It’s the end of the Gene Leahy Mall as we know it. And Omaha civic leaders feel fine, apparently. Representatives of Mayor Jean Stothert’s office and the Missouri Riverfront Revitalization Project declined to comment on specific plans for the mall when contacted by Omaha Magazine and B2B.
“The project team is in a critical review phase of the preliminary master plan, including a review of plan elements with study consultants in San Diego,” explained Stephanie Rittershaus of HDR in an email response to a media query submitted to the Missouri Riverfront Revitalization Project. “That will be followed by a full committee meeting in late April to review and approve the updated master plan. Until that process is complete, there isn’t a finalized plan to review.”
The Missouri Riverfront Revitalization Project is a public-private initiative working to revitalize the local riverfront in five zones: the Gene Leahy Mall, Heartland of America Park, and Lewis & Clark Landing in Omaha; and across the river along Council Bluffs’ riverfront (encompassing River’s Edge North and River’s Edge South). ConAgra’s campus is conspicuously absent from the declared scope of the comprehensive riverfront planning.
At public consultation meetings for the Riverfront Revitalization Project, preliminary architectural drawings showed that the Gene Leahy Mall’s man-made river would be filled with land; development zones covered the new ground from the city’s main library eastward to the Heartland of America Park. Meanwhile, the W. Dale Clark Library (a post-war brutalist building of architectural significance that has been subject to speculative redevelopment interest for years) was labeled a “development opportunity.”
The Gene Leahy Mall is only one part of the latest riverfront revitalization plans. The mall (previously known as Central Park Mall) holds special historical significance for the city’s past half-century of riverfront redevelopment plans. Originally built in the 1970s, the mall was the first phase of Omaha’s effort to reinvigorate the urban core at a time when a legacy of heavy industry and lead-polluted land separated urban downtown from the Missouri River.
Fundamentally changing the Gene Leahy Mall’s riverine landscape would overhaul the most iconic backdrop to Omaha’s urban skyline. Likewise, a drastic reshaping of the Gene Leahy Mall could mean removal of the downtown park’s public slide that is a popular draw for families.
But the park’s overhaul could also make crossing from the Old Market to the Holland Performing Arts Center easier for pedestrians while invigorating the space with increased activities that spur other developments. Proposed activity zones in place of the current man-made river and landscaping may include an outdoor amphitheater, a dog park, botanical paths, restaurants, activity areas, and other open spaces.
The president of San Diego-based OJB Landscape Architecture, James Burnett, spoke about the proposed designs on Nov. 16, 2017, at the Riverfront Revitalization Project’s second public consultation presentation. “We think that by connecting the north and the south [lawns of the Gene Leahy Mall], we will have a lot more users in the park, a lot more eyes on the park, and a lot more events so that downtown could have a space where special events can occur,” Burnett said.
The project is co-chaired by Ken Stinson of Peter Kiewit Sons Inc. and Mogens Bay of Valmont. Other members of the advisory committee include Omaha Mayor Jean Stothert, Council Bluffs Mayor Matt Walsh, Doug Bisson of HDR, Brook Bench with Omaha Parks, Michael Alley of Alley Poyner Macchietto Architecture, Gary Gates of Omaha Public Power District, Pete Tulipana of Iowa West Foundation, Mark Warner of ConAgra Brands, Rhonda Ferguson and Jack Koraleski of Union Pacific, and Jane Miller of Gallup.
The project’s consultant team includes the firms OJB, Gensler, Biederman Redevelopment Ventures, Magnusson Klemencic Associates, Applied Ecological Services, The Concord Group, RSM Design, Lamp Rynearson, and HDR.
At the first riverfront revitalization public meeting, held Sept. 11, 2017, project co-chair Ken Stinson explained that the public-private partnership is “a very collaborative process, and part of that is reaching out to stakeholders in the community to get feedback and input.”
One person not approached was Gary Bowen, principal architect at Omaha-based BVH Architecture.
Bowen had helped to design the Gene Leahy Mall during the 1970s with the city’s original plans for the land as civic leaders sought to revitalize Omaha’s struggling central business district.
Bowen and BVH were also involved in a proposed redesign of the Gene Leahy Mall in 2012 that would have maintained many of the area’s most beloved features (such as the man-made river and public slide) while adding an additional pedestrian bridge at 11th Street and an outdoor amphitheater, and expanding activity spaces in ways similar to those outlined in the Riverfront Revitalization Project’s second public meeting/presentation.
