Old Union Pacific Headquarters Lot

[Omaha Cowboy]

Say it with me: "BRAD WILLIAMS PHOTOGRAPHY INTERNATIONAL TOWER" NOW!

I second that

LOL! I like it! Here is my budget:

BWP-TOWER.jpg

You’re such a visionary Brad …

Ciao..LiO…Peace

[GetUrban]

Where is the street level retail?

Another reason to extend the Streetcar line to the site, since he’s not gonna have a parking lot or build over a parking garage. Very efficient use of the site for sure!

[GetUrban]

Where is the street level retail?

Another reason to extend the Streetcar line to the site, since he’s not gonna have a parking lot or build over a parking garage. Very efficient use of the site for sure!

[Garrett]

Ok but where’s the rooftop bar though? Those things practically pay for themselves.

[MadMartin8]

No observation deck? No apartments on top? Where's the parking garage?! And look at those finishes, my word.

Brad Williams Corp(TM) really left a lot to be desired in this new downtown HQ. Clearly we can only hope these are early renderings.

[Louie]

Omg is that a Tuff shed tower. That's boss.

[Brad]

Ok ok ok…..

I’ll upgrade to a shipping container. That will support the rooftop bar. The gallery is the street level retail, and if you want residential, pitch a tent out back. Everyone happy now?

[Bob from Omaha]

It isnt nearly large enough. Where's the space for the Jimmy John's, the Runza and the plasma donation center? How about the Dollar Store?
Nope. Not big enough. It needs to be big enough for the above and a parking lot to hold at least 300 cars and a 10 foot by 10 foot park.

Absent that, a nice Dino's Storage would look great there.

Here's a high rise Uhaul north of downtown Detroit.

uhaul

[Louie]

Ok ok ok…..

I’ll upgrade to a shipping container. That will support the rooftop bar. The gallery is the street level retail, and if you want residential, pitch a tent out back. Everyone happy now?

Use the rest of the block for food trucks.

[Doctor Fate]

Ok ok ok…..

I’ll upgrade to a shipping container. That will support the rooftop bar. The gallery is the street level retail, and if you want residential, pitch a tent out back. Everyone happy now?

My sources are telling me that there will be one underground parking stall here as well.

[jjjjhskr]

Ok ok ok…..

I’ll upgrade to a shipping container. That will support the rooftop bar. The gallery is the street level retail, and if you want residential, pitch a tent out back. Everyone happy now?

My sources are telling me that there will be one underground parking stall here as well.

I suggest renaming it the Williams World Trade Center

[jjjjhskr]

Ok ok ok…..

I’ll upgrade to a shipping container. That will support the rooftop bar. The gallery is the street level retail, and if you want residential, pitch a tent out back. Everyone happy now?

My sources are telling me that there will be one underground parking stall here as well.

I suggest renaming it the Williams World Trade Center

[almighty_tuna]

My sources say we'll have updated renderings in 60-90 days

[TitosBuritoBarn]

Ugh, probably another concept that will be watered down once final design costs are determined. In the end I bet it’ll just be a tent with a couple tiki torches and a Dr. Pepper vending machine as the ground floor retail.

[GetUrban]

I like the shipping container with bar on top concept, but I’m surprised no one has mentioned the lack of a grocery store.

[guy4omaha]

haha. This is the most fun the site has had in awhile. Stick to your guns, Brad. Go with the design concepts that please you. You are the one putting all this capital to risk.

[Brad]

haha. This is the most fun the site has had in awhile. Stick to your guns, Brad. Go with the design concepts that please you. You are the one putting all this capital to risk.

Well the shipping container would triple the gallery space, so I am open to it. With lumber prices what they are, its probably cheaper too.

[djc311]

haha. This is the most fun the site has had in awhile. Stick to your guns, Brad. Go with the design concepts that please you. You are the one putting all this capital to risk.

Well the shipping container would triple the gallery space, so I am open to it. With lumber prices what they are, its probably cheaper too.

Would you build out or up? Which makes the most sense? Stacking the containers would add to the overall skyline of downtown.

[mcarch]

100% agree, I am surprised that a 20 story residential building hasn’t been built downtown. I am pretty sure Omaha has people with money that would move into it in a heartbeat.

So while I agree...

