The Arthur (SEC 48th and Dodge)

[Brad]

Just an FYI about sidewalk space. When this lot was platted for this new project, they had to dedicate (Give) to the City of Omaha 13' of land along Dodge and 12.4' of and along 48th Street. This would be so the sidewalk meets and associated green space meet current city standards.

Screenshot 2025-03-19 214740.jpg

[skip]

To be honest, I would reduce Dodge from 5 to 4 lanes between 48th and 52nd street, and give that gained extra space to sidewalks.

Dodge from 10th st to 69th st needs a road diet. No need for all of those lanes. Makes it unsafe for all pedestrians walking along dodge.

[InTheRoom]

To be honest, I would reduce Dodge from 5 to 4 lanes between 48th and 52nd street, and give that gained extra space to sidewalks.

Dodge from 10th st to 69th st needs a road diet. No need for all of those lanes. Makes it unsafe for all pedestrians walking along dodge.

Genuinely curious... what makes you say it is unsafe? I think most other road diets (think Blackstone) were due to statistical evidence of high crash and injury rates. I'm not aware of those problems on Dodge. That section already becomes a nightmare during peak rush hour...

[skip]

To be honest, I would reduce Dodge from 5 to 4 lanes between 48th and 52nd street, and give that gained extra space to sidewalks.

Dodge from 10th st to 69th st needs a road diet. No need for all of those lanes. Makes it unsafe for all pedestrians walking along dodge.

Genuinely curious... what makes you say it is unsafe? I think most other road diets (think Blackstone) were due to statistical evidence of high crash and injury rates. I'm not aware of those problems on Dodge. That section already becomes a nightmare during peak rush hour...

If I have to explain why the sidewalks along dodge are unsafe along majority of that stretch, especially Midtown through Dundee, then you must not be a pedestrian very often.

[GenX]

To be honest, I would reduce Dodge from 5 to 4 lanes between 48th and 52nd street, and give that gained extra space to sidewalks.

Agreed, but there'd likely need to be some sort of median between the travel directions or even a turn lane to help calm things down, but once that has been achieved, we're back at, or close to the same overall width.

I'm glad they never went through with it, but extending I-480 from ~30th to Saddle Creek and beyond would have nipped this problem in the bud. I wonder how the surrounding area would have developed had this gone through. I-480 likely could have gone out to I-680 and beyond.

[TitosBuritoBarn]

To be honest, I would reduce Dodge from 5 to 4 lanes between 48th and 52nd street, and give that gained extra space to sidewalks.

Dodge from 10th st to 69th st needs a road diet. No need for all of those lanes. Makes it unsafe for all pedestrians walking along dodge.

Genuinely curious... what makes you say it is unsafe? I think most other road diets (think Blackstone) were due to statistical evidence of high crash and injury rates. I'm not aware of those problems on Dodge. That section already becomes a nightmare during peak rush hour...

There are not going to be as many pedestrian-involved crashes if no one is willing to walk along Dodge. I would imagine the ratio of pedestrian-involved crashes to number of pedestrians walking on Dodge would be higher than roads in Blackstone. If nothing else, it's an instance where the vibes are off; the sidewalks are narrow and the traffic is heavy and fast. It's not an appealing walking street because it seems risky. I certainly wouldn't be walking with my kids along there.

[halgy]

To be honest, I would reduce Dodge from 5 to 4 lanes between 48th and 52nd street, and give that gained extra space to sidewalks.

Dodge from 10th st to 69th st needs a road diet. No need for all of those lanes. Makes it unsafe for all pedestrians walking along dodge.

Genuinely curious... what makes you say it is unsafe? I think most other road diets (think Blackstone) were due to statistical evidence of high crash and injury rates. I'm not aware of those problems on Dodge. That section already becomes a nightmare during peak rush hour...

There are not going to be as many pedestrian-involved crashes if no one is willing to walk along Dodge. I would imagine the ratio of pedestrian-involved crashes to number of pedestrians walking on Dodge would be higher than roads in Blackstone. If nothing else, it's an instance where the vibes are off; the sidewalks are narrow and the traffic is heavy and fast. It's not an appealing walking street because it seems risky. I certainly wouldn't be walking with my kids along there.

When I drive down parts of Dodge and pass a pedestrian who is using sidewalk, it sets off my car's" you're about to hit someone" alarm. And walking from the 42nd street ORBT stop to the Blackstone is definitely sketchy (so are other parts, but I don't walk them).

[Dundeemaha]

To be honest, I would reduce Dodge from 5 to 4 lanes between 48th and 52nd street, and give that gained extra space to sidewalks.

