On February 4, 2026, the Omaha Planning Board approved a rezoning from GC (General Commercial) to TOD-3MX (Transit-Oriented Development Mixed Use) for a property at 33rd and California Streets in Omaha's Gifford Park neighborhood. The 6-0 vote came with a condition that has become increasingly rare in Omaha planning: the developer must meet with the Gifford Park Neighborhood Association before the case goes to City Council. What makes this story worth telling isn't just the zoning — it's the 20-year neighborhood revival at stake.
A property owner (Qatar/Kat, currently out of the country) originally planned ground-floor retail with residential above, then shifted to a duplex-only plan due to budget concerns. The Gifford Park Neighborhood Association pushed back hard, arguing the business district needs retail to maintain its identity. The developer's representative, Lawrence Butler, acknowledged the neighborhood meeting was a misstep he should have handled proactively. The rezoning was approved with conditions. Chris Foster, a 40-year resident and former neighborhood association president, led the advocacy. The neighborhood includes the Gifford Park Neighborhood Market (grown from 1 table to 35+ vendors over 20 years), Porsche Fest, and the "33rd Friday" block party.
Neighborhoods with active business districts and community events generate stronger property values than those without them. The Gifford Park story is a masterclass in what happens when residents organize and invest decades of effort into building something worth protecting. Businesses like Danny's grocery store, California Tacos, Omaha Living (holistic medicine and herbalist), Merlin Cypress Coffee, the California Bar, and two grocery stores form the backbone of a walkable, diverse neighborhood. That kind of street-level vitality is exactly what urban planners and real estate developers try to manufacture — and Gifford Park built it organically. For homeowners in Omaha neighborhoods with similar potential, investing in your home is investing in the community. A well-executed basement finishing project or a thoughtful home addition does more than add square footage — it signals commitment to the neighborhood and contributes to the rising tide that lifts all properties around it.
The testimony at the Planning Board hearing painted a vivid picture. Chris Foster, a property owner at 3413 California Street and resident for over 40 years, described the Gifford Park Neighborhood Market — a Friday evening fixture from June through October that started with one table and now hosts 35+ vendors with all tables and tents provided free. He described Porsche Fest and the 33rd Friday block party where 33rd Street is closed for a street celebration. Martin, an architect and Gifford Park resident, testified as a neighbor about the importance of maintaining the business district's walkable character. The neighborhood is described as ethnically diverse, with a mix of ages, professions, and many students from nearby institutions. The concern is straightforward: a residential-only building at a key corner would be a "missing tooth" in a business district that took two decades to build.
The developer must meet with the Gifford Park Neighborhood Association before the case moves to City Council. The staff noted that the TOD-3MX zoning still allows ground-floor retail — the zoning change itself doesn't lock in the duplex-only site plan. There's still room for the community and the developer to find a solution that preserves retail while making the project financially viable. For homeowners across Omaha who want to invest in their neighborhood, Davis Contracting can help with everything from basement remodels to home addition ideas that keep you in the community you love.