“The DID [Downtown Improvement District] was the nonprofit organization driving that project,” says Holly Barrett, executive director of the Downtown Improvement District, referring to BVH’s proposal for updating the Gene Leahy Mall. “It was a beautiful little plan that included updates like improved lighting and access, a brand-new playground to go along with the restored slides and improved lagoon habitat. However, it has always been part of the big picture open space opportunities connected to the riverfront. Given the scope of that concept and the powerhouses behind it, it only made sense to turn our plans over to them and allow them to run with it. The riverfront group was able to take our idea and expand it more than several times what we could have done. We are wholeheartedly supporting their efforts and have been a welcome community member at all meetings every step of the way.”
For the sake of public awareness of alternative proposals for updating the Gene Leahy Mall, B2B Omaha spoke with Bowen at BVH’s Omaha office.
Gary Bowen on the Gene Leahy Mall
How did your work with the Gene Leahy Mall factor into early riverfront revitalization plans?
There are a few of us that go back to the very beginning of what was called the Riverfront Redevelopment Era. I think it was in the late ’60s when the City Planning Department, Alden Aust mainly, formed a group of architects to put together a preliminary masterplan, a guide, a dream for rejuvenating downtown Omaha—and it was labeled “Back to the River,” and the whole theme was linking the central business district to the riverfront. This architectural group developed a preliminary master plan, outlining a number of projects that were kind of blue-sky projects, like a stadium and so on.
BVH was involved with this group of architects. Aust took the preliminary plan and went to the federal government and got a planning grant. Then, for the next step, they hired Lawrence Halprin’s office out of San Francisco, which was one of the premier landscape architectural design firms in the country at that time; they had come into other cities, such as Seattle and San Francisco, and put together plans that helped to stimulate redevelopment in the city core.
So Lawrence Halprin came in, and these same five firms that did the initial grant proposal—Bahr, Vermeer & Haecker (BVH) with Hartman, Morford & Bowen; Leo A. Daly; Dana Larson Roubal (DLR), Henningson, Durham & Richardson (HDR), and Kirkham Michael and Associates—worked with Halprin’s office. Each firm was assigned a specific project to work on. One of those was a park, a mall. It was called the Central Park Mall at that time. At that time, I was with a different firm—Hartman Morford Bowen—and we teamed up with BVH to work on the preliminary plans for the mall. That was our assigned project.
We worked for two years together on that. Then in 1974, after that round of planning was done. The city said, OK, we’re now going to start building something, and the mall was the first development. By that time, I had switched over and joined BVH, and we worked on the Central Park Mall with Halprin’s office. We teamed up with them, and over the next 15 years, developed the mall and built it in five or six phases.
Another key player with this project was a city planner, Greg Peterson, who was the project manager through the entire duration of planning and construction. Without his perseverance and continuity, the project may have never been completed in its final form. It was a very complicated process from the start. The city had to acquire all of the various parcels of property in the six square blocks and haul in dirt to fill the void before any construction could begin in 1974.
The whole idea was to create an open green space that was a link between the CBD and the river. The theme of the park used water as a symbolic river that, because it flowed from west to east, suggested movement to the riverfront.
At that time, Jobbers Canyon was still intact, and we proposed retaining two of the buildings and located them within the mall—the Burlington Building and the former McKesson-Robbins Building. Under great duress, we persevered and kept those buildings in the plan to link the urban fabric of the city to the park. But it was a difficult task because the city leadership at that time didn’t think old buildings were worth saving and basically told us not to show them in the plans or else we would be fired.
You’ve watched this riverfront issue come up over and over again as a longtime resident of Omaha. What’s your take on the recurring discussion of riverfront planning?
To back up a bit, in the late ’60s early ’70s, downtown Omaha was on the skids. When Brandeis closed downtown, that’s when everything hit bottom. So, in retrospect, we can see the whole idea of regenerating the CBD has worked.
The mall and the W. Dale Clark Library were the first projects that went into place. The idea was that if the city made a public commitment, that would stimulate private development. The whole idea worked wonderfully. If you look at where we are now, compared with where we were 50 years ago, it’s pretty amazing.
But one of the biggest negatives of the city’s riverfront revitalization push was the loss of Jobbers Canyon. That was eight square blocks of warehouses. Had they escaped demolition, today they would have been renovated into condominiums and apartments, and the Old Market would have extended all the way to Eighth Street. Right now we are out of warehouses. There aren’t many left to renovate, and this whole movement to save old buildings and renovate them into businesses and condominiums has caught on fire.
