The Duo (222 S 15 ST) formerly Central Park Plaza

[Athomsfere]

They also sort of hinted these were early and fast tracked. Unsure if we will see something better soon...

[skinzfan23]

Were any renderings shared? Or will be building basically look the same?

From Cindy Gonzalez on Twitter:

Thanks for posting that....from the rendering you can tell that they are going to add a penthouse level to the existing towers and then even the garage/apts behind the existing building seem to be about 10 stories tall (so at least better than the 2 level garage that is there now)

[ita]

Still pretty impressive that they will add over 700 units. And the city is building a parking garage on the west side of the block and NuStyle will build apts on top of that.

They said a 500-ish parking garage. On that small space, plus that 150 apartments, it should be in the 8-10 range based on the render. That's pretty good. This development should be a boon to 16th street businesses as well. Was hoping for something else, but with the new parking garage this is likely a couple hundred million dollar investment.

[skinzfan23]

Also wonder if this will entail any beautifying of 16th st there as well?

[Linkin5]

Still pretty impressive that they will add over 700 units. And the city is building a parking garage on the west side of the block and NuStyle will build apts on top of that.

They said a 500-ish parking garage. On that small space, plus that 150 apartments, it should be in the 8-10 range based on the render. That's pretty good. This development should be a boon to 16th street businesses as well. Was hoping for something else, but with the new parking garage this is likely a couple hundred million dollar investment.

I’m seeing $163 million price tag with $26.5 million in TIF.

[Diogenes]

Yeah, this is pretty meh for a conference. Obviously not a bad thing to add 700 apartments, but I was really hoping for something big at 1416 Dodge. It always seems odd to me to convert an office building to apartments, but then again so is a hospital.

From a sustainability perspective the most "green" building is the one that already exists, I think from that lens this is a compelling project!

I think about all of the buildings in Old market that 100 years ago were utilitarian warehouses and factories- this is that process happening but at a quicker pace. It seems mundane and underwhelming now but maybe in 50+ years the architecture of modern office buildings will be looked at more fondly and projects like these will help preserve these buildings.

[Busguy2010]

Nice they look like they're adding some cornice of sorts. I'm assuming that's to make the "rooftop amenities" covered. But it's a nice touch.

My main concern(s): do they make the windows functional? I'd never live somewhere I couldn't open the window.

The other is if it's 440,000 sf, divide by 700 and you get 658 sf on average. It sounds like a pretty small 1 bedroom on average. So I really hope they're truly affordable. I know everybody's got their own definition of affordable, but the affordable the developers have been selling us lately haven't sounded all that affordable. For a 1 bedroom at 658 sf I'd hope nothing more than $800, but I'd doubt no less than $1,400. Just going based on the aforementioned Atlas apartments, they're pretty close to $1,400. I don't think we're ever going to have new, truly affordable apartments now or in the future.

[ita]

Also wonder if this will entail any beautifying of 16th st there as well?

That and ground floor retail/office space. That's what I am hoping for.

[ita]

Nice they look like they're adding some cornice of sorts. I'm assuming that's to make the "rooftop amenities" covered. But it's a nice touch.

My main concern(s): do they make the windows functional? I'd never live somewhere I couldn't open the window.

The other is if it's 440,000 sf, divide by 700 and you get 658 sf on average. It sounds like a pretty small 1 bedroom on average. So I really hope they're truly affordable. I know everybody's got their own definition of affordable, but the affordable the developers have been selling us lately haven't sounded all that affordable. For a 1 bedroom at 658 sf I'd hope nothing more than $800, but I'd doubt no less than $1,400. Just going based on the aforementioned Atlas apartments, they're pretty close to $1,400. I don't think we're ever going to have new, truly affordable apartments now or in the future.

I think the math should be 550 units since 150 is being built on top of the garage. That's about 800 sq/ft/unit for the units in the towers. Heistand said $900 starting, up to $1500 for one beds.

[skinzfan23]

What was the number the mayor threw out regarding development since the streetcar was announced? Something over $1 Billion, the original estimates stated that over a 15 year period it would be somewhere near $2 billion, so we are well onto our way to that figure. I am assuming they are counting, the Mutual building and CPP but not sure what else they are counting.

I really can't wait to see the area right in the middle of the streetcar route get developed. That area in my mind (just west of the downtown core) is in serious need of rehabilitation.

[Busguy2010]

I think the math should be 550 units since 150 is being built on top of the garage. That's about 800 sq/ft/unit for the units in the towers. Heistand said $900 starting, up to $1500 for one beds.

Ah yeah, you're right. $900 wouldn't be bad at all. $1,500 definitely getting up there.

