Mutual Campus Redevelopment (33rd & Farnam)

[Doctor Fate]

Not a lot to run on, but GrowOmaha responded to a comment on Facebook that Lanoha's plans for the Mutual Campus Redevelopment would be announced in 2025

Nice catch. I'm pretty hopeful for some significant residential highrises here.

Awesome! Do you all think it's before the mayoral election? Could be a nice feather in the cap of mayor Stothert's development run in her three terms.

I think we'll get an announcement in January and one in March. Mutual campus redev will be one and I'm thinking the other will be the 3rd convention center hotel on Lot B.

[GenX]

Not a lot to run on, but GrowOmaha responded to a comment on Facebook that Lanoha's plans for the Mutual Campus Redevelopment would be announced in 2025

Nice catch. I'm pretty hopeful for some significant residential highrises here.

Awesome! Do you all think it's before the mayoral election? Could be a nice feather in the cap of mayor Stothert's development run in her three terms.

I mean, why wouldn’t it? I expect a number of rabbits to be pulled out of hats before the election. I’m not a fan of Mean Jean, but I also don’t want the mayorship to change unless the candidate pledges to keep and continue her progress.

[Stvbec74]

Not a lot to run on, but GrowOmaha responded to a comment on Facebook that Lanoha's plans for the Mutual Campus Redevelopment would be announced in 2025

Nice catch. I'm pretty hopeful for some significant residential highrises here.

Awesome! Do you all think it's before the mayoral election? Could be a nice feather in the cap of mayor Stothert's development run in her three terms.

I mean, why wouldn’t it? I expect a number of rabbits to be pulled out of hats before the election. I’m not a fan of Mean Jean, but I also don’t want the mayorship to change unless the candidate pledges to keep and continue her progress.

I second that statement!

[Garrett]

I’m just hoping this announcement will be faster paced than the last pre election announcement of the damn Civic Site by White Lotus

[Athomsfere]

I’m just hoping this announcement will be faster paced than the last pre election announcement of the damn Civic Site by White Lotus

And we don't tear anything down and leave it that way.

I'm nervous about this one because of all the empty lots as part of the older plan for Turner Park East.

[Brad]

I’m just hoping this announcement will be faster paced than the last pre election announcement of the damn Civic Site by White Lotus

And we don't tear anything down and leave it that way.

I'm nervous about this one because of all the empty lots as part of the older plan for Turner Park East.

You would hope that the mutual campus redevelopment would include all those lots.

[Athomsfere]

I’m just hoping this announcement will be faster paced than the last pre election announcement of the damn Civic Site by White Lotus

And we don't tear anything down and leave it that way.

I'm nervous about this one because of all the empty lots as part of the older plan for Turner Park East.

You would hope that the mutual campus redevelopment would include all those lots.

You would, but that plan will be what, 10 years old when this announcement comes out.

MTC hasn't done exceptionally well recently.

That's another huge project like others that we haven't had great luck with recently. Another dozen projects would make me wary we might see a great area stuck for another decade.

Sure being right on the streetcar line should / might change all that right there. I can't help being apprehensive about the area though. I'd rather the lots go to multiple developers with big plans.

[Doctor Fate]

I’m just hoping this announcement will be faster paced than the last pre election announcement of the damn Civic Site by White Lotus

And we don't tear anything down and leave it that way.

I'm nervous about this one because of all the empty lots as part of the older plan for Turner Park East.

You would hope that the mutual campus redevelopment would include all those lots.

You would, but that plan will be what, 10 years old when this announcement comes out.

MTC hasn't done exceptionally well recently.

That's another huge project like others that we haven't had great luck with recently. Another dozen projects would make me wary we might see a great area stuck for another decade.

Sure being right on the streetcar line should / might change all that right there. I can't help being apprehensive about the area though. I'd rather the lots go to multiple developers with big plans.

The mayor said that Lanoha would be doing this in phases. I'm thinking the first phase will be the area of and around the Mutual HQ, and then future phases will be Turner Park East. Maybe while the first phase is going on, Turner Park East can be used as the staging area for the 480 lid (Kiewit Foundation could help fund) and then it would get developed after?