What’s happening now is infill projects, the gaps are being filled in—like this building at Ninth and Jones streets where BVH has its offices in Omaha. This was on the side of the old Butternut Building that burned down. If you look around, there is nice mix of new and old.
The other part of Omaha’s historic riverfront redevelopment plans that didn’t work out so well is the area next to the river. There was a restaurant, Rick’s Cafe Boatyard, and later the Storz Trophy Room. But access was a problem. That restaurant location, occupied by different businesses, was one attempt to use an attraction to get people right down on the river that didn’t work out.
Of course, there have been a lot of successes with the riverfront redevelopment projects over the years. The CenturyLink Center has become a major anchor in close proximity to the riverfront, drawing people from all over.
Another major development that has proved beneficial is the Bob Kerrey Pedestrian Bridge, which of course provides a pedestrian link across the river. There wasn’t any access before that. That bridge has stimulated activity from east to west, and BVH came up with the original design for the bridge. We worked with an engineering firm that prepared a cost estimate that was over the budget, and after working for some time to get the estimate within budget, it didn’t work, so the city hired another firm to implement our design and do the final engineering drawings. But the idea, concept, and design are virtually identical to what we came up with originally.
Then, when it comes to generating activity on the riverfront, the Council Bluffs side has made wonderful progress. There’s Tom Hanafan River’s Edge Park, and the casinos have worked wonders.
Everything has been heading in the right direction when you compare Omaha and the riverfront to what it was in the early days of my involvement. It’s been a miraculous turnaround. But there is still a way to go, in my opinion.
How were you involved in subsequent discussions to update or renovate the Gene Leahy Mall?
I recall that there have been two or three redevelopment plans for the mall, and we did one of them. There was an East Coast firm, Michael Van Valkenburgh Associates, that did one in 2006. Omaha By Design hired this firm to produce the plan. The whole idea was to activate the mall because, of course, downtown has changed in the last 50 years from virtually no one living downtown to more than 10,000 people living downtown today.
The city was looking to activate the mall and kind of tweak it. Then, we were hired in 2012 to take a look at the mall after the update plan was not implemented. We looked at it and proposed an amphitheater, a plaza on the west end, an observation tower, a new pedestrian bridge crossing the mall at 11th Street with the idea to create another north-south bridge crossing the water to the Holland Center, and expanding the playground with the slide remaining in place.
Omaha’s Downtown Improvement District was heavily involved in that plan, partnering with the city, and the intent was to raise $20 million from sponsors to do this major overhaul of the mall. There was a personnel change, and then nothing ever happened. I don’t think there was any objection to our proposal, but nobody picked it up and ran with it.
Were you or any BVH parters involved with the latest riverfront redevelopment planning meetings?
No invitation was offered.
I think one of our staff went to those meetings, but I suppose I’ve somewhat distanced myself because of such a close earlier personal involvement—and the fact that no one has reached out to the local architects who worked on the mall in the past.
I think there were open-ended invitations, that everybody was welcome. That’s good. It’s good to get input. But no one has ever approached us concerning the current mall redevelopment proposals. Nobody has come in to talk us about it like Omaha Magazine or B2B has.
It’s good that there is public and private interest in updating the Gene Leahy Mall. There is still work to be done; it’s never finished. But the current planners need to be aware of the reasoning behind what was done 40-50 years ago, because I think some of that is still valid.
Having worked in the original conceptual development of the Gene Leahy Mall, do you feel attachment to its place in downtown Omaha’s environment?
Oh, being part of the creation of the mall was one of my career highlights. Right up there near the top. To help create a project that has had such a big impact and helped turn downtown Omaha around, I take pride in that.
Cities are always evolving and changing, responding to different criteria and influences. I still think the mall is a valid part of downtown Omaha in its present location. Does it need to be revised and updated? Yes, but not with major surgical changes. Downtown Omaha still needs this linkage between the CBD and the river, and it still needs an open green space with activities.
What do you think of flattening and paving the Gene Leahy Mall?
I think that would be a major mistake. Parts of it could be paved, and that was part of our proposal that we did with the city and the Downtown Improvement District. In fact, in the first block, we proposed a level-paved plaza with fountains, gazebos, and a restroom pavilion. Part of that plan was to level the mound on the north side of the mall to create a large lawn where one could kick soccer balls around and play tag football.
I think one of the objections early on in the development of the mall was that it was lowered. That was intentional to create a separation of people from the busy traffic noise on both sides. There were some low walls around the mall, and some of those have been taken out to offer more view and to enhance security.
