The Tower District in Papillion, Nebraska, is a fascinating case study in modern suburban development. Spanning 112 acres at the intersection of 84th (Washington) Street and Highway 370, it is marketed as a “city within a city”—a bold attempt to inject urban energy into one of America’s fastest-growing suburban counties.
However, whether it represents a triumph of walkable urbanism or just another flavor of car-dependent sprawl depends entirely on whether you are looking at its internal design or its external connectivity.
The Case for Walkable Urbanism: “The Missing Middle”
On the inside, the Tower District breaks many of the rules of traditional suburban sprawl. It is designed around the concept of Missing Middle Housing, which fills the gap between single-family homes and massive apartment complexes.
- Diverse Housing Density: Rather than rows of identical houses, the district features mansion apartments, fourplexes, townhomes, and “cottage homes.” This density is the engine that makes walkability possible.
- Human-Scale Design: The master plan emphasizes narrow streets, alley-loaded garages (keeping cars off the main streetscape), and wide sidewalks. This “park once” philosophy encourages residents to leave their cars and walk to the neighborhood’s central plazas.
- Mixed-Use Integration: By including street-level retail and office space, the development attempts to mimic historic downtowns like Benson or Blackstone in Omaha, where daily needs can be met within a short stroll.
The Case for Car-Dependent Sprawl: “The Island Effect”
Despite its internal charm, the Tower District faces the “island” problem common in Midwestern planning. While it may be walkable within its borders, it remains fundamentally tethered to the automobile.
- Location and Connectivity: The district is bordered by Highway 370 a busy road that is hostile to pedestrians. A resident might be able to walk to a coffee shop inside the district, but they almost certainly cannot safely cross Highway 370 except at its intersection with 84th Street.
- The Parking Paradox: To attract commercial tenants, developers must still provide significant surface parking. Critics on local forums have noted that while the district is “walkable,” a large percentage of its land area is still dedicated to asphalt for car storage.
- Regional Transit: Papillion remains a “bedroom community” with limited public transit. For the foreseeable future, every adult living in the Tower District will likely still need a car to connect with Douglas County.
The Verdict: A Hybrid Evolution
The Tower District isn’t a “failed” walkable neighborhood; it is a transitional one. It represents a shift away from the 1990s model of cul-de-sacs and toward a more sophisticated, “urban-lite” suburbia.
Ultimately, the Tower District proves that you can build a neighborhood where it is pleasant to walk, but you cannot build a truly walkable lifestyle until the surrounding city infrastructure catches up to the neighborhood’s ambition.
The “Mile to Main”: Connecting to Downtown
The Tower District is situated approximately one mile south of Downtown Papillion. In many suburban developments, a one-mile distance is a “psychological wall” because there is no safe way to traverse it on foot. However, the Tower District bridges this gap through a few key urbanist strategies:
- The 84th Street Corridor: Unlike older sections of 84th Street, the stretch connecting the Tower District to the historic downtown is being outfitted with wide, multi-use sidepaths. This allows residents to bike or walk from their “Missing Middle” townhome directly to the local shops and restaurants of the historic core without ever needing to navigate a dirt shoulder or a narrow sidewalk.
- The Butterfly Landmark: The iconic Papillion Water Tower (adorned with butterflies) serves as a visual tether. By placing high-density housing at the base of this local landmark, the development creates a continuous “sense of place” that extends the feeling of the city southward, making the walk feel like a neighborhood stroll rather than a trek through a wasteland.
The Papio Trail: An Expressway for Bikes
Perhaps the most significant “anti-sprawl” feature of the Tower District is its integration into the West Papio Trail. This isn’t just a recreational loop; it is a major artery of the Omaha metro’s 150-mile trail system.
- Commuter Potential: The West Papio Trail follows the creek line and connects the Tower District to Halleck Park, local schools, and eventually the Keystone Trail. For a resident of the Tower District, the trail serves as a “pedestrian and bike expressway,” providing a car-free route to major employment hubs and parks across Sarpy and Douglas Counties.
- Neighborhood Integration: The master plan for the Tower District includes internal trail spurs that feed directly into the regional system. This means the “walkable urbanism” doesn’t end at the property line; it plugs into a network that reaches all the way to Bellevue and Omaha.
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