[GenX]

I’m just hoping this announcement will be faster paced than the last pre election announcement of the damn Civic Site by White Lotus

And we don't tear anything down and leave it that way.

I'm nervous about this one because of all the empty lots as part of the older plan for Turner Park East.

But we do in Sioux City…

[Athomsfere]

I’m just hoping this announcement will be faster paced than the last pre election announcement of the damn Civic Site by White Lotus

And we don't tear anything down and leave it that way.

I'm nervous about this one because of all the empty lots as part of the older plan for Turner Park East.

But we do in Sioux City…

tear stuff down and leave it empty?

[GenX]

I’m just hoping this announcement will be faster paced than the last pre election announcement of the damn Civic Site by White Lotus

And we don't tear anything down and leave it that way.

I'm nervous about this one because of all the empty lots as part of the older plan for Turner Park East.

But we do in Sioux City…

tear stuff down and leave it empty?

Yes. If it’s vacant for a period of time they demolish it.

[FishFighter92]

480 lid

No official announcement right? Just a dream from a few members of this website?

[nebport5]

480 lid

No official announcement right? Just a dream from a few members of this website?

No announcement likely anytime soon. Many here would like to see it come to fruition. It's part of the Urban Core Strategic Plan. See here and scroll 3/4 of the way down on the page.

[Doctor Fate]

480 lid

No official announcement right? Just a dream from a few members of this website?

No announcement likely anytime soon. Many here would like to see it come to fruition. It's part of the Urban Core Strategic Plan. See here and scroll 3/4 of the way down on the page.

This. And I think the green space that would come with the 480 lid would be very helpful in getting the Farnam Hill area just to the east developed.

[Garrett]

I was in a certain office yesterday. I don’t want to say where (don’t want to get someone or myself in trouble), but there was some kind of display board on a stand. Since I was alone at the time, I took a quick look before anyone returned. It looked to me like it was a plan for MofO’s current location. I could be wrong. It had two, square buildings at the back labeled “20 story condo”, two square buildings in the front labeled “10 story condo/retail”. In between the back two buildings, there was a building that was rectangular shaped labeled “6 story civic use”. It appeared to have a round circle drawn on this building (an atrium or dome maybe). In front of that building and in between the two 10 story buildings was an area that was labeled “grand lawn”. There was a dotted square line labeled “parking” that went around all five buildings and the grand lawn. I thought maybe the building labeled “civic use” could be the new library, but since Heritage is talking about a downtown or west of 72nd location, that wouldn’t make sense. Not sure what other kind of civic use would go there. Just like everyone who claimed to have seen Bigfoot, I didn’t have my phone with me to snap a quick picture. I’m just reporting what I saw. This may not even be a plan for MofO’s location. It may be a plan for somewhere else, maybe not even in Omaha. It’s just that the office that I seen this in leads me to believe that it was for the MofO current location.

I can confirm that what you saw WAS in fact a plan for Mutual’s present location. That plan has been modified several times. Currently, what is being discussed is 2) 25 floor residential towers on the south part of the property. On the northeast part of the property there could be a hotel in the 15-20 floor range. On the northwest portion there could be a 6-8 floor civic purpose building. There will be a good amount of green space and multiple levels of underground parking. Nothing is a done deal and there are lots of negotiations going on with multiple parties.

Figured as the Mutual announcement is allegedly upcoming, we should have a little review of the first rumors from 2021

[guy4omaha]

^ Further back, actually, to at least 2016 when this thread started off some comments by an MOO employee.