[skinzfan23]

I think the math should be 550 units since 150 is being built on top of the garage. That's about 800 sq/ft/unit for the units in the towers. Heistand said $900 starting, up to $1500 for one beds.

Ah yeah, you're right. $900 wouldn't be bad at all. $1,500 definitely getting up there.

He did mention that would be the units on higher floors with nicer views. The cheaper ones will end up facing the parking garage and apts on top.

[Doctor Fate]

What was the number the mayor threw out regarding development since the streetcar was announced? Something over $1 Billion, the original estimates stated that over a 15 year period it would be somewhere near $2 billion, so we are well onto our way to that figure. I am assuming they are counting, the Mutual building and CPP but not sure what else they are counting.

I really can't wait to see the area right in the middle of the streetcar route get developed. That area in my mind (just west of the downtown core) is in serious need of rehabilitation.

She said $1.2 billion in new development along the streetcar corridor by the end of the year with most of that being completed within 3 years, including projects they know about that have not been announced yet.

[Omaha Cowboy]

What was the number the mayor threw out regarding development since the streetcar was announced? Something over $1 Billion, the original estimates stated that over a 15 year period it would be somewhere near $2 billion, so we are well onto our way to that figure. I am assuming they are counting, the Mutual building and CPP but not sure what else they are counting.

I really can't wait to see the area right in the middle of the streetcar route get developed. That area in my mind (just west of the downtown core) is in serious need of rehabilitation.

She said $1.2 billion in new development along the streetcar corridor by the end of the year with most of that being completed within 3 years, including projects they know about that have not been announced yet.

Including a downtown, full service grocery store..

I think this “Duo” project is an important one. The residential apartments seem to be affordable and attractive to folks who would want the urban core lifestyle, but can’t afford a $$ million condo etc..

I also wonder, with the conversion, if the tower portion will add several stories. Currently, the development consists of twin 15 story towers..but the representative from NuStyle spoke of “the 17th floor” in the presser. Did anyone catch that?..

I wonder if the remodel will had some height to the development…

Ciao..LiO…Peace

[nebport5]

I think this is maybe more political. Keep hyping the street car and trying to educate those that think the streetcar doesn't make sense.

Existing apartments downtown that "no one can afford" are at 99% occupancy! Adding 700 units is only possible because of the streetcar!

I was thinking the same thing. There probably wouldn't have been a press conference..."but you can thank the streetcar". I know there are many streetcar skeptics out there so a little PR may not be bad but I think for most critics it will take seeing to believe, which likely will take a few years yet.

The only potential negative I see is if the west parking only does more to garage wall off 16th st.

[Doctor Fate]

What was the number the mayor threw out regarding development since the streetcar was announced? Something over $1 Billion, the original estimates stated that over a 15 year period it would be somewhere near $2 billion, so we are well onto our way to that figure. I am assuming they are counting, the Mutual building and CPP but not sure what else they are counting.

I really can't wait to see the area right in the middle of the streetcar route get developed. That area in my mind (just west of the downtown core) is in serious need of rehabilitation.

She said $1.2 billion in new development along the streetcar corridor by the end of the year with most of that being completed within 3 years, including projects they know about that have not been announced yet.

Including a downtown, full service grocery store..

I think this “Duo” project is an important one. The residential apartments seem to be affordable and attractive to folks who would want the urban core lifestyle, but can’t afford a $$ million condo etc..

I also wonder, with the conversion, if the tower portion will add several stories. Currently, the development consists of twin 15 story towers..but the representative from NuStyle spoke of “the 17th floor” in the presser. Did anyone catch that?..

I wonder if the remodel will had some height to the development…

Ciao..LiO…Peace

I heard the mayor say that there were many upcoming developments who were vying for a grocery store but that only one would get it.

The addition could be the rooftop amenities which looked enclosed in glass at the top.

[nebport5]

I also wonder, with the conversion, if the tower portion will add several stories. Currently, the development consists of twin 15 story towers..but the representative from NuStyle spoke of “the 17th floor” in the presser. Did anyone catch that?..

I wonder if the remodel will had some height to the development…

Ciao..LiO…Peace

Yes. That looked to be the case from what we could see of the rendering. Perhaps similar to what the previous office rehab would have added in height save the middle "tower".

[Garrett]

So everything we know so far about The Duo

700+ apartments mixed between 1,2, and 3 bedrooms with rents for one bedrooms quoted as starting at $975 up to $1600

50% of the units will be marked as affordable for “workforce housing” which they stated as being 80% of AMI

The development will be done in phases, starting with the south tower while the north tower will be converted after the last tenants move out in June 2026

150 of the apartments will be in an addition that will connect the two towers and also contain a city owned parking garage, currently estimated to have roughly 500 spaces but subject to change after some more studies

The roof will have some form of amenities but no specifics were given

Sullivans will remain

[Busguy2010]

It looks taller to me

On the grocery store, this addition certainly shifts the population distribution. Maybe tear down the state building and add a Hy-vee there?

