The Crossroads (72 & Dodge)

[djc311]

Omaha officials look for more accountability on Crossroads project

https://www.wowt.com/2024/08/16/city-lo ... s-project/

City officials plan to be more involved in guiding the project toward its completion.

“An agreement has to come back to the City Council with this new partner,” Omaha City Councilman Pete Festersen said. “I’m looking to build in some accountability too. Timelines and more city control of the property and definitely require ongoing site maintenance as well.”

Just more stringing along of nothing happening at Crossroads. Not sure if the Mega Saver that's being dumped on the SE corner has had any impact on the future development, but I sure wouldn't want that place caddy corner to a nearly $1 billion project if I was the developer.

At the same time, these knuckleheads that have supposedly been developing Crossroads should all be fired and kicked off the project. There's nearly no excuse since COVID came and went to keep this from moving forward. It should have actually taken off before that even occurred.

I feel for those that live nearby - I would have preferred to see the failing mall still stand than what's there now (which is nothing). With the resurgence in mall traffic, they could have considered renovating the existing structure.

It's sad there's been no accountability with anyone turning this into an actual functional project. Someone had asked about holding developers accountable and they sure as heck can - like I said before, if you buy a residential lot in most subdivisions you have "x" number of months to build a home, otherwise you're breaking your agreement. That's a $500k-$1 million dollar project. Crossroads is nearly $1 billion; there needs to be activity and development taking place there and it should have been taking place for the past few years. Actually, it probably should have been finished by now.

WHAT A JOKE.

[Brad]

At the same time, these knuckleheads that have supposedly been developing Crossroads should all be fired and kicked off the project. There's nearly no excuse since COVID came and went to keep this from moving forward. It should have actually taken off before that even occurred.

The new lead developer "Woodbury Corporation" has only been part of the project for a few months now.

like I said before, if you buy a residential lot in most subdivisions you have "x" number of months to build a home, otherwise you're breaking your agreement.

That's not a law, that's just something developers put in to the covenants of the neighborhood so you don't end up with partially built neighborhoods.

[riceweb]

Just use eminent domain on this project already.

[Brad]

Just use eminent domain on this project already.

So they can put out an RFP for it? Remind me how the Civc site and Wall Street Tower site are going?

[djc311]

At the same time, these knuckleheads that have supposedly been developing Crossroads should all be fired and kicked off the project. There's nearly no excuse since COVID came and went to keep this from moving forward. It should have actually taken off before that even occurred.

The new lead developer "Woodbury Corporation" has only been part of the project for a few months now.

like I said before, if you buy a residential lot in most subdivisions you have "x" number of months to build a home, otherwise you're breaking your agreement.

That's not a law, that's just something developers put in to the covenants of the neighborhood so you don't end up with partially built neighborhoods.

I understand - however, I would think someone somehow could implement a similar rule to a commercial site. I mean this is pretty much beyond ridiculous and until they erect a piece of steel, they could be on the project for 3 weeks and I would barely give them the benefit of the doubt.

I feel bad for Target. Like I said before I would have bailed if I were them, but they probably spent a pretty penny to build their 2-story building on that site.

At this point I don’t count on anything being built.

[riceweb]

Just use eminent domain on this project already.

So they can put out an RFP for it? Remind me how the Civc site and Wall Street Tower site are going?

The city can just spec build projects themselves then sell it at some stage of development or when it's complete. When compared to the cost of TIF, this might even be a financially superior option.

[Bob from Omaha]

This is going to sound crazy but why not make it a park & be done with it? Omahans have done without anything there for decades anyway, shopping elsewhere. Why beat your head against the wall? I know it's alleged to be an important intersection but so what? For what it's worth, why bother with the civic site?
Look, nobody is beating down the city's door to develop these properties. If there was a demand for anything at Crossroads & the civic site there would be action there.

[skinzfan23]

A park would be great, but that won’t bring any tax dollars to the city.

[Louie]

This is going to sound crazy but why not make it a park & be done with it? Omahans have done without anything there for decades anyway, shopping elsewhere. Why beat your head against the wall? I know it's alleged to be an important intersection but so what? For what it's worth, why bother with the civic site?
Look, nobody is beating down the city's door to develop these properties. If there was a demand for anything at Crossroads & the civic site there would be action there.

I think if this development progress proves anything, it's that Crossroads is not some vital heartbeat of the city. It's just another intersection at this point.

[MadJack]

Seems like a few people need to take a deep breath and relax. Woodbury is a very competent developer. No need for all this fatalistic drama. Crossroads development will happen and it will be nice project.

[Garrett]

A park would be great, but that won’t bring any tax dollars to the city.

I don’t think the land use in the area is good to support a park.

[Dusty]

You can't kick someone off when they own the property, but the city council could deny the agreement if it doesn't meet our needs. This is the only leverage we have. Keep denying the plans until they build the development we want. If they don't want to work with that, then they will be inclined to sell the property.

I would give Woodbury a chance. As Brad said, they just took over. It does seem they are listening but adding more residential units. Time will tell.

