Mutual Campus Redevelopment (33rd & Farnam)

zedmib · Post by **zedmib** » Wed Apr 18, 2018 1:34 am

Ok, pure dreaming on my part. Mutual takes a hint from the NYC Hudson Yards project and builds a 25 story 1.1 million sq ft tower over 480 between 28th and 29th, Dodge to Douglas. Closer to the skyline, new third tallest with a lovely logo visible in wide shots during the CWS and from Turner park.

omaha79 · Post by **omaha79** » Wed Apr 18, 2018 11:03 am

daveoma wrote: Tue Apr 17, 2018 11:28 pm I predict they'll build close to the interstate, so they have increased visibility to traffic. It seems like whenever the Omaha skyline is shown locally or nationally, Mutual of Omaha is left out, because their building is not included in the skyline.

I think that if they could remodel the old buildings and make them into apartments, they would rent really quickly. Also a condos would be popular here too since you'd be close to downtown, Blackstone, and UNMC. They'd have to be more affordable than the ones currently for sale in Midtown Crossing of course.

Would they rent quickly? The condos at Mid Town Crossing certainly didn't sell quickly, to the point that many were converted to apartments that still struggled to rent due to the high cost. They aren't going to want affordable there, unfortunately. MTC is marketed to high end professionals, thus the cost. This is based on the type of tenants MTC has tried to attract (and struggled to attract). I can't see them going more affordable at a location right next to one that's marketed towards management and executive level tenants.

They will have to change their whole philosophy for the area. That might be a good idea given Mid Town Crossings struggles though. It will require a change in mindset though.

omaha79 · Post by **omaha79** » Wed Apr 18, 2018 11:06 am

RockHarbor wrote: Tue Apr 17, 2018 7:47 pm
omaha79 wrote: Fri Apr 06, 2018 8:23 pm
RockHarbor wrote:
omaha79 wrote:
RockHarbor wrote: If you have to go there everyday, you'd probably think differently about the need for a new building.
Don't get me wrong, I love the idea of them getting a new building. By all means, that company has earned it. (Even far from Omaha, "Mutual of Omaha Bank" is seen within vastly different cities, my hardworking hometown's business influence reaching far & wide across America.) It's just that the Mutual of Omaha building on Dodge is a very important "square patch" if Omaha's urban fabric & cityscape were a "patchwork quilt." It just is sooo "OMAHA!" in every way. Couldn't they build a handsome, luxurious tower in Downtown Omaha (like with exotic marble imported from Africa, and deep recessed windows, and a striking lobby with art that makes one think of "Wild Kingdom")? They could keep the striking, iconic, art deco Midtown building as well. See, I have the perfect plan in mind -- using somebody else's money. It's so easy to come up with those.
IF they can find a use for the old facility, I'm sure that would be preferable. I'm sure they would prefer not to take the heat they will certainly take from preservationists. But, it's going to be tough. The bottom line is that the facility no longer suits the needs of Mutual of Omaha. It takes a ton of money on upkeep and utilities. There are areas of the building where they are running out of room for certain departments.

If there is a developer who wants to take it on and make it something like condos or apartments, maybe. but, mutual hasn't had great success getting all of the condos and apartments sold in MTC. That development has never been what it was promised to be. Maybe another corporate tenant would be interested in the mutual building, but I doubt it for the same reasons Mutual doesn't want to be there anymore.

IT does come down to being able to attract and retain talent and that's difficult to do when you constantly have bathrooms flooding and a smell of raw sewage wafting down the halls from plumbing that is beyond obsolete.
Good points. I realize changes eventually have to happen as Mutual grows & expands. But, it's almost like hearing the "Chrysler Corporation is moving out of the Chrysler Building." It just feels strange. (I will never warm up to the "Willis Tower" in Chicago, over the "Sears Tower", as another example.) Driving eastward down Dodge, towards Downtown Omaha, nearing 35th St, one is used to seeing the N-S facing Mutual of Omaha Insurance building (with its famous, eye-catching logo) standing proudly along Dodge with its stair-stepping profile and striking dark & beige combo of color, with the backside of the skyscrapers of Downtown Omaha (buildings facing E-W towards the river, opposite of Mutual's building) standing at different heights on a hill beyond. I just love that look & configuration that developed. It just is something special about Omaha, imo. (There's not tons of neat photo opportunities in Omaha, imo, and that scene is one of them.) So, I hope they grow & expand, and keep all that intact (in a way), too.

I agree. I like the uniqueness of the building. It will be missed if it goes away. Although, from a skyline perspective, I agree that Mutual suffers compared to Woodmen and FNB since the building isn't really visible from most of Omaha.

I certainly don't love the interior though. ha.

RockHarbor · Post by **RockHarbor** » Wed Apr 18, 2018 4:43 pm

omaha79 wrote:
I agree. I like the uniqueness of the building. It will be missed if it goes away. Although, from a skyline perspective, I agree that Mutual suffers compared to Woodmen and FNB since the building isn't really visible from most of Omaha.

I certainly don't love the interior though. ha.