[Doctor Fate]

I was in a certain office yesterday. I don’t want to say where (don’t want to get someone or myself in trouble), but there was some kind of display board on a stand. Since I was alone at the time, I took a quick look before anyone returned. It looked to me like it was a plan for MofO’s current location. I could be wrong. It had two, square buildings at the back labeled “20 story condo”, two square buildings in the front labeled “10 story condo/retail”. In between the back two buildings, there was a building that was rectangular shaped labeled “6 story civic use”. It appeared to have a round circle drawn on this building (an atrium or dome maybe). In front of that building and in between the two 10 story buildings was an area that was labeled “grand lawn”. There was a dotted square line labeled “parking” that went around all five buildings and the grand lawn. I thought maybe the building labeled “civic use” could be the new library, but since Heritage is talking about a downtown or west of 72nd location, that wouldn’t make sense. Not sure what other kind of civic use would go there. Just like everyone who claimed to have seen Bigfoot, I didn’t have my phone with me to snap a quick picture. I’m just reporting what I saw. This may not even be a plan for MofO’s location. It may be a plan for somewhere else, maybe not even in Omaha. It’s just that the office that I seen this in leads me to believe that it was for the MofO current location.

I can confirm that what you saw WAS in fact a plan for Mutual’s present location. That plan has been modified several times. Currently, what is being discussed is 2) 25 floor residential towers on the south part of the property. On the northeast part of the property there could be a hotel in the 15-20 floor range. On the northwest portion there could be a 6-8 floor civic purpose building. There will be a good amount of green space and multiple levels of underground parking. Nothing is a done deal and there are lots of negotiations going on with multiple parties.

Figured as the Mutual announcement is allegedly upcoming, we should have a little review of the first rumors from 2021

Based on what the mayor said about Lanoha doing this in phases, and this rumor seems to suggest something similar, I'm understanding that the red part on the map is Phase 1 and the green parts are future phases? The black dots are streetcar stops. Lanoha said in 2022 that the development would be $400 million, but since costs have gone up since then this could easily be over $600 million.


If this first phase is heavy on residential (hopefully at least one high rise over 200 ft), I'm wondering what could go on the surface lots around the garage and if there will be any attempt to convert the tallest/newest section of current Mutual HQ.

[Huskerbum]

The red area on that map is in fact the current (soon to be former) MOO headquarters so if that’s the first phase it would lead me to believe that remodeling it would be the first phase. Hope I’m wrong because we could be waiting years for new construction of anything let alone new residential highrise towers if that’s the case. Hopefully I’m wrong though!

[Louie]

The red area on that map is in fact the current (soon to be former) MOO headquarters so if that’s the first phase it would lead me to believe that remodeling it would be the first phase. Hope I’m wrong because we could be waiting years for new construction of anything let alone new residential highrise towers if that’s the case. Hopefully I’m wrong though!

Its a tricky floor plate and building, but remodeling/renovating the current building would be far better if possible.

[djc311]

Is this going to be another Crossroads project? If not, can we get Rod Yates onboard so that it can turn into one? That way, we know what to expect.

I imagine he would like an eastern location to develop so that way he has both sides of the city covered... It's far enough away from NEX that they could have home teams established for each location to play home/away series'. Not sure if the MOO campus has the ability to hold an ice rink, baseball field, football field and volleyball courts all in the same place, though. Might have to figure out a way to expand the tower horizontally on the top floors so they can build stadiums up there.

[OmahaJaysCU]

Is this going to be another Crossroads project?

The only reason I think no is because the city is going to be very motivated here to generate as much TIF revenue as possible to payoff streetcar bonds. That’s also the reason I believe (with no real inside intel to speak) that whatever transpires here will be significant. This development site alone could pay off the debt if it’s done right.

[S.O.Boy]

The red area on that map is in fact the current (soon to be former) MOO headquarters so if that’s the first phase it would lead me to believe that remodeling it would be the first phase. Hope I’m wrong because we could be waiting years for new construction of anything let alone new residential highrise towers if that’s the case. Hopefully I’m wrong though!

Its a tricky floor plate and building, but remodeling/renovating the current building would be far better if possible.

That is an iconic building. Repurposing like St Joe would be wonderful.

[frankt]

Midtown Crossing has been such a disappointment, especially lately. The park is great, but the rest of the development is struggling. It's also frustrating that the properties MOO purchased around 480 have been languishing for years. It feels like any real progress in this area is far away, unfortunately. As a midtown resident, I'm looking forward to when MOO finally sells these properties because they've proven they are not very good at development.

[Garrett]

This thread popping up with new comments is my "Did the president call?" of the forum right now.