[BRoss]

I would give Woodbury a chance. As Brad said, they just took over. It does seem they are listening but adding more residential units. Time will tell.

Yeah, I know there's frustration over the lack of movement here over the years but a new developer just came on and we need to let them get going.

Really, those frustrated should welcome what is going on right now as it's out of the hands of those who have not been able to get things off the ground and onto someone new.

What would eminent domain accomplish other than delay further? And would that even be appropriate here? I doubt the city can just take this property because it's taking forever to develop. Without a public need and decided use, there's no justification to use eminent domain and that would likely cause it to get tied up in the courts.

[djc311]

Seems like a few people need to take a deep breath and relax. Woodbury is a very competent developer. No need for all this fatalistic drama. Crossroads development will happen and it will be nice project.

As they always say, time will tell.

Ultimately if they actually do make something happen it will be interesting to read all of the future comments about how it turned out to be something no one likes. Not enough green space, too many parking spaces, etc.

At this point in time, until something goes vertically I'm not giving anyone the benefit of the doubt, regardless of the developer's track record. Rod Yates & Frank had money... and so has everyone else that has touched this property. Things always went south after the fact.

[Athomsfere]

A park would be great, but that won’t bring any tax dollars to the city.

I don’t think the land use in the area is good to support a park.

Memorial park is also only 1 stop away via ORBT and then a short walk.

And 1 block or so north of the development is Robert's Skate park.

And the bike trail is just east of here.

Really, the area already has pretty good parks all around. A small pocket park or something could be fun. But I don't think you need more (as you said) when you already have 3 great greenspaces within ~0.5 miles.

[Ben]

I was talking to one of the Holland Basham architects yesterday, and I believe their intent is to move from 49th and Farnam to the Crossroads development...

[Louie]

I was talking to one of the Holland Basham architects yesterday, and I believe their intent is to move from 49th and Farnam to the Crossroads development...

Interesting...their current building is quite unique.

[Brad]

I was talking to one of the Holland Basham architects yesterday, and I believe their intent is to move from 49th and Farnam to the Crossroads development...

Interesting...their current building is quite unique.

Its the former Beth El Synagogue.

[GenX]

I feel bad for Target. Like I said before I would have bailed if I were them, but they probably spent a pretty penny to build their 2-story building on that site.

Target did not “build” a new building, they renovated the existing structure which goes back all the way to Brandeis.

[djc311]

I feel bad for Target. Like I said before I would have bailed if I were them, but they probably spent a pretty penny to build their 2-story building on that site.

Target did not “build” a new building, they renovated the existing structure which goes back all the way to Brandeis.

Regardless, it's the only remaining structure that I imagine they must now OWN, as it wasn't destroyed with the rest of Crossroads. Nonetheless, I'd be out.

[Brad]

Target did not “build” a new building, they renovated the existing structure which goes back all the way to Brandeis.

If they saved anything it was a little bit of the steel. Also, Brandise had a 70,000 SF footprint. Target had a 121,000 SF Footprint.

Regardless, it's the only remaining structure that I imagine they must now OWN, as it wasn't destroyed with the rest of Crossroads. Nonetheless, I'd be out.

They have owned it since June 2005. However the mall still owns a small area around the sign on the corner.

[GenX]

Target did not “build” a new building, they renovated the existing structure which goes back all the way to Brandeis.

If they saved anything it was a little bit of the steel. Also, Brandise had a 70,000 SF footprint. Target had a 121,000 SF Footprint.

Regardless, it's the only remaining structure that I imagine they must now OWN, as it wasn't destroyed with the rest of Crossroads. Nonetheless, I'd be out.

They have owned it since June 2005. However the mall still owns a small area around the sign on the corner.

The entrance and everything to the west is new, the rest is Brandeis.

[Brad]

The entrance and everything to the west is new, the rest is Brandeis.

Not correct, the eastern 60' of target is all new. Brandise sat back about 120 feet, target its back about 60'

[ProgKingHughesker]

I feel bad for Target. Like I said before I would have bailed if I were them, but they probably spent a pretty penny to build their 2-story building on that site.

Target did not “build” a new building, they renovated the existing structure which goes back all the way to Brandeis.

Regardless, it's the only remaining structure that I imagine they must now OWN, as it wasn't destroyed with the rest of Crossroads. Nonetheless, I'd be out.

I can’t imagine they particularly care, they just renovated and they stay busy. They stayed attached to an empty mall for the better part of 15 years (I’d put the point of no return when Dillard’s bailed) so they obviously don’t need anything else around them to draw customers

[iamjacobm]

First doc of the new redevelopment plan before the city council. I don't see much in the way of details on number of units, SF etc.

https://cityclerk.cityofomaha.org/wp-co ... -43987.pdf

[Garrett]

First doc of the new redevelopment plan before the city council. I don't see much in the way of details on number of units, SF etc.

https://cityclerk.cityofomaha.org/wp-co ... -43987.pdf

Interesting that it looks like there's buildings fronting Dodge in this version.