I don't like the state of the current glass dome. To me, it sags slightly with age -- or something. I like the building fronted by a dome, though. Other than that, I like the complex overall. To me, that building is as important to the Omaha cityscape as the Empire Building is to New York. To me, it is kind of Omaha's version of a local "castle on a hill" which all/most citizens enjoy seeing everyday, and one they use as a city landmark for orientation. (The backside of that building also has a neat, blocky, stair-stepping look that backs to the matching building that houses their bank offices.) It's all so "Omaha." It also inspired & molded the design & materials of the Midtown Crossing living & shopping areas. They both play off each other complimentary.

Imissomaha · Post by **Imissomaha** » Mon Apr 30, 2018 10:39 pm

As an Uber driver, I pick up many people from the airport. Today I picked up two gentlemen who are independent contractors for Mutual of Omaha and I mentioned the possibility of a new headquarters and they immediately responded with, “Yes that is going to happen.” I mentioned that they would probably build it on or near their existing property and they responded with, “No…we heard it was going to be built downtown.”

Louie · Post by **Louie** » Tue May 01, 2018 9:45 am

That would be shocking

Post by **Omaha Cowboy** » Tue May 01, 2018 10:05 am

Louie wrote: Tue May 01, 2018 9:45 am That would be shocking

And a pleasant “Uber” surprise...

Ciao..LiO...Peace

Coyote · Post by **Coyote** » Tue May 01, 2018 10:20 am

That would be interesting.
Another state of the art building downtown...

Coyote · Post by **Coyote** » Tue May 01, 2018 1:43 pm

Where would be the most likely available parcels? Civic Center, Lanoha, Chamber building? What would they be looking for?

Doctor Fate · Post by **Doctor Fate** » Tue May 01, 2018 8:02 pm

Coyote wrote: Tue May 01, 2018 1:43 pm Where would be the most likely available parcels? Civic Center, Lanoha, Chamber building? What would they be looking for?

I could see the Civic site. Maybe they take the library site and the library moves to the riverfront? Or perhaps Mutual will be part of the business aspect of the ConAgra redevelopment?

Still think they stay in Midtown.

Coyote · Post by **Coyote** » Tue May 01, 2018 8:20 pm

I guess this would all be conditioned on their time frame.
Some sites are available yesterday, some in a few years...

jessep28 · Post by **jessep28** » Tue May 01, 2018 10:11 pm

I don't see why Mutual wouldn't stay in the same general area considering the existing campus and all the land they own around there. My opinion is that the contractors either didn't know what they were talking about, or were blowing smoke up the driver's you know what.

OmahaJaysCU · Post by **OmahaJaysCU** » Tue May 01, 2018 10:45 pm

Guys seriously. I told you months ago. And multiple times. That wasn't an opinion.

Imissomaha · Post by **Imissomaha** » Tue May 29, 2018 11:53 pm

Spoke with lawyer whom represents MOO in land acquisitions and firmly said the new building will be on the hill near their existing location.

omaha79 · Post by **omaha79** » Mon Jun 04, 2018 1:33 pm

Imissomaha wrote: Tue May 29, 2018 11:53 pm Spoke with lawyer whom represents MOO in land acquisitions and firmly said the new building will be on the hill near their existing location.

What does this even mean? Relatively speaking, MOO is already on the hilltop. I can't place any parcel of land that qualifies as a hill in that area.

PotatoeEatsFish · Post by **PotatoeEatsFish** » Wed Jun 06, 2018 3:32 pm

New people latley have lots of "insider info".

GrandpaaSmucker · Post by **GrandpaaSmucker** » Wed Jun 06, 2018 3:44 pm

PotatoeEatsFish wrote: Wed Jun 06, 2018 3:32 pm New people latley have lots of "insider info".

Information gleaned from inside an Uber taxi. I do find the notion that big shot lawyers and salesmen are riding around in Uber taxis to be highly unbelievable.

Bob from Omaha · Post by **Bob from Omaha** » Wed Jun 06, 2018 4:33 pm

My best friend's sister's boyfriend's brother's girlfriend heard from this guy who knows this kid who's going with the girl who saw some guy from Mutual whisper something about moving the headquarters to European Village. I guess it's pretty serious.

TitosBuritoBarn · Post by **TitosBuritoBarn** » Wed Jun 06, 2018 8:32 pm

A European village is so choice. If you have the means I highly recommend developing one.

PotatoeEatsFish · Post by **PotatoeEatsFish** » Wed Jun 06, 2018 10:21 pm

TitosBuritoBarn wrote: Wed Jun 06, 2018 8:32 pm A European village is so choice. If you have the means I highly recommend developing one.

Can someone explain/provide pics of the European Village?
I think im too young to know about it

ProgKingHughesker · Post by **ProgKingHughesker** » Thu Jun 07, 2018 12:37 am

PotatoeEatsFish wrote: Wed Jun 06, 2018 10:21 pm
TitosBuritoBarn wrote: Wed Jun 06, 2018 8:32 pm A European village is so choice. If you have the means I highly recommend developing one.
Can someone explain/provide pics of the European Village?
I think im too young to know about it

Garrett · Post by **Garrett** » Thu Jun 07, 2018 3:54 am

PotatoeEatsFish wrote: Wed Jun 06, 2018 10:21 pm
TitosBuritoBarn wrote: Wed Jun 06, 2018 8:32 pm A European village is so choice. If you have the means I highly recommend developing one.
Can someone explain/provide pics of the European Village?
I think im too young to know about it

Years ago Bob claimed to overhear a conversation between some guys in Detroit implying a massive development of some sort in Omaha which never came to fruition and I believe the words “European Village” may have been thrown around with it too. He has a good sense of humor about his blatant wrongness haha.