Agreed, but there'd likely need to be some sort of median between the travel directions or even a turn lane to help calm things down, but once that has been achieved, we're back at, or close to the same overall width.

I'm glad they never went through with it, but extending I-480 from ~30th to Saddle Creek and beyond would have nipped this problem in the bud. I wonder how the surrounding area would have developed had this gone through. I-480 likely could have gone out to I-680 and beyond.

Sure would have. Then all of Dundee, Memorial Park, Fairacres, Crossroads could have become slums that no one wanted to live in or visit. We could have had such nice wide roads through the ruins of our past urban fabric.

[Renovator2559]

To be honest, I would reduce Dodge from 5 to 4 lanes between 48th and 52nd street, and give that gained extra space to sidewalks.

Dodge from 10th st to 69th st needs a road diet. No need for all of those lanes. Makes it unsafe for all pedestrians walking along dodge.

Genuinely curious... what makes you say it is unsafe? I think most other road diets (think Blackstone) were due to statistical evidence of high crash and injury rates. I'm not aware of those problems on Dodge. That section already becomes a nightmare during peak rush hour...

If I have to explain why the sidewalks along dodge are unsafe along majority of that stretch, especially Midtown through Dundee, then you must not be a pedestrian very often.

I tend to walk the sidewalks around MTC and dundee along Dodge and it is so uncomfortable to walk along those narrow sidewalks with so much car noise, because of this; I tend to avoid walking along Dodge as much as possible. I am sure most people avoid walking along Dodge and of course if people are not walking along, there won't be a problem with injuries.

Why do we need that middle lane in Dodge from 10th st to 69th? I am fine getting rid of that middle lane and I say it as someone that has to drive east to west on Dodge. Plus that middle lante is dangerous. Either implementing a median and or widening the sidewalks would be a better solution.

The notion that this area becomes a nightmare during rush hour, is overblown. None of the traffic in this area is comparable to the traffic mess that happens in West Omaha. I'd say implement a road diet on Dodge on East Omaha.

Let's not put the car in a pedestal over pedestrians, this is East Omaha not West Omaha.

[GenX]

To be honest, I would reduce Dodge from 5 to 4 lanes between 48th and 52nd street, and give that gained extra space to sidewalks.

Dodge from 10th st to 69th st needs a road diet. No need for all of those lanes. Makes it unsafe for all pedestrians walking along dodge.

Genuinely curious... what makes you say it is unsafe? I think most other road diets (think Blackstone) were due to statistical evidence of high crash and injury rates. I'm not aware of those problems on Dodge. That section already becomes a nightmare during peak rush hour...

If I have to explain why the sidewalks along dodge are unsafe along majority of that stretch, especially Midtown through Dundee, then you must not be a pedestrian very often.

Why do we need that middle lane in Dodge from 10th st to 69th?

That "middle lane" runs from 30th to 69th.

[Renovator2559]

Technically that middle lane turns into just another lane in the downtown area, Dodge is unnecessarily wide in the downtown area. It would be more pedestrian friendly if Dodge was turned into a two-way street with median. I just don't see why cars need to be placed in a pedestal over pedestrians in the downtown area.

[GenX]

Technically that middle lane turns into just another lane in the downtown area, Dodge is unnecessarily wide in the downtown area. It would be more pedestrian friendly if Dodge was turned into a two-way street with median. I just don't see why cars need to be placed in a pedestal over pedestrians in the downtown area.

No, not “technically” either. It becomes a dedicated lane(s) that doesn’t switch direction.

Remember that Dodge is also US Hwy 6, which means there are restrictions as to what the city can do with the street as throughput must be maintained.

[Renovator2559]

I agree, and yes around 69th and Dodge, Dodge splits but becomes wider.
Also, we just cannot reroute US 6 through the 480 segment.
And upon closer look on looking at Douglas and Dodge, its just not possible to combine both US6 W&E into Dodge, as major ramp designs would have to be made in order for US 6 to tap onto i480.

Since US 6 splits into two streets with room for 4 Dodge and 4 Douglas lanes plus each with their own parking lane, this still seems excessive as the exit ramps into i480 is only 2 lanes each. Dodge on the west side varies in lanes from 2+3 lanes by Midtown as a choke point and of course. Further west Dodge becomes a 3+3 around 72nd, plus 3 turning lanes

If midtown area has a choke point of 2+1+2 lanes, why can't the very wide Douglas and Dodge bifurcation not be reduced to 3 lanes each and get rid of the side street parking? But I get it, mah turning lanes and putting the car over pedestrians. We have plenty of garages now. Also that middle lane around Midtown is a waste of space, not many drive on that lane, getting rid of that lane and widening the sidewalks along this area, would make wonders for pedestrian use.

