A ring of terraced farmland surrounds Bennington like a moat. But look to the southern horizon, and you can see the rooftops of Omaha’s urban sprawl creeping northward.
As once happened for Florence, Benson, Irvington and a handful of other small towns, the buffer between Omaha and Bennington is disappearing. Families are flocking to the outskirts of town, building homes in brand new neighborhoods with brand new schools in the Bennington school district.
Since 2000, K-12 enrollment in the Bennington Public Schools has more than quadrupled, with the number of students now easily eclipsing the city’s population of 1,500. In the past decade, almost 3,000 new homes have been built in the district, almost quadrupling the number of homes there in 2006.
“You go, ‘By God, what’s happening? Where are all these people coming from?’ ” said Bennington native Gordon Mueller, the town’s former volunteer mayor.
That kind of growth threatens to change what it means to be “from Bennington.” It also leaves longtime residents wondering what might come next.
Bennington is in Douglas County and has a population of fewer than 10,000. On the surface, that qualifies it for annexation by Omaha, like Millard and Elkhorn before it. But that kind of talk isn’t likely until more businesses come to cater to newcomers, the town’s volunteer mayor said.
“It doesn’t make any financial sense in the near term for Omaha to annex Bennington,” Mayor Matt John said. “We do not have any significant sales tax revenue to speak of. We don’t have that cash cow readily available and attractive to Omaha.”
Annexation may make more sense for Omaha down the line, John said, as new developments pay down debts and more businesses come. The mayor said he doesn’t anticipate that annexation will happen in the next decade.
Even so, the small-town feel of Bennington is changing.
Some see Bennington’s newcomers as a promise of money for new schools and city amenities — the city has built a new fire station and library already — and as fresh faces excited about living in Bennington. Others worry that waves of suburban outsiders will erode the town’s personality and character.
“You have a lot of people from Omaha who are just rude as hell,” said Heather Delapoer-Baker, a 42-year-old who has lived in Bennington all her life. “All these people moving into town want their kids to go to a small school. It ain’t small anymore.”
Bennington’s population has grown 163 percent since 2000 to about 1,500 residents. But development outside the city limits has come even faster, swelling the district’s K-12 enrollment from less than 600 in 2000 to more than 2,500 today.
At the turn of the millennium, Bennington had one school for students grades K-12. Now it has three elementary schools alone, with a fourth on the way, as well as newly built middle and high schools. Bond issues to accommodate population growth have raised property taxes substantially.
Delapoer-Baker says the district’s growth is pricing out its longest-tenured residents. If taxes continue to rise, she said, she’ll leave the block she grew up on and find a new town for the first time in her life.
But not all of old Bennington hates new Bennington.
“I like the new growth,” said Diane West, a member of the Bennington Women’s Club who has lived in town since 1980. “You used to know everybody, but that’s OK, it’s changing.”
Bennington Public Schools Superintendent Terry Haack has been down this road before. He was a high school principal in Elkhorn in the years prior to its annexation by Omaha. Now, after 14 years in Bennington, he said he’s seeing much of the same happen here.
“Bennington for decades was a Class C, one-building school system,” he said. “Families knew each other for many, many years, being friends or relatives. Now, one-third of our student population (has lived) two years or less in the Bennington Public Schools system. Everybody, to a certain extent, is new.”
Young families are filling neighborhoods like Pine Creek at 156th and State Streets, where almost all the lots in the subdivision are taken. Pine Creek Elementary, in that neighborhood, became the district’s second elementary school when it opened in 2009.
“The folks in our neighborhood align with Bennington because of the school,” said Nick Schulz, president of the neighborhood’s homeowners association. “They look at the town as an asset, they like the small-town feel.
“Our kids can walk to school, but then we can run five to 10 minutes into Omaha to get everything we need from a shopping standpoint. On the flip side, we can also go five minutes north into Bennington and go to the watering hole at the Warehouse and patronize those businesses.”