[Renovator2559]

Midtown Crossing has been such a disappointment, especially lately. The park is great, but the rest of the development is struggling. It's also frustrating that the properties MOO purchased around 480 have been languishing for years. It feels like any real progress in this area is far away, unfortunately. As a midtown resident, I'm looking forward to when MOO finally sells these properties because they've proven they are not very good at development.

Midtown Crossing was essentially the first major walkable development in Omaha, so there's no need to suggest that MOO is not very good at development; especially since this development replaced eyesore parking lots. Plus Midtown Crossing, initiated the appetite for more successful walkable developments like Aksarben.

Also, we have to understand that fast moving traffic Dodge street is a major barrier that isolates Midtown Crossing from the north. Dodge/Douglas would have to go on road diets in this area, if residential properties north of midtown crossing are to be encouraged to visit MC businesses more.

When it comes to MC and Dodge/Douglas, do we care more about car traffic flow? Or do we reduce car noise, car speed and make it safer for pedestrians? Currently Dodge/Douglas in this area prioritizes fast car traffic flow.

The Mutual of Omaha Campus at the moment, in a way separates MC to Blackstone due to mainly being office space, so the re-development of the campus should connect MC and Blackstone better, as long as its mixed used development for the MOO campus.

So far, I see midtown crossing as a blank slate at the moment, there are so many lots that can be development and are shovel ready. The area has so much potential in connecting with downtown and blackstone.
The streetcar will be central in resuscitating Midtown Crossing, the streetcar will only accelerate the development process of the lots to the east of MC.

[NEDodger]

Midtown Crossing has been such a disappointment, especially lately. The park is great, but the rest of the development is struggling. It's also frustrating that the properties MOO purchased around 480 have been languishing for years. It feels like any real progress in this area is far away, unfortunately. As a midtown resident, I'm looking forward to when MOO finally sells these properties because they've proven they are not very good at development.

Midtown Crossing was essentially the first major walkable development in Omaha, so there's no need to suggest that MOO is not very good at development; especially since this development replaced eyesore parking lots. Plus Midtown Crossing, initiated the appetite for more successful walkable developments like Aksarben.

Aksarben - 2008
Midtown Crossing - 2010

[Renovator2559]

My bad, I wasn't around in Omaha during that time frame; Aksarben was first then.

[GenX]

My bad, I wasn't around in Omaha during that time frame; Aksarben was first then.

So you were basically just caught talking out of your |expletive|?

[Renovator2559]

My bad, I wasn't around in Omaha during that time frame; Aksarben was first then.

So you were basically just caught talking out of your |expletive|?

OMG, I made a mistake! Which I recalled. As if you have not made any mistakes...
Are you doing alright and having a good day at your, Sioux City?

As for the rest of the comment I made on Midtown Crossing, the points are valid when discussing the current challenges of MC. MC has plenty of potential with the MOO campus redevelopment and the streetcar is primed to accelerate development for MC. Along the east, north and west of MC.

Our streetcar sure is coming at the right time for MC to expand!

[GenX]

My bad, I wasn't around in Omaha during that time frame; Aksarben was first then.

So you were basically just caught talking out of your |expletive|?

OMG, I made a mistake! Which I recalled. As if you have not made any mistakes...
Are you doing alright and having a good day at your, Sioux City?

As for the rest of the comment I made on Midtown Crossing, the points are valid when discussing the current challenges of MC. MC has plenty of potential with the MOO campus redevelopment and the streetcar is primed to accelerate development for MC. Along the east, north and west of MC.

Our streetcar sure is coming at the right time for MC to expand!

Kinda a big thing to be wrong about as it was the foundation of your post. Anyway, I love being proven wrong as it’s an opportunity to learn.

As for me, I moved to Omaha in ‘97, and I saw First National Tower, Qwest Center, MTC and Aksarben all being built and remember what it was like before. I lived right by Aksarben.
I had to return to Sioux City largely to help care for my father and help with what he can no longer do. There were some other factors involved, which are not relevant. I will return to Omaha someday.