But I don’t think filling it in is a good idea. Water is a magical attraction, especially in urban areas. It’s refreshing, and I think that aspect of the mall is important to keep.
Part of the issue could be maintenance, realizing that the park is almost half a mile long. Six square blocks of lawn and trees take a lot of money for the city to maintain. I think that has been a challenge, so paving it and flattening it out could save a lot of maintenance money. But you get what you pay for.
Should the mall be updated? Yes. That’s what we were trying to do, too. But to completely wipe it off the map and start over? I would have hoped Omaha had learned its lesson with Jobbers Canyon.
How was the Gene Leahy Mall situated next to Jobber’s Canyon when you were originally involved in developing the project?
Jobbers Canyon was between Eighth and 10th streets, including the McKesson-Robbins Building and its twin to the north. It went all the way to Douglas Street on the north side of the mall, all the way south to Jackson Street between Eighth and 10th streets.
ConAgra came much later in 1986. The first phase of the Gene Leahy Mall was built in 1976, and it was about 10 years in the making before the issue of demolishing Jobbers Canyon came up. In the beginning, part of Jobbers Canyon was proposed to extend into the riverfront park. We were not involved with the Heartland of America Park. But that project completed the link from the CBD to the river.
When we first became involved with the Central Park Mall, that was before Jobbers Canyon or the Old Market had been declared a historic district by the National Register of Historic Places.
In fact, we were actually threatened with losing our commission if we didn’t remove the old brick buildings from our conceptual plans. City leadership did not want to see them on the plan. “Don’t show them,” they said, “Why would you want to keep those?”
Of course, when ConAgra was looking for a site, the city was pretty much willing to put anything on the chopping block in order to keep them. There were several alternative locations offered, and there was even an offer to buy them an alternative site.
During those early riverfront planning days, the powers that be—the business establishment—were quoted in the newspapers saying things like, “Ugly old brick buildings? What do we want to keep those for?” Keeping Omaha’s old brick warehouses was seen as anti-progress.
All the costs to tear the buildings down and the wasted energy, it was just a disaster. Sure, the fact that the corporation was headquartered here in Omaha, and there was lots of new construction, that was all good. But at the same time, it was the wrong location. If we could have managed to keep Jobbers Canyon and ConAgra, that would have been a win-win situation. Now, after everything is said and done, ConAgra’s headquarters have relocated to Chicago after all—and, ironically, they moved into a renovated historic brick building.
Are there things you would like to see different in the Gene Leahy Mall through to the riverfront?
On either side of the mall, there are some gaps that need to be filled in. The Gene Leahy Mall is really like a miniature version of Central Park in New York City, and it would be nice if the areas on both sides of the mall were more urbanized with more concentrations of buildings, big buildings. I think the contrast between the open green space and the architecture on either side would be better. It seems like there are some teeth missing on both sides that need to be filled in. If you look at Central Park or Golden Gate Park in San Francisco—another example of an urban linear park that is very dense and built up on either side—these models were inspirational, something that we had always envisioned and would be beneficial for Omaha.
If you take the area east of 14th Street, which is the beginning of the mall, that is where infill needs to happen. There have been some notable new developments in this regard, like the Landmark Building and the Holland Center, that needed to go in next to the mall.
The mall has been kind of an anchor for this area of east downtown, but it does need to be updated and activated because it has satisfied the purpose for which it was intended. Originally, it was meant to be a catalyst for redevelopment downtown and a symbolic extension of the CBD east to the river. It did that. But in the early days of the park’s development, very few people lived and worked downtown. Now the equation has flipped. Lots of people want to live downtown, and there has to be an open green space with activities in it, like an amphitheater, a bigger playground, play space, soccer fields, and things like that. I would hope that one day something like that happens.
Can you explain some of the proposed features in BVH’s unrealized proposal for the Gene Leahy Mall?
Well, some of our original proposals for the mall in 1972-73 featured shops, restaurants, and development along the fringe of the park, but were never realized.
The original BVH-HMB concept envisioned a park-like setting with many activities and attractions. This original concept established the basic idea of a linear park with its center below street level, with the east-to-west waterway representing a symbolic “return to the river.” The original conceptual plans were the basis for the more detailed master plan that BVH produced in concert with Halprin’s firm, which is what we have today with the lowered waterway, and the retention of the two historic buildings.
In our more recent revisiting of the mall for the Downtown Improvement District, we proposed a new pedestrian bridge over 11th Street in addition to the preexisting pedestrian bridge. Our proposed bridge in the middle had a widened area where people could stop and look down. The whole idea for this new bridge, as with the other bridges, is that they have a shallow profile so one can see past it into the mall from one end of the park to the other.