Bennington was once a self-reliant town with twin grocery stores and a lumberyard. Now most people venture into Omaha for those things. But there are still a few small businesses and bars — like a Runza and a Cubby’s — where some of the old-timers meet around what they call the “roundtable of wisdom.”
Mueller, the former mayor, is one of them.
Mueller’s great-grandparents farmed in Bennington, and he was born here. Now, in semiretirement, he operates his great-grandparents’ retirement estate as a bed and breakfast.
As the school district expanded, he lost part of the family farm in a negotiated sale with the district to build a middle school. Another chunk went to build infrastructure.
Losing the farm, he says, is inevitable. With property taxes so high, he says farming the land isn’t likely to be very profitable, anyway. Eventually, he figures that it’ll be taken over or sold off for development.
He misses old Bennington. But is new Bennington a bad thing?
“Whether it’s good or not depends on whether you’re the one being trampled or doing the trampling,” he said. “It’s not a good thing or a bad thing. It’s just progress.”
Changing Omaha: More than 50 stories of local development projects in the works
An ongoing list of some our development stories from 2018, with the most-recent stories at the top.
It was about 15 years ago that seeds were planted for an iconic western gateway to Omaha. City officials at the time were preparing a master plan for developing suburbia. Now the seeds have sprouted. Between the Avenue One project and the office parks planned by R&R Realty, an area about four times the size of Aksarben Village is to be transformed at 192nd Street and West Dodge Road. Read more
A former one-story furniture store that has been vacant for several years is to stretch up and out as J. Development plans to integrate a new five-story apartment building into the existing property. When done, the $17.8 million project at 119 N. 72nd St. will contain indoor parking, community and fitness rooms and 158 market-rate apartments ranging in rent from $800 to $1,100. Read more
The long-awaited Dundee Flats (shown above) at 49th and Dodge Streets is finished, and its development team, Sage Capital, is now planning its next apartment project in another “emerging” pocket of the city. That future apartment property in the Benson area is to be called the Mill, a nod to its past as a grain mill, and would become home to 95 market-rate units. Read more
The Centerline apartment complex, a J. Development project on the 72nd Street corridor north of Spring Street, is open for business. Nearly 80 of the 162 units, at 7007 Oak St., are ready and other floors are opening in phases through November. Read more
A batch of 12 newly constructed single-family homes — selling for upward of $300,000 and featuring rooftop decks and garages — is poised to open along the corridor next spring. Milestone Development’s $3.6 million Courtyard on Park Townhomes project stands out on that re-energized stretch between about Harney Street and Woolworth Avenue in that it’s new construction targeting homeowners rather than renters. Read more
In June, John Schmidt unveiled a $5.5 million makeover of the Florentine, a historic stone apartment building west of downtown Omaha at 907 S. 25th St. It's a project 30 years in the making. Read more
Armed with a fresh CEO and more innovations in the pipeline, Valmont Industries is moving its headquarters to a 6-acre piece of the Heartwood redevelopment. Some people foresee the redevelopment, near 150th Street and West Dodge Road, as the new downtown of west Omaha. Read more
It's out with the old — that is, a 1970s-era storage structure at 14th and Howard — and in with a newly constructed bar and restaurant topped with an outdoor deck. Next door, at 1410 Howard St., a separate brick building erected in 1905 is to be restored and turned into retail and office space. Read more
People familiar with downtown real estate trends expect retailers — including specialty clothing, novelty shops, service retailers and even a grocery store — to increasingly fill north downtown gaps as more apartment dwellers come to the area and daytime workforces multiply. At the moment, vintage home décor store Prairies in Bloom is rather lonely at 17th and Cuming Streets. READ MORE
A 500-acre tract touted as a future mecca of office, housing and entertainment for west Omaha has a new name — and is gearing up to play a big role for a Berkshire Hathaway affiliate. READ MORE
Newcomers are changing the face of 13th Street as Donut Stop closes and a new, hip joint moves in. READ MORE
A midtown Omaha hotel property that in recent years can’t seem to stick with an identity now has a new owner and is poised to become a Four Points by Sheraton. READ MORE
A South Omaha industrial site is poised to see new and big activity as the future headquarters of Elliott Equipment Co. READ MORE.