I have stated on the forum Several Times that I had visited the Models for the Wallstreet Tower (at least 3 times) while they were open - during the duration the condos were still selling.

During each visit I'd talk to the Agent, and I'd get a follow-up. At one point in time, there was Feedback from the Lovely People of Omaha that the Floor to Ceiling Windows was a MAJOR concern for Privacy, THUS, they cut the windows in half like a wonderful regular size home window (the models even had paint tape showing the new window shapes). They were about knee/hip high to the ceiling and half of the room size in width. I made a joke to the Agent, that Blinds wouldn't fix the Privacy Issue. But clearly, at that point, the Condos were not selling, and the people with money had spoken that Privacy was a huge Issue, because that Blue Painters Tape on the windows in every model, spoke tremendous words!

But... maybe their minds have changed? Unfortunately, in selling houses, I have noticed that a ton of people do not have imaginations, like the most of you do.

[Athomsfere]

But... maybe their minds have changed? Unfortunately, in selling houses, I have noticed that a ton of people do not have imaginations, like the most of you do.

That was also what, 17 years ago? I think a lot has changed since then. A lot of inbound immigration from cities where this is more normal. A lot more people living downtown. A more diverse workforce in general.

What was the price on these units? I bet whatever it was, it would be at least double that cost now if they would have done it.

[mcarch]

But... maybe their minds have changed? Unfortunately, in selling houses, I have noticed that a ton of people do not have imaginations, like the most of you do.

That was also what, 17 years ago? I think a lot has changed since then. A lot of inbound immigration from cities where this is more normal. A lot more people living downtown. A more diverse workforce in general.

What was the price on these units? I bet whatever it was, it would be at least double that cost now if they would have done it.

The Prices on the Units Varied by Floor and Bedrooms/Sq Ft. Without doing a CMA or my normal Appraisal leaning CMA on them, I would say the most expensive would probably top $800-900k.

And yes, I still have the Floor Plans, Prices, and Handouts.

[ItsAllAboutMe]

Would it be too much to ask for something like the Cayan tower?https://www.architectmagazine.com/desig ... -merrill_o

[Athomsfere]

Would it be too much to ask for something like the Cayan tower?https://www.architectmagazine.com/desig ... -merrill_o

In Omaha? I'd say yes lol. Not because Omaha couldn't support it, but because Omaha would complain that it doesn't fit in.

[Athomsfere]

But... maybe their minds have changed? Unfortunately, in selling houses, I have noticed that a ton of people do not have imaginations, like the most of you do.

That was also what, 17 years ago? I think a lot has changed since then. A lot of inbound immigration from cities where this is more normal. A lot more people living downtown. A more diverse workforce in general.

What was the price on these units? I bet whatever it was, it would be at least double that cost now if they would have done it.

The Prices on the Units Varied by Floor and Bedrooms/Sq Ft. Without doing a CMA or my normal Appraisal leaning CMA on them, I would say the most expensive would probably top $800-900k.

And yes, I still have the Floor Plans, Prices, and Handouts.

IF we could build at those prices right now, I feel like it sell out before construction completed. They are comparable to MTC condos, before the $500 HOA at least.

With what I'd expect them to cost now (And I think $8-900k is fair) I'd expect they'd still sell out within 2 years. The Riverfront condos, and other newer construction seems to always be in light demand. Maybe toss in some 3 bedroom units too.

[mcarch]

Your 3 Bedrooms, would cost you a wee bit more. On the top floor, when I was looking at quick comps, It was roughly $518/sq ft. Say you have a 2500 Sq. Ft. Condo, 3 Bed, 3.5 Bath. That would bring us up to roughly, $1.3 mill (Top Floor). Depending on Amenities, Monthly HOA Fees of anywhere of $500-$2500+/mo. depending on how they approach the calculation. If the building had all the amenities you can think of, and if they wanted it by Condo Sq Ft., then on the higher side, possibly in the Plus Range.

[ita]

But... maybe their minds have changed? Unfortunately, in selling houses, I have noticed that a ton of people do not have imaginations, like the most of you do.

That was also what, 17 years ago? I think a lot has changed since then. A lot of inbound immigration from cities where this is more normal. A lot more people living downtown. A more diverse workforce in general.

What was the price on these units? I bet whatever it was, it would be at least double that cost now if they would have done it.