I don’t post about topics such as jobbers canyon because I wasn’t here and I don’t have the direct experience so many others here do. It’s okay if you moved here too late to see MTC and Aksarben built, but don’t act like you were here and know the history when you weren’t. That’s it. That’s all of it.

[mgoett]

Aksarben is much more developed now. Midtown crossing was built at one time. Aksarben was built over years.

[Bob from Omaha]

Midtown Crossing is amazing. Tenants come and go. Tastes change, franchises change, things are tried and some succeed and some fail. There was a freaking pandemic. None of that matters. It was built and is a fantastic development. Mutual was for Omaha the only company that could pull off this development in full and all at once. AND they are the only company that has the brass balls not to abandon it.

[Linkin5]

My bad, I wasn't around in Omaha during that time frame; Aksarben was first then.

So you were basically just caught talking out of your |expletive|?

OMG, I made a mistake! Which I recalled. As if you have not made any mistakes...
Are you doing alright and having a good day at your, Sioux City?

As for the rest of the comment I made on Midtown Crossing, the points are valid when discussing the current challenges of MC. MC has plenty of potential with the MOO campus redevelopment and the streetcar is primed to accelerate development for MC. Along the east, north and west of MC.

Our streetcar sure is coming at the right time for MC to expand!

I don’t post about topics such as jobbers canyon because I wasn’t here and I don’t have the direct experience so many others here do. It’s okay if you moved here too late to see MTC and Aksarben built, but don’t act like you were here and know the history when you weren’t. That’s it. That’s all of it.

By your own logic you shouldn’t be able to comment on any project happening in Omaha right now because you don’t live there.

It’s a silly standard, anybody can research stuff about Omaha and comment on it whether they live here or not. I was a toddler living outside of Omaha when Jobber’s canyon was demolished, I’ll still talk about it because I’ve learned about it later.

[frankt]

Midtown Crossing is amazing. Tenants come and go. Tastes change, franchises change, things are tried and some succeed and some fail. There was a freaking pandemic. None of that matters. It was built and is a fantastic development. Mutual was for Omaha the only company that could pull off this development in full and all at once. AND they are the only company that has the brass balls not to abandon it.

I'm not really sure what you mean, but MOO is planning to turn the Midtown Crossing development over to Lanoha, at least according to recent reporting. Even MOO is not happy with how the development has turned out. Fingers crossed for the future here, but good news feels a long way off.

Blackledge said Mutual’s experience with its Midtown Crossing project reinforces why the insurance giant will step away from transforming that property once the company relocates.

While the $365 million Midtown Crossing constructed between 2006 and 2010 undoubtedly helped re-energize surrounding neighborhoods, Blackledge said, the return on investment has not been as robust as hoped.

“We’re really not in the development business,” he said. “I think we learned that, and we’re better off to find the experts to tell us what makes sense.”

Blackledge said Mutual currently is down to selling the last of the Midtown Crossing condominiums — a process, he said, that originally was expected to wrap up a decade or so ago

https://nebraskaexaminer.com/2022/05/14 ... -campuses/

[Renovator2559]

Kinda a big thing to be wrong about as it was the foundation of your post. Anyway, I love being proven wrong as it’s an opportunity to learn.

As for me, I moved to Omaha in ‘97, and I saw First National Tower, Qwest Center, MTC and Aksarben all being built and remember what it was like before. I lived right by Aksarben.
I had to return to Sioux City largely to help care for my father and help with what he can no longer do. There were some other factors involved, which are not relevant. I will return to Omaha someday.

I don’t post about topics such as jobbers canyon because I wasn’t here and I don’t have the direct experience so many others here do. It’s okay if you moved here too late to see MTC and Aksarben built, but don’t act like you were here and know the history when you weren’t. That’s it. That’s all of it.

I think that is an honorable and selfless thing you are doing helping your father. I've had to do that too in the past, family comes first.

Since I wasn't around in Omaha before 2010, I don't talk about the specifics of projects completed in the past before my time; I rely on others, which are more aware on past completed projects like the CHI Health Center, to fill in the gaps of information, of the times I was not here.