A $300 million redevelopment project named Millwork Commons is expected to bring new life and business back to an old industrial tract of north downtown Omaha. READ MORE
A hotel-condo project, a retail center and an apartment complex are among developments helping to fill gaps along or just off of Omaha's busy West Dodge thoroughfare. READ MORE.
A downtown building constructed in 1923 that once housed a cigar shop is to be restored in a $2.38 million project. READ MORE
A local development team has been quietly assembling property to make way for a new retail and housing district on a sleepy southwest fringe of downtown Omaha. But the build-out of that proposed mixed-use Flatiron District is “on pause” given uncertainty over what might rise on a nearby block that Douglas County has targeted for a youth detention facility. READ MORE.
Former Creighton University-turned-NBA baller Anthony Tolliver is bouncing back into town with a planned 150-unit apartment complex near Elkhorn. READ MORE.
A tavern in the form of a tiny house is preparing to open on 13th Street south of downtown Omaha. Called the Tiny House, the bar at 1411 S. 13th St. is being launched by a group including the real estate duo leading the broader effort to revive that section of Little Bohemia. READ MORE.
A hotel, a sports bar and bunches of other retailers soon will start filling out a corner of the Antler View mixed-use development near 192nd Street and West Maple Road. READ MORE
A trendy row house project is to sprout south of downtown Omaha where a family’s flower shop and greenhouse operation once stood. READ MORE
Picking up a development plan that was in place when Security National Bank started building its headquarters in 1999, SNB leaders are planning a new building at One Pacific Place. READ MORE
A $22.2 million housing development called the Bos is going up in the Morton Meadows neighborhood. 158 dwellings are planned for the 2.6-acre site near Saddle Creek Road and Pacific Street. READ MORE
The number of hotel rooms in the Omaha area has jumped about 16 percent in the past five years — higher than the 7 percent increase for the United States over the same period. READ MORE
As once happened for Florence, Benson, Irvington and a handful of other small towns, the buffer between Omaha and Bennington is disappearing. Families are flocking to the outskirts of town, building homes in brand new neighborhoods with brand new schools in the Bennington school district. READ MORE
Loft apartments and rehabbed commercial bays are poised to pop up along Omaha’s historic Auto Row — a stretch once bustling with showrooms of Studebakers, Hudsons and other classic cars. READ MORE
The midtown Omaha campus of the Atlas stands out not only for sheer size, but also its $108 million conversion from a sterile hospital. A mix of retail and residential residents have already started moving in. READ MORE
Sweeping change in Omaha's Little Italy area has neighbors banding together to make sure they have a say in future development. READ MORE.
After Eppley Airfield recorded its busiest month ever in May, airport officials are beginning the next stage of planning for future renovations and expansion. READ MORE
The century-old Blackstone Hotel, most recently used as an office building in midtown Omaha, is poised to be resurrected to its original use under a nearly $75 million plan by two Omaha developers. READ MORE
The Douglas County Board will consider using eminent domain to acquire a property near 18th and Howard Streets for its proposed $120 million juvenile justice center. Read more
The 130-year-old St. Agnes Catholic Church and related buildings appear headed for the same fate as a few other Omaha parishes in the past few years: The campus at 23rd and Q Streets has been sold to a developer who expects to replace it with rental housing. READ MORE.
A familiar Old Market warehouse — the 133-year-old Woolworth building — is now 44 residences. The homes were carved out of the top three floors of the five-story structure on the northeast corner of 12th and Howard Streets. READ MORE.
All Makes Office Equipment witnesses a revival of Omaha's Farnam Street corridor. READ MORE.
A $13 million headquarters for OCI is set to rise northeast of 204th Street and West Maple Road. READ MORE.
