Pinnacle / Swanson Site (10th and Capitol)

Downtown, Midtown, and all parts east of 72nd.

Moderators: Coyote, Omaha Cowboy, Brad, nebugeater

Out of the 3 proposals on Page 15, Which one is your favorite

Proposal 1: Shamrock
17
77%
Proposal 2: Buckingham
2
9%
Proposal 3: Nexus
3
14%
 
Total votes: 22

Ice Cream
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Postby Ice Cream » Sat Jan 06, 2007 7:32 pm

Big E,

Your idea sounds really good. Is it something you just thought of; or do you know of something similar employed elsewhere?[/center]

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Brad
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Postby Brad » Sun Jan 07, 2007 1:09 am

No reason for a new thread

phpBB/viewtopic.php?t=1434
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Postby StreetsOfOmaha » Sun Jan 07, 2007 12:11 pm

Big E, that sounds FANTASTIC.  I wish the city would do something like that.

And Brad, get off it already.  There's value in a new thread, a fresh slate for discussion.  Again, just because it has to do with a similar subject doesn't mean it has to be a part of that discussion, especially one that ENDED two years ago!  I see the need for thread consolidation if there are two threads pretty much running parallel at the same time and discussing the same thing, but if a new discussion develops in a new thread, it is UNIQUE, and if a thread hasn't been visited in years, it is DEAD.
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Postby Big E » Sun Jan 07, 2007 2:03 pm

That's a Big E original as far as I know.

Seems to make perfect sense and would be horribly easy to accomplish.  I mean, how could someone legitimately claim their property was being overvalued by the city if the city was using the owner's own asking price for valuation?

Are you listening City Council??!?!?!  Actually, I might have to send off an email on that one...

-Big E
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Brad
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Postby Brad » Sun Jan 07, 2007 4:58 pm

StreetsOfOmaha wrote:Big E, that sounds FANTASTIC.  I wish the city would do something like that.

And Brad, get off it already.  There's value in a new thread, a fresh slate for discussion.  Again, just because it has to do with a similar subject doesn't mean it has to be a part of that discussion, especially one that ENDED two years ago!  I see the need for thread consolidation if there are two threads pretty much running parallel at the same time and discussing the same thing, but if a new discussion develops in a new thread, it is UNIQUE, and if a thread hasn't been visited in years, it is DEAD.


You guys just want to start a new thread so you can argue about the same |expletive| over again.
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Uffda
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Postby Uffda » Sun Jan 07, 2007 5:49 pm

start a new thread so you can argue about the same |expletive| over again


actually i dont see any arguments happening on any of these supposedly repeat threads..... if they need to be combined then that is something the moderator could do

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Postby blueskyomaha » Sun Jan 07, 2007 6:01 pm

DTO Luv, I posted the price for the property just over two years ago on a thread titled "Pinnacle Foods".  The information I had back then was "3.24 acres and includes two small parcels that are in the parking lot across the street. The listing price is $6,332,580. The estimated price for the demolition is around $1.2M."  As mentioned that information is old, and the details may be much different now.

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Brad
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Postby Brad » Sun Jan 07, 2007 6:01 pm

Anyone heard anything new on the Swanson site lately?
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Postby Big E » Sun Jan 07, 2007 10:03 pm

adam186 wrote:DEVELOPERS:  Please develop the above site.  Thank you!

Edit:  Should we change the thread title since it's clear they didn't find a buyer?


Adam, you know Brad wouldn't get to be sarcastic if we did that.  Let him have his moment.  ;)

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Postby StreetsOfOmaha » Mon Jan 08, 2007 1:44 am

Brad wrote:Anyone heard anything new on the Swanson site lately?


You may have to give this thread mouth-to-mouth, Brad.  Meanwhile, if you're interested in a CURRENT discussion of the Swanson site, there's a thread started here:

phpBB/viewtopic.php?t=5856

:;):  :;):  :;):  :;):  :;):
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Postby StreetsOfOmaha » Mon Jan 08, 2007 1:58 am

Well, Big E, your idea is BRILLIANT.  

And Brad, as someone already said, I don't see anyone "arguing" anything.  

