/mkt_repor ... ecast.html

According to the current population estimates and projections, Omaha's STI has a current population of 1,223,208, and using their data, their 10-year projection is 1,304,278, a +6.6% increase... estimates show growth ranges from 12.2% max to -1.8% min. for 5 -year projections. There is a lot of upside to the metro's outlook, and I feel it is impossible to ignore all that has happened since 2000, but it is GOOD for us all to have debates like these; the more community input, the better we can design Omaha for everyone...

We have *massive* amounts of unused land within the 480 loop. We shouldn't be demolishing anything until we've filled in the remaining lots or have a real, executable plan to do so.

On that note, I do agree with your statement here, but want to stress that both can occur at the same time... and we most DEFINITELY do NOT want to use up all of our infill lots in the next 10 years, because then any new growth would require a ton of demolition. Regression to the mean, but prototyping and fun planning is how you uncover the best solutions!

It is true that our country is experiencing a negative international migration rate for the first time in history, along with people having fewer kids.

Outside of those things, I dont really see where I can agree that our growth will slow down too much. Even our state is only mildly unwelcoming to minorities compared to a chunk of the country.

Hopefully we are only living in a temporary nightmare amd things will correct itself.

[nebugeater]

tearing down 480 will never happen. not saying it should or shouldn't, but will neeeeeever happen

Who said 480 is getting torn down?

I had heard that 480 will be torn down when it reaches its end of functionality that could still be another 20-50 years. When it needs a lot of repairs it will be torn down is my understanding of it.

The powers to be cannot make a decision on something two years out. No way there is ANY plan in place for 20 -50 years ont

[Dusty]

If you are going to repurpose the Freedom City, I can see a museum of some sort. I would bring in new attractions around artistic illusions like Meow Wolf.

https://meowwolf.com/

[GenX]

I’d like to see a high rise here. There’s something about glassy towers right next to the interstate, as if it’s weaving around the buildings.

[thenewguy]

If you are going to repurpose the Freedom City, I can see a museum of some sort. I would bring in new attractions around artistic illusions like Meow Wolf.

https://meowwolf.com/

holy epilepsy trigger, batman

[riceweb]

Meow Wolf seems like it would be a good fit. That's the type of thing that's really popular in cities all over the globe., We're a bit behind the times on these "concept-maxing" attractions.

[Toto]

Meow Wolf seems like it would be a good fit. That's the type of thing that's really popular in cities all over the globe., We're a bit behind the times on these "concept-maxing" attractions.

Meow Wolf is the next Top Golf. Build a couple, they do really good, so they over-build and crash.

[nativeomahan]

One bad thing about life in Omaha is that the latest trends and fads are slow to arrive here.
One good thing about life in Omaha is that we “miss out” on fads that are flashes in the night.

[BuildTaller]

One bad thing about life in Omaha is that the latest trends and fads are slow to arrive here.
One good thing about life in Omaha is that we “miss out” on fads that are flashes in the night.

It gives us all something to do when we travel.

I don't know how much actual building/construction is involved with Meow, but I've been to many Instagram places around the world, and there's not much to build. I think if we could slap together some kind of Instagram exhibit inside the building for a few years it would be a decent use of the space while we wait for development to catch up.

[thenewguy]

One bad thing about life in Omaha is that the latest trends and fads are slow to arrive here.
One good thing about life in Omaha is that we “miss out” on fads that are flashes in the night.

It gives us all something to do when we travel.

I don't know how much actual building/construction is involved with Meow, but I've been to many Instagram places around the world, and there's not much to build. I think if we could slap together some kind of Instagram exhibit inside the building for a few years it would be a decent use of the space while we wait for development to catch up.

while i see your point, i feel like they would just go "meh, that's good enough" and then it'd have nothing of meaning come to fruition

[riceweb]

I don't know how much actual building/construction is involved with Meow, but I've been to many Instagram places around the world, and there's not much to build. I think if we could slap together some kind of Instagram exhibit inside the building for a few years it would be a decent use of the space while we wait for development to catch up.

It's pretty common to have buildings that are nothing more than exhibit space. We went to a Batman exhibition in London, and they had a batmobile, a bunch of costumes and props, etc. You just walk through various "rooms" which are nothing more than temporary walls set up in a very temporary space. But you'd be surprised what you can do with lighting, projectors, some smoke effects, etc. Looked really professional, even though I'm sure it took about 5 mins to put together.

We might benefit from having more space dedicated for rotating "in" things like Meow.

[BuildTaller]

I don't know how much actual building/construction is involved with Meow, but I've been to many Instagram places around the world, and there's not much to build. I think if we could slap together some kind of Instagram exhibit inside the building for a few years it would be a decent use of the space while we wait for development to catch up.

It's pretty common to have buildings that are nothing more than exhibit space. We went to a Batman exhibition in London, and they had a batmobile, a bunch of costumes and props, etc. You just walk through various "rooms" which are nothing more than temporary walls set up in a very temporary space. But you'd be surprised what you can do with lighting, projectors, some smoke effects, etc. Looked really professional, even though I'm sure it took about 5 mins to put together.

We might benefit from having more space dedicated for rotating "in" things like Meow.

Yep, just slap some stuff up and give people an attraction to pay $9 to see.
Pay some influencers to make some tik toks or whatever the kids use nowadays.

[nebport5]

I don't know how much actual building/construction is involved with Meow, but I've been to many Instagram places around the world, and there's not much to build. I think if we could slap together some kind of Instagram exhibit inside the building for a few years it would be a decent use of the space while we wait for development to catch up.

It's pretty common to have buildings that are nothing more than exhibit space. We went to a Batman exhibition in London, and they had a batmobile, a bunch of costumes and props, etc. You just walk through various "rooms" which are nothing more than temporary walls set up in a very temporary space. But you'd be surprised what you can do with lighting, projectors, some smoke effects, etc. Looked really professional, even though I'm sure it took about 5 mins to put together.

We might benefit from having more space dedicated for rotating "in" things like Meow.

Yep, just slap some stuff up and give people an attraction to pay $9 to see.
Pay some influencers to make some tik toks or whatever the kids use nowadays.

I can’t tell if this is sarcasm.

$9 sounds like 1985 prices. Meow Wolf, for example ranges on average of mid to upper 30’s and closer to $50 in Vegas.