The Crossroads (72 & Dodge)

[riceweb]

I just wanted to consider what is there, how new or recently renovated, and how well most of these commercial areas are doing right now. I don't see why much of those "going nowhere soon" areas would go through urbanization without it being a forced movement. You don't go through and do that to a whole area that is actually doing very well. Individual lots like there are some of that are not in great use, I'm all for. Maybe I could see some of the small houses that front Cass between 74th and the creek get swiped for some denser development. But most of the surrounding neighborhoods are also doing very well.

In my experience, I've noticed the areas that are doing very well are actually the ones that get redeveloped more quickly. I'm not making a value judgment--they're probably fine just like they are--but they're more likely to be redeveloped solely because of the upzoning momentum in the area.

[Busguy2010]

I can't imagine that a furniture store full of broken windows to the north or an empty former car rental lot on the south end (to name 2 of 10+) are going to be harder to move than all the successful businesses in the Dodge corridor.

That old car dealership was one of the ones I thought could easily go soon. It used to be an Arby's long ago. Actually that whole strip including the Gamer's building could easily go, maybe even the McAllister's and The Annex apartments. The most available areas I think are what you said. Pretty much anything that's not new on both the northeast and southwest corners of 72nd & Dodge. Those are the ones I'd think would be first to go at least.

Potentially the whole southwest corner of 72nd & Farnam if you look at it. Not that great. Jimmy John's, Red Lobster, and whatever that strip mall is. Jimmy John's is always busy though so Even that strip mall looks to be currently well used.

[Busguy2010]

In my experience, I've noticed the areas that are doing very well are actually the ones that get redeveloped more quickly. I'm not making a value judgment--they're probably fine just like they are--but they're more likely to be redeveloped solely because of the upzoning momentum in the area.

I can see your point. Blackstone is a prime example of that. I'm finding more lots that I think could easily be redeveloped as a result of the Crossroads redevelopment itself. But the blue areas I outlined I just can't see going anywhere because they are in really healthy condition. Like I said, it currently looks like the general southwest and northeast corners of 72nd & Dodge look like the most likely candidates for redevelopment sooner than later. Most of the rest of the area is in pretty good shape. And you're right, that's not to say there shouldn't be a plan in place should those healthy lots go the other direction.

[bldgengineer2015]

I can't imagine that a furniture store full of broken windows to the north or an empty former car rental lot on the south end (to name 2 of 10+) are going to be harder to move than all the successful businesses in the Dodge corridor.

That old car dealership was one of the ones I thought could easily go soon. It used to be an Arby's long ago. Actually that whole strip including the Gamer's building could easily go, maybe even the McAllister's and The Annex apartments. The most available areas I think are what you said. Pretty much anything that's not new on both the northeast and southwest corners of 72nd & Dodge. Those are the ones I'd think would be first to go at least.

Potentially the whole southwest corner of 72nd & Farnam if you look at it. Not that great. Jimmy John's, Red Lobster, and whatever that strip mall is. Jimmy John's is always busy though so Even that strip mall looks to be currently well used.

There is a planned car wash what would take out everything from the Gamer's building to the used car dealer.
https://planning.cityofomaha.org/images ... ber/14.pdf

[Brad]

There is a planned car wash what would take out everything from the Gamer's building to the used car dealer.
https://planning.cityofomaha.org/images ... ber/14.pdf

Just started a thread for that:
viewtopic.php?f=11&p=324282#p324282

[bldgengineer2015]

There is a planned car wash what would take out everything from the Gamer's building to the used car dealer.
https://planning.cityofomaha.org/images ... ber/14.pdf

Just started a thread for that:
viewtopic.php?f=11&p=324282#p324282

Thanks Brad!

[bldgengineer2015]

I saw on the Lockwood Development Facebook page that there will be a press conference tomorrow 12/9 at 1:30pm providing an update on the project.

[birdmanne]

They are currently tearing down the old Sears Auto Center.

[Omaha Cowboy]

The beginning of what I believe will be a significant rebirth for Crossroads..

Finally...

Ciao..LiO...Peace

[ThatGuy]

They are currently tearing down the old Sears Auto Center.

The only centrally located Covid testing site in the city and one that was protected from the elements too.

[ThatGuy]

It's still listed on the Test Nebraska site as well. I've been trying to signup for a time there with no luck for over a week. Guess this explains it.