[CBJason]

If I’m looking at the rendering correctly, I see 1-2 floors for the amenities addition on each tower, which seems to flow to the new tower as well. So it looks like they are filling the gap with the garage and new tower which would have a uniform height across the whole development.

[the1wags]

It looks taller to me

On the grocery store, this addition certainly shifts the population distribution. Maybe tear down the state building and add a Hy-vee there?

Only as an anchor to a larger project. I discussed this exact site when having beers with Omaha Cowboy last summer. Here's a look at Union Denver, 579 units in 3 "towers", above parking and a 50k ft2 Whole Foods. IMO, an ideal project type and scale for the state building site.




Anyways, probably should go in it's own thread.

[Athomsfere]

And the Reddit thread on this has started. I'm ready for it! lol

[Busguy2010]

It looks taller to me

On the grocery store, this addition certainly shifts the population distribution. Maybe tear down the state building and add a Hy-vee there?

Only as an anchor to a larger project. I discussed this exact site when having beers with Omaha Cowboy last summer. Here's a look at Union Denver, 579 units in 3 "towers", above parking and a 50k ft2 Whole Foods.




Anyways, probably should go in it's own thread.

Oh I agree, definitely part of a bigger development. I feel we can at least double what Des Moines did with their Downtown Hy-vee.

[skinzfan23]

Oh I agree, definitely part of a bigger development. I feel we can at least double what Des Moines did with their Downtown Hy-vee.

Hopefully way better than that...the Des Moines HyVee has announced shorter hrs and is barely living up to their end of the development agreement. They are severely lacking the customer base they thought they would have with the employers downtown and many of them closing or moving to W. Des Moines.

[Night Train]

Closer-up rendering per Grow Omaha.

[Trips1]

Did the Streetcar Authority pay them to have this press conference?

Why do they need more parking? I'm guessing they had more than 1,400 people working there and I thought the Streetcar was going to save us from needing a car.

[DTO Luv]

Yeah, this is pretty meh for a conference. Obviously not a bad thing to add 700 apartments, but I was really hoping for something big at 1416 Dodge. It always seems odd to me to convert an office building to apartments, but then again so is a hospital.

But it is relatively cheap.

Absolutely a win. I'm just disappointed it's not something "new new" that will change the streetscapes or skyline.

Living at the Capitol District with roughly 240 units, 700 new units, especially being affordable, will definitely change the streets cape as far as activity. It's nice to look out my balcony and see people walking outside of the Old Market.

[Omaha Cowboy]

I also wonder, with the conversion, if the tower portion will add several stories. Currently, the development consists of twin 15 story towers..but the representative from NuStyle spoke of “the 17th floor” in the presser. Did anyone catch that?..

I wonder if the remodel will had some height to the development…

Ciao..LiO…Peace

Yes. That looked to be the case from what we could see of the rendering. Perhaps similar to what the previous office rehab would have added in height save the middle "tower".

I was thinking the same thing…

Ciao..LiO…Peace

[Omaha Cowboy]

Closer-up rendering per Grow Omaha.

Definitely adding a bit of height…

Ciao..LiO…Peace

[Omaha Cowboy]

It looks taller to me

On the grocery store, this addition certainly shifts the population distribution. Maybe tear down the state building and add a Hy-vee there?

Only as an anchor to a larger project. I discussed this exact site when having beers with Omaha Cowboy last summer. Here's a look at Union Denver, 579 units in 3 "towers", above parking and a 50k ft2 Whole Foods. IMO, an ideal project type and scale for the state building site.




Anyways, probably should go in it's own thread.

I remember that convo!..

Definitely a couple of floors taller…

Ciao..LiO…Peace

[Omaha Cowboy]

What was the number the mayor threw out regarding development since the streetcar was announced? Something over $1 Billion, the original estimates stated that over a 15 year period it would be somewhere near $2 billion, so we are well onto our way to that figure. I am assuming they are counting, the Mutual building and CPP but not sure what else they are counting.

I really can't wait to see the area right in the middle of the streetcar route get developed. That area in my mind (just west of the downtown core) is in serious need of rehabilitation.

She said $1.2 billion in new development along the streetcar corridor by the end of the year with most of that being completed within 3 years, including projects they know about that have not been announced yet.

Including a downtown, full service grocery store..

I think this “Duo” project is an important one. The residential apartments seem to be affordable and attractive to folks who would want the urban core lifestyle, but can’t afford a $$ million condo etc..

I also wonder, with the conversion, if the tower portion will add several stories. Currently, the development consists of twin 15 story towers..but the representative from NuStyle spoke of “the 17th floor” in the presser. Did anyone catch that?..