I'm just pointing out, that this thread was started, and if the other old thread was more pertinent, this thread would die and people would continue to post over there.  And besides, to just tell everyone to "continue the discussion over at the old thread" completely discounts all the legitimate comments that have already been made in the new thread, and the evolving discussion that they constitute.
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Postby Brad » Mon Jan 08, 2007 3:28 am

Aaron, and Everyone

I am not trying to be Difficult.  We are all here for the same reason, we love Omaha.

I look at this form as an Omaha Resource.  I hope that when people make decisions about Omaha they check out "our" forum.  I think that it is easier and people get the full story if they can look under one topic on a "broad" subject and get the full story.  

In the case of this thread, I would hope that people can look up "Pinnacle Foods" or "Swanson Site" and get one thread with everything.  In the old thread there were a lot of good Ideas that people on this time took their time to think up and draw up.  I would hope that an outside developer might look at this thread and decide there are so many possibilities with this site and we can get a GREAT new development.

I hope that we can all work together to make Omaha and surrounding areas a great place.

Sincerely,
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Postby Brad » Mon Jan 08, 2007 3:35 am

StreetsOfOmaha wrote:
Brad wrote:Anyone heard anything new on the Swanson site lately?


You may have to give this thread mouth-to-mouth, Brad.  Meanwhile, if you're interested in a CURRENT discussion of the Swanson site, there's a thread started here:

phpBB/viewtopic.php?t=5856

:;):  :;):  :;):  :;):  :;):


Please check out that other thread, I tried to explain myself.
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Postby Hawkeye » Thu Jan 11, 2007 10:28 am

Big E wrote:That's a Big E original as far as I know.

Seems to make perfect sense and would be horribly easy to accomplish.  I mean, how could someone legitimately claim their property was being overvalued by the city if the city was using the owner's own asking price for valuation?

Are you listening City Council??!?!?!  Actually, I might have to send off an email on that one...

-Big E


Actually, that very concept was tossed around a couple of years ago in CB.  When Lewis Central School District built its new HS at Hwy 92 and 275, for some INEXPLICABLE reason, they didn't buy all of the land all the way up to the corner...so they went about their merry way building a state-of-the-art HS, and then suddenly noticed that the owner of the land sitting adjacent to the HS site had proposed building a self-storage facility (you've all seen them countless times...U-G-L-Y!).

Anyway, the guy that owned the land offered to sell it to the LC School District...at about 4 times its assessed value.  Many on the school board, in the administration, and within Lewis Township and City of Council Bluffs leadership wanted to take the tack you suggested...and tell the guy, "Okay, you want to say your land is worth 1.2M when the county has assessed it at 300k...that's fine by us.  We'll just charge you property taxes on your self-assessment.  Good luck with that.  Oh, and when you come into default because you can't pay your taxes, we'll just take your land, lock, stock, and barrel."  

But for whatever reason (probably because they didn't really have a legal leg to stand on at the time), they never attempted that tactic.  And now, the premier high school in southwest Iowa has a big, ugly, eyesore of a storage facility out in front of it.  

Granted, it was the school districts own idiotic failing in not securing ALL of the land when it had the chance originally, but it certainly opened a lot of eyes to the problem of over-inflated valuations by land owners and what could be done to abort such a trend.

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Postby DTO Luv » Thu Jan 11, 2007 6:17 pm

It probably could work here since there is more at stake and more groups that would force the issue than a school board.
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Postby scraper » Thu Jan 11, 2007 10:01 pm

Property needs to be assessed based on its actual value.  The value an owner places on the property when they are selling property is not necessarily the actual value.

It is their property and they can ask what they want - but it doesn't mean that is what the property is worth.

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Postby Big E » Thu Jan 11, 2007 10:45 pm

scraper wrote:Property needs to be assessed based on its actual value.  The value an owner places on the property when they are selling property is not necessarily the actual value.

It is their property and they can ask what they want - but it doesn't mean that is what the property is worth.


Value and worth are purely subjective when it comes to assessing property for taxation.  I have sold two primary residences in the past six years (in MN and MD) and not one of them was assessed close to what I paid for it originally nor what I sold it for, nor is the one I currently own in NE.

When you state that you want $100 for something for a good, service or property, you have immediately placed a value on that item.  Worth will be determined by the market... as in, will anyone pay that much for it?