Bob from Omaha · Post by **Bob from Omaha** » Thu Jun 07, 2018 7:29 am

That's mixing two different stories. I did hear two people talking in Detroit about something with regard to Omaha that didn't turn into anything as far as I know. Someone else came up with the story about European Village. The story was that there was going to be a massive development in Omaha with all kinds of unique features. It turned out to be just nothing. Whoever came up with the story was trying to impress The Forum. I'll take the heat for what I come up with but that wasn't it. Anyway, 60 to 90 days.

mgoett · Post by **mgoett** » Thu Jun 07, 2018 6:27 pm

60 to 90 days for what? Hopefully something concrete from Mutual.

Louie · Post by **Louie** » Fri Jun 08, 2018 10:00 am

mgoett wrote: Thu Jun 07, 2018 6:27 pm 60 to 90 days for what? Hopefully something concrete from Mutual.

This is also an inside joke.

Garrett · Post by **Garrett** » Fri Jun 08, 2018 5:12 pm

mgoett wrote: Thu Jun 07, 2018 6:27 pm 60 to 90 days for what? Hopefully something concrete from Mutual.

In the Wallstreet Tower Days, the developer infamously said it would be 60-90 days until something happened. I think it kinda repeated with Shamrock too

buildomaha · Post by **buildomaha** » Sun Oct 21, 2018 5:34 pm

Has there been any update on the study MoO is doing/ has done? The new headquarters will be great, but I'm more concerned what they will decide to do with the current building.

OmahaJaysCU · Post by **OmahaJaysCU** » Sun Oct 21, 2018 8:20 pm

Heard the lot along dodge and the lot west of the big parking garage will be the site of the new HQ. 8 stories (sorry guys)

ita · Post by **ita** » Mon Oct 22, 2018 9:17 am

OmahaJaysCU wrote: Sun Oct 21, 2018 8:20 pm Heard the lot along dodge and the lot west of the big parking garage will be the site of the new HQ. 8 stories (sorry guys)

Any word on timeline for the project? If the HQ takes up both lots, even at 8 stories, that would be a make a sizable impact to that area when people drive through.

Louie · Post by **Louie** » Mon Oct 22, 2018 12:32 pm

Post by **Omaha Cowboy** » Tue Oct 23, 2018 12:34 pm

Look at the bright side.. At least it adds to the blizzard of Omaha low rise activity

...

Ciao..LiO...Peace

Louie · Post by **Louie** » Tue Oct 23, 2018 2:16 pm

Omaha Cowboy wrote: Tue Oct 23, 2018 12:34 pm Look at the bright side.. At least it adds to the blizzard of Omaha low rise activity ...

Ciao..LiO...Peace

I mean its better than a surface lot...

SunMan · Post by **SunMan** » Tue Oct 23, 2018 3:48 pm

Totally uninspiring.

iamjacobm · Post by **iamjacobm** » Tue Oct 23, 2018 4:19 pm

I was told that they had a team go tour some buildings in Chicago, Indy and Milwaukee a few months back. More for interior ideas than exterior, I think they have made their mind up about a large footprint for a while now.

ita · Post by **ita** » Wed Oct 24, 2018 12:27 pm

Louie wrote: Tue Oct 23, 2018 2:16 pm
Omaha Cowboy wrote: Tue Oct 23, 2018 12:34 pm Look at the bright side.. At least it adds to the blizzard of Omaha low rise activity ...

Ciao..LiO...Peace
I mean its better than a surface lot...

I don't know if more height is necessary, particularly for the long lot between 34th St and 35th Ave. The building would be right off Dodge, instead of tuck back a bit as their current HQ is. A building much taller than what we are expecting it will be would look a little odd right across of single-family residences, but that's probably just me. By the way, what is going up on the northeast corner of 35th St and Dodge?

Bomaha · Post by **Bomaha** » Wed Oct 24, 2018 2:38 pm

Do you mean 36th st? It is an apartment building. 112 units i think.

Louie · Post by **Louie** » Thu Oct 25, 2018 7:51 am

It’s 35th. The apt building is called the Ones.

ita · Post by **ita** » Thu Oct 25, 2018 9:53 am

Louie wrote: Thu Oct 25, 2018 7:51 am It’s 35th. The apt building is called the Ones.

Thanks. I found the forum page on it. Still a work in progress it seems.

Bomaha · Post by **Bomaha** » Thu Oct 25, 2018 11:36 am

Oops, misread Dodge for Farnam. My bad.

Cermak · Post by **Cermak** » Fri Nov 30, 2018 10:19 pm

8 story building would be ok as long as design is good. Wonder how much sq footage this will be ? Could be massive.