I wonder if the remodel will had some height to the development…

Ciao..LiO…Peace

I heard the mayor say that there were many upcoming developments who were vying for a grocery store but that only one would get it.

The addition could be the rooftop amenities which looked enclosed in glass at the top.

The downtown core population can definitely support 1 full service grocery store…

Ciao..LiO…Peace

[bldgengineer2015]

The current mechanical penthouse is going to be utilized for an additional level. So roof of the building is floor 16, new level 17, and the roof of the existing penthouse will remain relatively the same elevation.

[skinzfan23]

So with that added height, it might change the ranking for these buildings in the city of Omaha. According to Wikipedia, these buildings rank 14th and 15th tallest, but with just an added 18 feet they will move to 12th. With 27 more feet, they Will move to 11th.

[nativeomahan]

It looks taller to me

On the grocery store, this addition certainly shifts the population distribution. Maybe tear down the state building and add a Hy-vee there?

Well, before the State Office Building (affectionately known as the SOB) could disappear: (1) the State of Nebraska would have to agree to relocate their offices to a different downtown building, (2) a building of suitable size would have to be located, vacated by the current tenants, and then remodeled for all of those state offices, or (3) a new structure to house the state offices would have to be constructed. The new location would have to be on multiple mass transit lines, as is the current SOB.
Figure 3-5 years from announcement to complete relocation. Add another year to remove the existing structure, and a couple of years to build something new in its place. You are talking the early 2030s at the earliest before something different could occupy that square block.

[guy4omaha]

Sort of surprised by the level of skepticism or cynicism if these are the right words. I don't always express my views here because I feel like I am often the cynic. My view on this one, for whatever it's not worth, is that this is a very important development. It is one of the grains of sand needed that build the foundation and support structure for the one, two or three major, trajectory-changing announcements we all want to celebrate.

[Doctor Fate]

Sort of surprised by the level of skepticism or cynicism if these are the right words. I don't always express my views here because I feel like I am often the cynic. My view on this one, for whatever it's not worth, is that this is a very important development. It is one of the grains of sand needed that build the foundation and support structure for the one, two or three major, trajectory-changing announcements we all want to celebrate.

I agree. This wasn’t what I was hoping for in press conference because it was known. But this is a great development for downtown and it continues to build momentum. I think a press conference was done, in part, was for the exposure to developers to show what’s going on here and the potential.

[Linkin5]

Sort of surprised by the level of skepticism or cynicism if these are the right words. I don't always express my views here because I feel like I am often the cynic. My view on this one, for whatever it's not worth, is that this is a very important development. It is one of the grains of sand needed that build the foundation and support structure for the one, two or three major, trajectory-changing announcements we all want to celebrate.

Agreed, plus have a very reliable developer behind it.

[Garrett]

Sort of surprised by the level of skepticism or cynicism if these are the right words. I don't always express my views here because I feel like I am often the cynic. My view on this one, for whatever it's not worth, is that this is a very important development. It is one of the grains of sand needed that build the foundation and support structure for the one, two or three major, trajectory-changing announcements we all want to celebrate.

Agreed, plus have a very reliable developer behind it.

Agreed. Of course I wanted something new but getting solid details on a rumor and especially the big infusion of more affordable housing is stellar. As much as I want more national developers to enter the market, I also want homegrown people like NuStyle to really thrive and take off with projects like this.

[F0R_L1F3]

Honestly, as much as it isn't building some huge district or something downtown, I feel like it'll pave the way to something greater. Populating the urban core with a lot of new people and allowing for more allocation to those groups of people really might reconsider the decisions of some. With the soccer stadium, that's a good example. Imagine having all these people and the bus service is frequent enough that on a game day, you just hop on and go right there. Or on another day you can just take a nice walk through the riverfront. The same can be said for the new park coming to the Old Market. It's really enhancing the quality of life for the people in downtown and for those to come.

[iamjacobm]

NuStyle is arguably the developer with the most influence on the livability of downtown outside of the Mercers (I am excluding corporate HQs). They have already delivered thousands of units in essentially functionally obsolete buildings. Plug in a couple hundred they are finishing on 24th and 700 here and they continue to provide numerous living options in downtown Omaha. While they don't build affordable housing through federal subsidies that carry deed restrictions on rent limits I do find the vast majority of their product to be reasonably priced and it's anecdotal, but I have heard they value occupancy over pushing rents as much as possible so tenants tend to stay longer as they don't get massive bumps annually.

An aside for years down the road this should be wrapping up right around the time Mutual is leaving their Midtown campus. If there were any developer that could figure out how to repurpose the old HQ it would be the Heistands. I hope they make that their next project.