[Louie]

Do they have plans to replace the testing location?

[Brad]

Do they have plans to replace the testing location?

Its at the Oakview Sears now. Seems like a joke, but I am serious.

[Louie]

Do they have plans to replace the testing location?

Its at the Oakview Sears now. Seems like a joke, but I am serious.

Haha, well they know it will be empty at least.

[ThatGuy]

Do they have plans to replace the testing location?

No. There was one in North Omaha, one is South Omaha, one in Central and one out West. Currently there is no central location even though they still have crossroads listed on their website and make it seem as if they are just full.

[Brad]

They have knocked a rather large hole in the top of sears on the south side.

[plaidguy]

Demo of the mall is indeed official.

[S.O.Boy]

The auction place across Dodge st next to Midas is gone. I was told a bank is going in there.

[Busguy2010]

The auction place across Dodge st next to Midas is gone. I was told a bank is going in there.

Si senor
https://eomahaforums.com/viewtopic.php?f=12&t=21332

[ita]

Here is the Crossroads TIF request: https://planning.cityofomaha.org/images ... ary/06.pdf

Cindy Gonzalez has a nice summation in today's article: Omaha Crossroads project seeks record $80 million TIF amount

One of the biggest changes is the amount of residential units. Originally announced were about 400 units, split between market rate and senior. As reported by Cindy, they are now planning for 374 market rate and 222 senior units. That's a huge jump!

[Jins123]

Here is the Crossroads TIF request: https://planning.cityofomaha.org/images ... ary/06.pdf

Cindy Gonzalez has a nice summation in today's article: Omaha Crossroads project seeks record $80 million TIF amount

One of the biggest changes is the amount of residential units. Originally announced were about 400 units, split between market rate and senior. As reported by Cindy, they are now planning for 374 market rate and 222 senior units. That's a huge jump!

I get the most active of us on here probably enjoy coming to this site cause it’s not the Facebook comment page and is productive with wanting to see our community develop and grow for the better, but JFC this TIF proposal is insane!

[Busguy2010]

Wouldn't you think they already had that squared away? I hate to say it, but construction hasn't started yet... 80 Million is A LOT. If the TIF is yet again a point of contention, I see nothing stopping 80 Million from... Stopping this project like the others before it.

Well, I wouldn't be disappointed. I always said I'd be fine with it just being a park too, and we're a third of the way there.

[bigredmed1]

TIF should be a much more restricted thing. $80million is far too much money for the taxpayers of this city to swallow. The bar gets set here and suddenly we see TIF inflation of Weimar like proportions.

[Greg S]

So many angles to this. As that site has deteriorated over the last few years, I wonder how much it would have generated if it had been redeveloped 15 year’s ago? I am assuming the property and sales tax is not what it was in 2000.

How does the percent of TIF in comparison to the total investment compare to the other big developments?

On pure incentives I know Gretna gave away the house on the outlet mall redevelopment.


Greg

[PWL73316]

Not a fan of TIF on principle but you are foregoing future tax growth, not paying cash. Given that we have stared at the busiest corner in Omaha as an eyesore for 20 years, growing into a white whale development that seemed like it would never happen, if there's a place for TIF, this is it.

[riceweb]

TIF (or some form of it) should be automatic, IMO. We should have a period of years where property improvements are not taxed.

[Bob from Omaha]

There is a huge difference between straight incentives, TIF and tax abatement.

Straight incentives are, in a word, bribery. Outright cash. Maybe some strings and timelines but not always.

TIF allows a developer to get a loan, backed by the increased taxable value. The tax on the increased value is used to repay the loan. I don't know about now but in years gone by TIF was restricted to land acquisition, utilities, streets, etc. Typically the timeframe for a tif is 15-20 years.

Tax abatement is basically allowing a development to not pay property taxes for a period of time.

Now, if you'd prefer the Crossroads land to be a park you're looking at zero taxes as opposed to the property paying the current tax amount for a set number of years and then if the development actually does ultimately have a $500 taxable value, if it's 15 years you're looking at some pretty big checks for property taxes. Think FNBO tower, UP, Mutual, etc. I'm assuming that the Conagra property is now paying taxes on the full value, or maybe not.

[Busguy2010]

TIF (or some form of it) should be automatic, IMO. We should have a period of years where property improvements are not taxed.