Even if I was in Omaha during the early and late 2000s, I would have been too young, to understand development and urbanism concepts. I may not have been around at MTC when it was built, but as a resident of MTC; I've been through most of its life and I can share my experience of the the challenges and benefits I see at MTC, if the topic has any correlation.

I like the way that NEdodger just simply mentioned the completion dates of both MTC/Aksarben and I just acknowledged my mistake.

You are always welcome to come back to Omaha when you are ready to!

[Renovator2559]

Midtown Crossing is amazing. Tenants come and go. Tastes change, franchises change, things are tried and some succeed and some fail. There was a freaking pandemic. None of that matters. It was built and is a fantastic development. Mutual was for Omaha the only company that could pull off this development in full and all at once. AND they are the only company that has the brass balls not to abandon it.

I'm not really sure what you mean, but MOO is planning to turn the Midtown Crossing development over to Lanoha, at least according to recent reporting. Even MOO is not happy with how the development has turned out. Fingers crossed for the future here, but good news feels a long way off.

We had a pandemic that devastated MTC much more than Aksarben. Aksarben at least has the Baxter Arena and UNO. MTC doesn't have any large venues, that will attract a constant flow of people. Downtown directly competes with Midtown Crossing and since MTC is not very large, people just prefer to go to downtown.

Aksarben was initially planned for 76 acres and Midtown Crossing was initially planned for 16 acres.

Aksarben has plenty of sports courts, while MTC is mostly a place to dine. MTC gives the vibe of a more insular community due to its boundaries all around, especially Dodge St, but MTC does a good job with density in its much smaller 16 acre development.

Aksarben also has their own Farmer's Market from Spring to Fall. I alternate between the Old Market farmer's market and Aksarben's farmers market but Aksarben's farmer's market is even larger than the Old Market's farmer's market, because there is simply more room at Aksarben to place stands.

Still if Mutual of Omaha throws in the towel by saying this:

“We’re really not in the development business,” he said. “I think we learned that, and we’re better off to find the experts to tell us what makes sense.”

https://nebraskaexaminer.com/2022/05/14 ... -campuses/

Then Lanoha is a much better contender to develop MTC and former MoO campus.

[halgy]

My hope is that the streetcar really boosts the midtown area. Right now, it is stuck in the middle between two more popular neighborhoods. With the streetcar, it will be really easy to stop along the way between the two. It should help with foot traffic, and maybe will help a few restaurants stay in business for more than 2 years.

I know that there were plans to turn the theater into something else, but I hope that fell through. I loved having the Alamo there, and being right on the streetcar line would make it much easier to get to (my issue was that if I was going to drive from downtown anyway, I might as well got to the IMAX in Council Bluffs). But lunch in the Old Market, movie in midtown, and drinks in Blackstone sounds like a nice day out.

[omaha79]

Midtown Crossing is amazing. Tenants come and go. Tastes change, franchises change, things are tried and some succeed and some fail. There was a freaking pandemic. None of that matters. It was built and is a fantastic development. Mutual was for Omaha the only company that could pull off this development in full and all at once. AND they are the only company that has the brass balls not to abandon it.

Except they are abandoning it and already divested themselves of day to day control of the real estate arm even before the pandemic. In many ways, they gave up on it around 2019 as it never turned into what they anticipated.

And, it definitely has had much more in the way of problems outside of just the pandemic. It was a revolving door of tenants from the start.

[Greg S]

I think the streetcar will be a step in the right direction to help MTC but so much more is needed. We can attempt to blame the pandemic but this area has struggled pretty much since it's beginning.

We talk about the malls, Westroads and especially Oak View struggling, but I was shocked when I drove up Farnam during the day a couple weeks ago. It looks like the at least 50 percent of the bays are now in empty. Westroads is thriving in comparison.

Greg

[skip]

Need more residential density for it to work. Just like most "failed" or "under-performing" developments like Capitol District.

Aksarben works with a high amount of corporate jobs during the day and the residential/student density around it. Even then, I would say it still needs more residential density for it to really flourish.

Its quite simple. More people in the area equal more people to support the businesses in the development.