Council approves TIF for 70-unit senior housing project with 45 affordable units

The Omaha City Council on May 6 approved a tax-increment financing (TIF) package of up to $1,133,705 to help build a five‑story senior housing project at 2211 Douglas Street that developers said will total about $17.5 million and include 70 units.

City staff described the project as mixed‑income: 45 units will be designated affordable with low‑income housing tax credits (LIHTC) and 25 will be market-rate. The developer, Douglas Senior Housing LP, managed by Jake Hoppe, is the primary sponsor; proponents said CHI Health and multiple public and philanthropic funding sources are part of the capital stack.

"This project's been approved by the TIF committee and the planning board. It complies with our master plan," said city staff member Seaton, summarizing the administration's recommendation and the project's compliance with planning standards. Developer partner Donnell Brown said the team had convened focus groups with older adults to shape unit design and affordability targets. "We think this will be really attractive to our 55 and up community," Brown said.

Proponents and a city housing‑focused nonprofit highlighted the mixed‑income design and the project's potential to add senior housing in the urban core. Ryan Zimmermas of Spark (now styled 'SPARC' in remarks) said the proposal would help develop local, mission‑aligned developers and add units for older adults.

Opponents at the public hearing questioned the transparency and distribution of TIF benefits; one speaker asked who would ultimately market and manage the units. Councilmember Goodwin flagged the project's capital stack and programming supports as critical in evaluating affordable housing outcomes.

Councilmember Goodwin moved approval; the motion carried with six votes in favor and one abstention. The clerk recorded the vote as 6–0 with Councilmember Festersen abstaining. The council's action enables the developer to move forward with financing and final design work under the approved TIF plan.

The council did not adopt additional programmatic conditions on the TIF at the meeting; staff said details on rents, tenant selection, and partners would be included as financing agreements are finalized.