[Athomsfere]

First doc of the new redevelopment plan before the city council. I don't see much in the way of details on number of units, SF etc.

https://cityclerk.cityofomaha.org/wp-co ... -43987.pdf

Interesting that it looks like there's buildings fronting Dodge in this version.

That would be a great change.

[FishFighter92]

Parking garage looks torn down

[Brad]

Parking garage looks torn down

That was announced several months ago.

[Busguy2010]

After 12+ years of nothing happening, I care very little what ends up happening here. No more plan announcements please. Just lay down some grass seed. I recall around the beginning, I said just make it a park. Them trees would be mature by now With the central library across the street, might as well have our own central park.

I recall several very ambitious plans over the years, and to think they actually tried to sell us on those. Can't even get this stinker off the ground.

[riceweb]

And nothing ambitious was even required for this area. Just infill of ~8-story apartment buildings with main-level retail would have completely transformed the area without needing any special plan. And even that simple plan would have set the stage for streetcar expansion better.

Not every single redevelopment opportunity needs to be a "destination". We have a bajillion shopping centers as is, we don't need more sq footage dedicated to high-end retail. I'd argue we don't even want major retailers at 72nd and Dodge, that there are better places for major retailers to go. We should instead focus on small and boutiquey businesses for this area.

[FishFighter92]

Parking garage looks torn down

That was announced several months ago.

But I don't believe it was ever 100% confirmed

[JDJase]

And nothing ambitious was even required for this area. Just infill of ~8-story apartment buildings with main-level retail would have completely transformed the area without needing any special plan. And even that simple plan would have set the stage for streetcar expansion better.

Not every single redevelopment opportunity needs to be a "destination". We have a bajillion shopping centers as is, we don't need more sq footage dedicated to high-end retail. I'd argue we don't even want major retailers at 72nd and Dodge, that there are better places for major retailers to go. We should instead focus on small and boutiquey businesses for this area.

100% agree. I've always thought that this area should have just had its grid restored and each block sold separately. I think there would have been much better success with multiple developers each building their own apartment building or office building or hotel or whatever with amenities to serve the neighborhood, because as you said, not everything needs to be a destination. This all just seems to be because there's some mythology about 72nd and Dodge needing to be special, "center of the city" etc etc when really that's just city officials and enthusiasts, whereas the average person doesn't care and only sees this area as a headache to drive through.

[Garrett]

I think the main reason to be hopeful about this iteration really is that there’s a big deal, national developer involved with a multi billion dollar portfolio. This is the highest chance it’s had at being actually built in years

[Busguy2010]

I think the main reason to be hopeful about this iteration really is that there’s a big deal, national developer involved with a multi billion dollar portfolio. This is the highest chance it’s had at being actually built in years

Yeah, not saying you're wrong there, just as somebody who grew up spending many days and nights at Crossroads, grew up within walking distance of the mall... I just don't care anymore. All along I never thought developing it as one would work out, and clearly it hasn't. I always wanted it divided and developed gradually and separately into manageable lots. I believe without a doubt the site would be completely developed with multiple Swivel apartments, Clove apartments, whatever the Jimmy John's apartments will be called, by this point. Sure, all pretty copy and paste, but look what we have now.

[Garrett]

Well, if it doesn’t work out, maybe Crossroads can eventually be consumed by the ever expanding Nebraska Crossing Good Life District

[Busguy2010]

Well, if it doesn’t work out, maybe Crossroads can eventually be consumed by the ever expanding Nebraska Crossing Good Life District

I guess it's a good thing we still have a blank slate sorta. There was a mid 2000's proposal that would have ended up just like Sorensen Plaza. I can't even rule out that it wasn't the same people that ended up doing Sorensen.

[iamjacobm]

Second redevelopment doc was posted. Its 243 pages of legal docs so I definitely don't have time to read the whole thing, but some highlights from the exhibits.

https://cityclerk.cityofomaha.org/wp-co ... -43986.pdf

Looks like the first phase includes the below blocks.

Pg 57:
South of Cass between 74th Ave and 73rd St. 367 apartments, 43,850 SF of retail, and 928 structured parking stalls. It does say apt amenities will be on the top level of the garage.

Pg 107:
SW of 72nd and Center, where the old garage is/was. 92,500 SF of street level retail with two levels of parking above totaling 477 stalls. This reads as a single tenant big box space so I am curious what kind of tenant would land here.

Pg 183:
This is located in the center block of the redevelopment. 64k of retail/restaurant space around a courtyard with some minimal rooftop space. 300 below grade parking stalls.

[Dusty]

Woodbury is already doing an amazing job in a short time frame. I know people are frustrated over the past 10+ years. We need to let that go. Woodbury is already giving us more of what we asked for. For example, the buildings along Dodge now. It's hard to know how tall they will be but love the improvements.

I attached a photo of the new plans with phase 1 highlighted.

[nativeomahan]

Shouldn’t this thread be moved to Projects Never Built?