US 6 around Gretna and exiting the west edge of Omaha turns into a 1+1 lane highway, so why does Douglas and Dodge bifurcation need 4+4, only to combine into 2 ramps with each 2 lanes i480 again? Well at least a lane is dedicated to a bus lane.

Some of these highway laws are strange and archaic, and should be updated to account for pedestrian areas like in Downtown

[Brad]

Photo Update:

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[Louie]

Grow Omaha posted this picture a couple days back:

[Renovator2559]

I really like how the Arthur is coming together; Love the nod to Omaha's signature brick with modern undertones. The Arthur's design is cohesive to the apartment complex to the west of it. I passed by these two earlier today and they both are eye catchy.

The Arthur sure is replicating some layered elements of the Brickline that I love.

When I saw Des Moines new developments, they look more corporate, sterile, with somewhat loud colors and being too minimalist modernist for my liking. I am glad Omaha is keeping its own distinct architecture style and keeping its traditional brick culture in tact.

[Brad]

Took these about 2 weeks ago.

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[Ben]

Somehow I envisioned the old Vet's office to be more architecturally integrated into the design... Brick color matching, more physically connected, design cues from the mid-mod styling to be carried into the apartment building, something along those lines... It now just looks like an old building sitting in front of a massive apartment building.

[skinzfan23]

Somehow I envisioned the old Vet's office to be more architecturally integrated into the design... Brick color matching, more physically connected, design cues from the mid-mod styling to be carried into the apartment building, something along those lines... It now just looks like an old building sitting in front of a massive apartment building.

Haha, wish Omaha would have done that for some of the old, historical and significant buildings downtown throughout the years.

I agree it doesn’t really gel well together. Imagine if they could have built all the parking lots and garages downtown around buildings instead of tearing them down.

[GenX]

Somehow I envisioned the old Vet's office to be more architecturally integrated into the design... Brick color matching, more physically connected, design cues from the mid-mod styling to be carried into the apartment building, something along those lines... It now just looks like an old building sitting in front of a massive apartment building.

Agreed. The stark white walls could be painted to coordinate better or (ideally not) stain the vet clinic bricks to match. Best to keep it original and coordinate the apartment building.

[GetUrban]

I agree, the stark white looks out of place given the historic context. They should have toned-down the contrast a bit.

[meliketrains]

Just drove past that little vet clinic today, and it looks like they've got some nice new glass facade on the east-facing entryway side. Looks pretty nice! Though as others said, the building itself is a bit jarring in contrast to the overall building. It almost feels randomly placed, what with the asymmetrical positioning.

That entire complex is gonna be packed with yuppie pet owners though, lol. Bet that vet is elated.

[bldgengineer2015]

Just drove past that little vet clinic today, and it looks like they've got some nice new glass facade on the east-facing entryway side. Looks pretty nice! Though as others said, the building itself is a bit jarring in contrast to the overall building. It almost feels randomly placed, what with the asymmetrical positioning.

That entire complex is gonna be packed with yuppie pet owners though, lol. Bet that vet is elated.

The old vet clinic is the leasing office and a lounge space for the main building.

[meliketrains]

Just drove past that little vet clinic today, and it looks like they've got some nice new glass facade on the east-facing entryway side. Looks pretty nice! Though as others said, the building itself is a bit jarring in contrast to the overall building. It almost feels randomly placed, what with the asymmetrical positioning.

That entire complex is gonna be packed with yuppie pet owners though, lol. Bet that vet is elated.

The old vet clinic is the leasing office and a lounge space for the main building.

Oooooh, gotcha. I like my idea better

[Brad]

Update with the front completed.
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20250920881A4506.jpg

Backside of the building:
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20250920881A4393.jpg

[Renovator2559]

Love the lighting Brad, thanks! Looks to me that these will be marketed as a "lower budget" option, compared to the Brickline, then again we don't need to mostly focus on luxury apartments.

[halgy]

Love the lighting Brad, thanks! Looks to me that these will be marketed as a "lower budget" option, compared to the Brickline, then again we don't need to mostly focus on luxury apartments.

I don't know, those are some pretty expensive apartments, especially for not being adjacent to one of the walkable neighborhoods.

[Renovator2559]

You can bet these apartments will go like hotcakes, regardless.
Its not really a walkable area but at least its nearby big box stores. I can only imagine the rent prices for a downtown walkable apartment. Probably more of a premium.