-Big E
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Postby Swift » Thu Jan 18, 2007 4:22 pm

Did you email that to the city council? That'd get some butts moving.


OR the city should just go ahead and use eminent domain.

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Postby Brad » Thu Jan 18, 2007 6:24 pm

Swift wrote:OR the city should just go ahead and use eminent domain.


Correct me if I am wrong, but if the city wanted to use eminent domain, wouldn't they have to pay pair market value.  If so, then they would have to spend millions to tear it down and clean up the site.

Probably not worth it to them.
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Postby ItsAllAboutMe » Fri Jan 19, 2007 7:15 am

I think the city should get really tough on this property.  The city of Omaha did $3 million in renovations to that plant in return Swanson agreed to keep the plant open for at least 2 years.  I thought it was a huge mistake for Fahey to do this as I thought it was just stupid to invest city money to save 250 jobs for only a 2 year guarantee.  So Swanson sells the plant and the new owners shut it down in less then a year.    So now we have $3 million dollars wasted on a building that is just going to get torn down.  The city should have invested $3 million dollars tearing it down and had they done that the the site would look much more inviting to development. :evil:

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Postby DTO Luv » Sat Jan 20, 2007 11:32 am

I'm not sure what all the city can do to force something along here. I do like Big E's idea about taxing them at what they say it's worth. I'm not certain how eminent domain works but it's something the city should consider.

Since the streetcar will be running next to here it would make sense for their plan to spur development by knocking this down.
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Postby Stargazer » Sat Feb 24, 2007 8:39 pm

The city purportedly plans to buy the Pinnacle site for $2.5M

Mayor Mike Fahey believes the more than three acres of prime downtown real-estate are too valuable to the city's future to leave to hodgepodge development, said Paul Landow, the mayor's chief of staff.


A private buyer has offered to purchase the remaining plant, where workers once produced Swanson frozen dinners.

City officials were particularly concerned that the private buyer's short-term plan is for surface parking lots. City officials saw no long-term development plans by the private buyer, Landow said.


The city is planning to put out a request for private development of the land. The parcel is large enough to include office buildings, hotels, retail and residential buildings, (planning directory) Jensen said.



http://www.omaha.com/index.php?u_page=2 ... id=2337371

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Postby the1wags » Sat Feb 24, 2007 8:50 pm

This is good news. Even though it is going to cost the city some money, I for one am glad that they are acquiring this parcel to control the development there. Surface parking IS NOT good enough.

How about someone builds this, only with one tower being a hotel. :yes:

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Postby Brad » Sat Feb 24, 2007 9:21 pm

About time.  There better be something with some height to it!!!
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Postby Big E » Sun Feb 25, 2007 3:01 pm

Wow.  I'm thrilled that the city is willing to step in and prevent this from becoming a parking lot.  (We need to spend all that new Elkhorn money somewhere, I guess.)

It's still just a shame that they HAVE to step in to prevent that kind of "development".  Why does it always seem like we're in prevention mode rather than progression mode?

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Postby Dfresh » Sun Feb 25, 2007 6:43 pm

The private developer had no intention of turning the property into a parking lot.  The developer is a local group who the city never even contacted to see what the developer might do on the lot.  The sad thing is that the developer currently has a proposed project on the table for downtown Lincoln that would cost 30 million.
The proposed project in Lincoln will be mixed-use retail, condo, office.

All I can say is that the pinnacle property would have been nothing but 1st class...Hotel or mixed-use

The city is trying to make this look like a developer is going to come in and park cars???
Thus justifying spending 2.5 million in city funds...

I don.t get it?  Not only that  but the city will also lose the property tax on that property which is substantial when you consider the property is currently assessed at 6.5 million.

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Postby Minneapolis Boy » Sun Feb 25, 2007 7:08 pm

Something bigger must be in the works.

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Postby OmahaJaysCU » Sun Feb 25, 2007 7:33 pm

Minneapolis Boy wrote:Something bigger must be in the works.


That's what I am thinking.  I won't be holding my breath though, it still may be a couple of years until we even hear anything.