Chroma design was the Denver-based landscape architect that we worked with to develop the 2012 plans. Some of the other elements that we proposed include: a ranger station; we would have kept the slide; we would’ve put some new structures in; a water element would’ve come through from the south side near the play area; there would’ve been new play structures for kids to get in and climb around; we proposed adding some more pathways and the top of the hill would be flattened and used for lawn events; and the arch was retained.
What did the arch belong to?
The arch was part of a building torn down on the south side of the mall, the former Corey McKenzie Building, which was a big stone structure about a half-block long where the Landmark Building and its parking garage are now located.
Before the Corey McKenzie Building was demolished, I convinced the city to have the arches carefully disassembled, the individual stones numbered, and then reassembled back-to-back in the Central Park Mall. The location on the north end of 11th Street represents a gateway from the Old Market to the park.
How did your involvement with Downtown Improvement District compare to the sort of private investment involved with the current riverfront revitalization plan?
There are politics in any kind of major civic projects, and generally, if the project is privately funded, there is protocol that donors like to go to certain firms or have certain stipulations attached to their donations.
Working with Downtown Improvement District was an entirely different scenario.
But there are private philanthropic entities in Omaha that can virtually raise any money they want, and $20 million wouldn’t have been any problem to them.
I know that Downtown Improvement District did start talking to major players downtown. They showed the plans and said, “This is what we’re thinking. We’re not asking for money yet, but we want to get you acclimated and accustomed to what is being planned, and we’ll be around in a few years to ask for your help financially.” I attended a couple of those meetings.
Did private investment factor into the initial development of the Gene Leahy Mall in the ’70s?
I think it was all funded by federal grants obtained by Alden Aust, the director of city planning, through U.S. Sen. Carl Curtis. This was all federal money, Community Development Block Grant money, urban open space grants, and there were some of the business leaders involved in the early parts of the planning. There were public workshops, a task force that kind of guided the process, and the task force included Omaha residents ranging from business leaders all the way down the social structure to housewives and postmen.
What do you think of the prospect of redeveloping the W. Dale Clark Library?
There has been talk of tearing it down or renovating it, and I don’t know where that stands. The library was built in the early ’70s, designed by a firm out of St. Louis—Hellmuth, Obata & Kassabaum. Over the years, it hasn’t maintained a lot of popularity because of its brutalist design
I don’t think it’s a very open or friendly looking building, and it really occupies a key spot in downtown because it anchors the west end of the mall. It’s one of the stepping stones between the CBD and the mall and the river, a progression of things. It’s got a sunken moat around it, and in today’s world, it doesn’t quite fit into the Old Market architectural vernacular—which is really brick—but that brutalistic style was a popular thing in the ’60s and ’70s.
Would you like to share any additional thoughts on the subject of Omaha’s riverfront revitalization efforts?
I think the Old Market is sometimes taken for granted as an anchor for downtown Omaha and the riverfront. The fact that the Old Market is here, and it has been here since the very beginning—despite all the pressures to tear down buildings—is remarkable.
It was this jewel in a wasteland of vacant and derelict buildings in the ’60s that the Old Market started with the Mercer family buying up many of these buildings and helping to put in place amenities like the French Cafe, M’s Pub, and other businesses.
Over the years, it has persevered through all the ups and downs and is one of the state’s most-visited tourist attractions. It has been the greatest thing to happen to downtown Omaha, in my opinion, in the last 50 years. It’s still here, and it is better than ever.
The ironic thing is that it was never really developed. It was organic. It started growing, and things kind of fell into place. It has never been grabbed onto by a developer and ruined, like some other areas in the country that have flashy buildings and signage. It is still kind of in that organic mode. It was never really planned. Whatever else happened, the Old Market was always there. It was always going to be there, and now everything has kind of grown up around it.
Visit riverfrontrevitalization.com for more information about the Missouri Riverfront Revitalization Project. Visit bvh.com to learn more about the local architectural firm involved with the Gene Leahy Mall’s initial conceptualization and construction.
This article was printed in the June/July 2018 edition of B2B.
Update: After this magazine went to press, the Riverfront Revitalization Project announced that the master plan would be revealed during a community meeting on June 12 (5-7 p.m. at Gallup’s headquarters, 1001 Gallup Drive). The presentation will begin at 5:30 p.m. Free parking will be available in the Gallup parking lot.