The Prices on the Units Varied by Floor and Bedrooms/Sq Ft. Without doing a CMA or my normal Appraisal leaning CMA on them, I would say the most expensive would probably top $800-900k.

And yes, I still have the Floor Plans, Prices, and Handouts.

IF we could build at those prices right now, I feel like it sell out before construction completed. They are comparable to MTC condos, before the $500 HOA at least.

With what I'd expect them to cost now (And I think $8-900k is fair) I'd expect they'd still sell out within 2 years. The Riverfront condos, and other newer construction seems to always be in light demand. Maybe toss in some 3 bedroom units too.

Wow, neat price sheet. It's actually in line with what the developer was advertising for the 13 some odd stories condo tower(s) at River's Edge. Granted that was a couple years ago and that also didn't get built, but depending on finishes, amenities, height of the building, etc. maybe we can see prices around that range for a future condo high rise(s) downtown?

[Athomsfere]

Your 3 Bedrooms, would cost you a wee bit more. On the top floor, when I was looking at quick comps, It was roughly $518/sq ft. Say you have a 2500 Sq. Ft. Condo, 3 Bed, 3.5 Bath. That would bring us up to roughly, $1.3 mill (Top Floor). Depending on Amenities, Monthly HOA Fees of anywhere of $500-$2500+/mo. depending on how they approach the calculation. If the building had all the amenities you can think of, and if they wanted it by Condo Sq Ft., then on the higher side, possibly in the Plus Range.

Unless they went the route of the MTC condos.
1500 sq/ft roughly for a 2 or 3 bed. So the prices are pretty close.

But even if they went the route of nearly doubling the size for an extra bed, those prices are already close to normal for some 3 bed condos here in the downtown area. I think the Jones, Soma, River front are all right there.

And some townhomes in midtown are not far off either.

[ita]

Do you all think that this site still gets an office tower, or some office use, for whatever is built here? Hines is doing a sizable T3 building at the Mercantile. Noddle is doing a speculation office build, also mass timber at North Downtown. Office vacancies are pretty tight, but we are still in a massively remote or hybrid business climate. A potential high rise at 1416 Dodge would need to be speculative, which is unlikely, or land a pretty large employer. Will the City push for office here, in light of the remote/hybrid work situation? I think they should still hold out for a tall tower(s) here, so I am willing to be patient if we land the right project.

[omahahawk]

I think they should still hold out for a tall tower(s) here, so I am willing to be patient if we land the right project.

I agree.... quality over quantity.

[Doctor Fate]

Do you all think that this site still gets an office tower, or some office use, for whatever is built here? Hines is doing a sizable T3 building at the Mercantile. Noddle is doing a speculation office build, also mass timber at North Downtown. Office vacancies are pretty tight, but we are still in a massively remote or hybrid business climate. A potential high rise at 1416 Dodge would need to be speculative, which is unlikely, or land a pretty large employer. Will the City push for office here, in light of the remote/hybrid work situation? I think they should still hold out for a tall tower(s) here, so I am willing to be patient if we land the right project.

I think the goal to add 30,000 workers and 30,000 residents will heavily influence what the city does here. In the Urban Core Strategic Plan documents back in March, it looks like the hope is have something significant in height here (the images had a 400 ft tall building here). I hope they take note of what Lincoln is doing and have something with offices on the lower levels, apartments on the middle levels, and some condos at the top. Would be a nice lower-risk way to test out the condo market too.

[nebport5]

Do you all think that this site still gets an office tower, or some office use, for whatever is built here? Hines is doing a sizable T3 building at the Mercantile. Noddle is doing a speculation office build, also mass timber at North Downtown. Office vacancies are pretty tight, but we are still in a massively remote or hybrid business climate. A potential high rise at 1416 Dodge would need to be speculative, which is unlikely, or land a pretty large employer. Will the City push for office here, in light of the remote/hybrid work situation? I think they should still hold out for a tall tower(s) here, so I am willing to be patient if we land the right project.

I think the goal to add 30,000 workers and 30,000 residents will heavily influence what the city does here. In the Urban Core Strategic Plan documents back in March, it looks like the hope is have something significant in height here (the images had a 400 ft tall building here). I hope they take note of what Lincoln is doing and have something with offices on the lower levels, apartments on the middle levels, and some condos at the top. Would be a nice lower-risk way to test out the condo market too.