A growing Omaha-based Baxter Auto Group is revving up with a new corporate headquarters to be built northwest of 168th Street and West Dodge Road, near three dealership structures the company currently has under construction. READ MORE.
Several projects in the works could bring bustle back to Omaha's 16th Street corridor. READ MORE.
A company that builds senior living communities has staked out an 8-acre spot on Omaha’s sprawling West Farm development. The Avamere Family of Companies, based in the Portland, Oregon, area plans an $84 million project featuring a pair of upscale residential structures with independent senior living, assisted living and memory care units spanning 325,000 square feet. READ MORE.
The former Creighton University Medical Center is becoming the state's largest single structure of market-rate apartments, near 30th and Cuming. READ MORE.
Officials continue to move closer to developing Lot B, an 8-acre piece of downtown real estate near the CenturyLink Center. Plans calls for a $125 million mixed-use development with restaurants, stores, apartments, open spaces and possibly another hotel. READ MORE.
NuStyle Development is poised to convert another downtown Omaha building into housing — replacing much of the Wells Fargo Bank center at 1919 Douglas St. with about 200 apartments and indoor parking. READ MORE.
The 30 Metro residential and retail complex brings a five-story, $20 million investment to North 30th and Fort Streets. The building includes 110 apartments, 12,000 square feet of commercial bays — and the Icona, a sculpture that stands near the entrance to the 113,000-square-foot complex. READ MORE.
The Ponca Tribe of Nebraska plans to move its health clinic and administrative offices from South Omaha to the vacant former Infogroup headquarters campus near 84th and Q Streets. READ MORE.
Omaha's Intercultural Senior Center is building a 22,000-square-foot facility at 5545 Center St. Construction on the $6.2 million project is expected to be done by 2019. READ MORE.
Alvine Engineering is settling into a new home at 12th and Cass Streets, about four blocks north of the 127-year-old digs it had been in for three decades. The facility marks the first corporate headquarters to be constructed in that downtown area since 2013 when a $44 million, 130,500-square-foot facility at 13th Street and Capitol Avenue was built for grain-trader Gavilon. READ MORE.
Omaha’s movers and shakers, with more than half the funds pledged privately, are forging ahead with a $290 million proposal to breathe new life into the city’s downtown riverfront. A conceptual master plan calls for adding spacious lawns for events, a Farnam Street walking promenade that stretches past Eighth Street to the river, a ribbon-shaped rink for ice skating and rollerblading, a water plaza where kids can play and splash, and a dog park. READ MORE.
The Rohwer family is one of the last farm families on 204th Street, one of the final few trying to straddle the fuzzy line between this area’s rural past and suburban present. "My life is farming," said Alan Rohwer. "My life is this land." READ MORE.
Omaha-based Metonic Real Estate Solutions helped refine a project it thinks will target an unmet demand in the west Omaha area. Ravello 192, as it’s called, is planned as a sprawling 11-building town house development offering private entrances and garages for each of the 118 rental residences. READ MORE.
Rising southeast of 10th Street and Capitol Avenue is a six-story mostly residential structure with ground-floor commercial bays. Capitol Place, as the $27 million project is called, is the dream of two former city officials who are shedding a suburban lifestyle to help build Omaha’s downtown central business district. READ MORE.
Two heavy-hitter youth athletic organizations are teaming up to help build a $10 million Elkhorn facility set to sprawl across 135,000 square feet and host up to 400,000 visitors a year. READ MORE.
The century-old farm at 162nd and Fort Streets, which has evolved into mostly rental space for a landscaper, car fanciers and storage-seekers, is at risk. Omaha officials want the operations shut down, citing concerns with permits, zoning, life safety. READ MORE.
Urban Village Development is set to build 167 apartments on the site of the former Grace University administration and dorm structure at 1311 S. 9th St. READ MORE.
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Not even 7 paragraphs in and they talk about annexation! Do not let it happen.
Annex away! Grow Omaha!
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