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Postby Coyote » Sun Feb 25, 2007 7:46 pm

The operative words in that article may have been short term and long term. Apparently whoever was looking at this property would have had to clear the block - short term - but had not secured any tenants for the long term planning. It may have been a parking lot for several years. What I read into it is that the City wants someone to come in and develop it right away and not wait 4 or 5 years. They do not want it to stay off the tax role for very long at all. They want to aggresively get something on this block - something that they have more control over. This is prime property - an entrance to Omaha - a connection between North Downtown and the Old Market - so they have a serious vested interest on this land.
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Postby adam186 » Sun Feb 25, 2007 10:17 pm

Minneapolis Boy wrote:Something bigger must be in the works.

Right now, I doubt it.  The city wouldn't be buying it if something big was in the works now.  Yes, something big and mixed use will be there, but nothing planned now.

Hopefully when the city sells it back, the developer actually starts work right away.  A huge development firm needs to step in on this one.

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Postby Dfresh » Mon Feb 26, 2007 10:04 am

The thing that is messed up about this deal is that the city didn't even follow up with the developer on what kind of project they might have in mind...
Rumor being 1st class hotel...You would think that the city would want to attract developers not ignore them!

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Postby Big E » Mon Feb 26, 2007 10:14 am

Don't underestimate the ability of our civic leaders to have all kinds of sweetheart, backroom handshake wink wink nudge nudge deals set up.  Just look at the well timed applications for Keno licenses of some local eating establishments ahead of the smoking ban.  There's still handful of players that call the shots around here.

The more I think about it, this smells to me like Developer A had a plan but didn't want to buy the land yet.  The "city" knew they had right of first refusal, and told Dev A that they would cover them if someone else came along.  Dev B comes along, offers $2.5M, and the "city" says "Sorry.  The taxpayers of Omaha would like to own this land while our friends comes up with the capital."

Any other conspiracy theorists out there?

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Postby Uffda » Mon Feb 26, 2007 10:17 am

City officials were particularly concerned that the private buyer's short-term plan is for surface parking lots. City officials saw no long-term development plans by the private buyer, Landow said.

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Postby Dfresh » Mon Feb 26, 2007 11:54 am

Quote:
City officials were particularly concerned that the private buyer's short-term plan is for surface parking lots. City officials saw no long-term development plans by the private buyer, Landow said.


There was no plan for surface parking by the private developer the city is saying that to paint a picture of why they should buy it.
From what I hear at the very least the developer was going to demolish the building and seed until a proper development plan was found.
The city on the other hand is going to leave that eye-soar of a building until who knows how long.  

I agree with Big E this smells fishy!!!

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Postby Stargazer » Mon Feb 26, 2007 12:58 pm

Regardless of the circumstances, I personally would rather see the city administer another RFP process to milk this property for it's full potential.  If this developer was really serious, they can come back and submit their proposal as part of this process.

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Postby Big E » Mon Feb 26, 2007 1:07 pm

Stargazer wrote:Regardless of the circumstances, I personally would rather see the city administer another RFP process to milk this property for it's full potential.  If this developer was really serious, they can come back and submit their proposal as part of this process.


Agreed on that.

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Postby DTO Luv » Mon Feb 26, 2007 11:54 pm

This is good news. I would expect an announcement on this site within a year. Developers were tripping over them selves to get this project but the initial price of the lot was more than most were willing to pay.

The city isn't going to let this be A single hotel or office building. It will be a group of building spanning west down Capitol Ave. I think the Wallstreet Tower just got a bit more attractive as well.
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Postby the1wags » Wed Feb 28, 2007 6:55 am

The city council unanimously approves buying the Swanson/Pinnacle site for $2.5M. Now the city can control the development on the site.

"City leaders envision the 3.24acre parcel being transformed into office buildings, hotels, retail or residential buildings."

Link to the full World Herald article.

http://www.omaha.com/index.php?u_page=2 ... id=2339161

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Postby OmahaChef » Wed Feb 28, 2007 7:04 pm

I think this is excellent news.  Within two years, we might actually see some major construction on this property.  A good move by the city.
Always a business-oriented city hungry for growth and focused on development with laser intensity, Omaha aimed high, reached for momentum and found critical mass.

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Postby Brad » Sun Apr 01, 2007 8:03 pm

Sunday 4/1/2007

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