And Hines is lukewarm at best on their would be condo tower. I think the city will and should push for at least a 400 footer here. Given the market for the foreseeable future a mixed use project makes the most sense here.

[Doctor Fate]

Do you all think that this site still gets an office tower, or some office use, for whatever is built here? Hines is doing a sizable T3 building at the Mercantile. Noddle is doing a speculation office build, also mass timber at North Downtown. Office vacancies are pretty tight, but we are still in a massively remote or hybrid business climate. A potential high rise at 1416 Dodge would need to be speculative, which is unlikely, or land a pretty large employer. Will the City push for office here, in light of the remote/hybrid work situation? I think they should still hold out for a tall tower(s) here, so I am willing to be patient if we land the right project.

I think the goal to add 30,000 workers and 30,000 residents will heavily influence what the city does here. In the Urban Core Strategic Plan documents back in March, it looks like the hope is have something significant in height here (the images had a 400 ft tall building here). I hope they take note of what Lincoln is doing and have something with offices on the lower levels, apartments on the middle levels, and some condos at the top. Would be a nice lower-risk way to test out the condo market too.

And Hines is lukewarm at best on their would be condo tower. I think the city will and should push for at least a 400 footer here. Given the market for the foreseeable future a mixed use project makes the most sense here.

Here is the image from the Urban Core Strategic Plan.

[ricko]

I don’t think a high rise condo building is in the works, especially since places like j-lofts have a hard time selling units. The market today doesn’t seem to favor high-end condos, and luxury rentals would be too expensive for most. I can’t imagine Omahan’s paying 3K a month for a 500 sq ft apartment, and that’s what you’d pay for high-end digs in a luxury building. I hope I’m wrong about this, because I’d really like to see something substantial on this lot.

[Athomsfere]

Do you all think that this site still gets an office tower, or some office use, for whatever is built here? Hines is doing a sizable T3 building at the Mercantile. Noddle is doing a speculation office build, also mass timber at North Downtown. Office vacancies are pretty tight, but we are still in a massively remote or hybrid business climate. A potential high rise at 1416 Dodge would need to be speculative, which is unlikely, or land a pretty large employer. Will the City push for office here, in light of the remote/hybrid work situation? I think they should still hold out for a tall tower(s) here, so I am willing to be patient if we land the right project.

I think the goal to add 30,000 workers and 30,000 residents will heavily influence what the city does here. In the Urban Core Strategic Plan documents back in March, it looks like the hope is have something significant in height here (the images had a 400 ft tall building here). I hope they take note of what Lincoln is doing and have something with offices on the lower levels, apartments on the middle levels, and some condos at the top. Would be a nice lower-risk way to test out the condo market too.

And Hines is lukewarm at best on their would be condo tower. I think the city will and should push for at least a 400 footer here. Given the market for the foreseeable future a mixed use project makes the most sense here.

Here is the image from the Urban Core Strategic Plan.

That looks like one of the Lanoha proposals too, before they added the second tower thing.

[Athomsfere]

I don’t think a high rise condo building is in the works, especially since places like j-lofts have a hard time selling units. The market today doesn’t seem to favor high-end condos, and luxury rentals would be too expensive for most. I can’t imagine Omahan’s paying 3K a month for a 500 sq ft apartment, and that’s what you’d pay for high-end digs in a luxury building. I hope I’m wrong about this, because I’d really like to see something substantial on this lot.

The only problem we had when looking for Condo's / Townhouses. They don't exist.

You have 2 bed ~800 square feet (too small for us), 1 bed 700 sq/ft, and then a few random things like 3 bed 4000 sq/ft for $2 million.
J Loft is all sold out now, as were the Soma units. All that was really left were a couple at MTC, and the under construction units for $700k - 900k.

[ita]

I don’t think a high rise condo building is in the works, especially since places like j-lofts have a hard time selling units. The market today doesn’t seem to favor high-end condos, and luxury rentals would be too expensive for most. I can’t imagine Omahan’s paying 3K a month for a 500 sq ft apartment, and that’s what you’d pay for high-end digs in a luxury building. I hope I’m wrong about this, because I’d really like to see something substantial on this lot.