Can I get TIF if I decide I want to build a new garage or Accessory Dwelling Unit on my property? [NO] It doesn't apply to anybody but developers. If otherwise, yes, I'd totally agree with not taxing someone who wants to build a house on a lot or whatever they want to build on their property until they get their feet under them... But my opinion changes when it is some developer fixing to make a sh!t load of money off the development, especially when we are talking several (several) millions of dollars.

[GrandpaaSmucker]

Can I get TIF

No you can not get TIF. TIF is only for rich scammer guys not honest common ordinary working folk like you

[riceweb]

TIF (or some form of it) should be automatic, IMO. We should have a period of years where property improvements are not taxed.

Can I get TIF if I decide I want to build a new garage or Accessory Dwelling Unit on my property? [NO] It doesn't apply to anybody but developers. If otherwise, yes, I'd totally agree with not taxing someone who wants to build a house on a lot or whatever they want to build on their property until they get their feet under them... But my opinion changes when it is some developer fixing to make a sh!t load of money off the development, especially when we are talking several (several) millions of dollars.

That's actually what I'm proposing, so I'm in agreement here. I think we need an automatic 5-year period where taxes for improvements are phased in, or something along those lines. More broadly, we need significant tax reform, but in this specific case, I think it's problematic to discourage investment in one's home by immediately taxing an improvement.

[S.O.Boy]

Big holes in the Sears building.

[Brad]

Big holes in the Sears building.

Larger than the holes in the photos posted on here back on 12/18?

[S.O.Boy]

Big holes in the Sears building.

Larger than the holes in the photos posted on here back on 12/18?

Oh yeah. The upper East corner on Dodge st. has about a 20' square missing.

[ita]

Omaha Planning Board approves nearly $80 million TIF for Crossroads redevelopment

Cindy Gonzalez
Condos or other homeownership options are likely to be added to the $554 million Crossroads redevelopment site, a spokesman for the developer confirmed Wednesday.

During a meeting of the Omaha Planning Board, an Omaha real estate agent who lives near Crossroads urged officials to add homeownership options to the 40-acre project plan northwest of 72nd and Dodge Streets.

The developer said they could be located on top of the hotel, which probably means these will be high dollar condos.

[bigredmed1]

Omaha Planning Board approves nearly $80 million TIF for Crossroads redevelopment

Cindy Gonzalez
Condos or other homeownership options are likely to be added to the $554 million Crossroads redevelopment site, a spokesman for the developer confirmed Wednesday.

During a meeting of the Omaha Planning Board, an Omaha real estate agent who lives near Crossroads urged officials to add homeownership options to the 40-acre project plan northwest of 72nd and Dodge Streets.

The developer said they could be located on top of the hotel, which probably means these will be high dollar condos.

I would hope not too high. MTC tried that and has struggled to fill. Aim them at about $200k for a two bed, and you could fill with Children’s and Methodist employees. Go higher, and you start dropping out staff that can afford them. Same as what happened in MTC relative to staff from UNMC and Creighton.

[ita]

Omaha Planning Board approves nearly $80 million TIF for Crossroads redevelopment

Cindy Gonzalez
Condos or other homeownership options are likely to be added to the $554 million Crossroads redevelopment site, a spokesman for the developer confirmed Wednesday.

During a meeting of the Omaha Planning Board, an Omaha real estate agent who lives near Crossroads urged officials to add homeownership options to the 40-acre project plan northwest of 72nd and Dodge Streets.

The developer said they could be located on top of the hotel, which probably means these will be high dollar condos.

I would hope not too high. MTC tried that and has struggled to fill. Aim them at about $200k for a two bed, and you could fill with Children’s and Methodist employees. Go higher, and you start dropping out staff that can afford them. Same as what happened in MTC relative to staff from UNMC and Creighton.

Based on the developer's comments, the any for sale condos are going to be limited, 8-20. There is no way these are going to be $200k, likely at least $300k for a 2 bed.

[Brad]

Big holes in the Sears building.

Larger than the holes in the photos posted on here back on 12/18?

Oh yeah. The upper East corner on Dodge st. has about a 20' square missing.

Interesting, I will have to drive by. I would have guess the part they tore off in early December was 25'-30' wide.

[bldgengineer2015]

They have started tearing from the southwestern side of the building.

[Brad]

They have started tearing from the southwestern side of the building.

Wasting no time for sure. Here is a photo from this afternoon:

[bigredmed1]

Sad. Lots of good memories from when this was a good store.