It's hard to compared 2021-2022 sales to prior years, but J-Loft units that were listed since 2021 sold pretty quickly for the pricepoint. I do not dispute that it seems like high-end condo market is cool in Omaha, but why is Lincoln able to build Lied Place, or have a project like 9 Lincoln Park with 70 luxury apartments and 33 condos, with almost half already presold? Maybe Omaha developers should try doing something more than your standard 4+1 and shoot higher. Why spend $500k on on a condo at J-Loft when you can rent one for $2k/month? Is the perceived lack of demand in Omaha because developers aren't doing anything piquing people's interest or unique for the market? Someone do a high rise with all the amenities and see how the market reacts. I wouldn't be surprised if we see similar interest and buy in as the most recent Lincoln high rise developers are seeing.

[almighty_tuna]

It's hard to compared 2021-2022 sales to prior years, but J-Loft units that were listed since 2021 sold pretty quickly for the pricepoint. I do not dispute that it seems like high-end condo market is cool in Omaha, but why is Lincoln able to build Lied Place, or have a project like 9 Lincoln Park with 70 luxury apartments and 33 condos, with almost half already presold? Maybe Omaha developers should try doing something more than your standard 4+1 and shoot higher. Why spend $500k on on a condo at J-Loft when you can rent one for $2k/month? Is the perceived lack of demand in Omaha because developers aren't doing anything piquing people's interest or unique for the market? Someone do a high rise with all the amenities and see how the market reacts. I wouldn't be surprised if we see similar interest and buy in as the most recent Lincoln high rise developers are seeing.

I'm not a real estate expert, but I did stay at a Holiday Inn Express recently. This seems entirely logical to me. How is Lincoln the hot ticket for high rise luxury units but nobody wants them in Omaha? Seems not legit.

[CapitalGuy]

Part speculation on my part but also part based on reliable statements from others. Many of the condo units in Lincoln are being purchased by people from outside Lincoln who want a landing spot for husker events, etc. I would agree there is not sufficient local demand to fill the condos with strictly local Lincolnites.

[Athomsfere]

Part speculation on my part but also part based on reliable statements from others. Many of the condo units in Lincoln are being purchased by people from outside Lincoln who want a landing spot for husker events, etc. I would agree there is not sufficient local demand to fill the condos with strictly local Lincolnites.

And here we have the CWS and the Zoo that people come to every year. Not exactly the same, but I'd expect the same rough devotion. Not to mention, you could probably keep an AirBnB full more often, and at a high price near downtown Omaha vs the Haymarket if it was your second or third home.

I just don't buy it that the demand isn't here.

I would believe that there are people who would have moved to Omaha if that sort of housing existed though. Especially with access to LR and bike routes.

[Omaha Cowboy]

Do you all think that this site still gets an office tower, or some office use, for whatever is built here? Hines is doing a sizable T3 building at the Mercantile. Noddle is doing a speculation office build, also mass timber at North Downtown. Office vacancies are pretty tight, but we are still in a massively remote or hybrid business climate. A potential high rise at 1416 Dodge would need to be speculative, which is unlikely, or land a pretty large employer. Will the City push for office here, in light of the remote/hybrid work situation? I think they should still hold out for a tall tower(s) here, so I am willing to be patient if we land the right project.

I think the goal to add 30,000 workers and 30,000 residents will heavily influence what the city does here. In the Urban Core Strategic Plan documents back in March, it looks like the hope is have something significant in height here (the images had a 400 ft tall building here). I hope they take note of what Lincoln is doing and have something with offices on the lower levels, apartments on the middle levels, and some condos at the top. Would be a nice lower-risk way to test out the condo market too.

And Hines is lukewarm at best on their would be condo tower. I think the city will and should push for at least a 400 footer here. Given the market for the foreseeable future a mixed use project makes the most sense here.

Whatever might be in the works, now that the city owns the property again..is this little tidbit which sometimes gets overlooked-

The city has always wanted a significant, skyline-enhancing building development on this parcel..

So if it’s mixed use, business only, condos, hospitality etc- whatever gets the nod here, should be a building of significant height..so a 350-400 footer is definitely not out of the question..

As always, we’ll see..and keep our fingers crossed for a development announcement within the next year, if not sooner. Of course, the “Cryptic Rumor Department” will keep its nose to the grindstone as well …

Ciao..LiO…Peace