Mutual Campus Redevelopment (33rd & Farnam)

[Indaknow]

I’m not the type person who needs to have my phone on me 24/7 or I’ll go crazy. I left my phone in my car at the time, but even if I had my phone on me, I’m not sure that I would have taken a picture. I didn’t know exactly when someone was going to walk back into the office. It would be kind of embarrassing having someone walk in just as I was snapping a picture of something I probably shouldn’t have been looking at in the first place.

Shortly after posting this rumor, I felt guilty because I passed on information I really didn’t have permission to pass on. If word gets out, I could get someone or myself in trouble. Now I really regret it even more after two people on here have already tried to accuse me of making things up. Like I said, I believe this appeared to be the plan for MofO’s current site. Maybe I’m right, or maybe I’m completely wrong. I guess time will tell. All I know is that when people start accusing people like me of making stuff up, it might make others think twice about posting things on here.

[Busguy2010]

Not that I buy into rumors much, but I, too, often deliberately don't take my phone with me places. Hang in there...

As for the rumor, I would assume any and all plans for the midtown campus are on pause now. Wasn't there a proposal here within the last couple years?

[Garrett]

This has me thinking. What if Mutual is indeed taking the library slot, and in turn, they offer to build a more substantial library in midtown as part of their HQ redevelopment. That could explain the civic space in the alleged redevelopment plans

[Dundeemaha]

This has me thinking. What if Mutual is indeed taking the library slot, and in turn, they offer to build a more substantial library in midtown as part of their HQ redevelopment. That could explain the civic space in the alleged redevelopment plans

There hasn't been any deviation in the original plans from Heritage. At this point there's no reason to believe anything other than:


1. Downtown library is a branch location (this piece further reinforced by the resident population served being mentioned to make downtown appear less important)
2. New 72nd & Dodge Distribution Warehouse + Branch Library
3. Sell land /close Swanson Library

There's rumors of major construction at both the Lanoha and W Dale Clark parcel, assuming 1-3 happen either would be a great location for Omaha to have Mutual relocate to. Hopefully there is a major residential component to the block being sold off from the mall. Imagine living next to the park and working at Mutual on either site.

[Garrett]

This has me thinking. What if Mutual is indeed taking the library slot, and in turn, they offer to build a more substantial library in midtown as part of their HQ redevelopment. That could explain the civic space in the alleged redevelopment plans

There hasn't been any deviation in the original plans from Heritage. At this point there's no reason to believe anything other than:


1. Downtown library is a branch location (this piece further reinforced by the resident population served being mentioned to make downtown appear less important)
2. New 72nd & Dodge Distribution Warehouse + Branch Library
3. Sell land /close Swanson Library

There's rumors of major construction at both the Lanoha and W Dale Clark parcel, assuming 1-3 happen either would be a great location for Omaha to have Mutual relocate to. Hopefully there is a major residential component to the block being sold off from the mall. Imagine living next to the park and working at Mutual on either site.

The thing I'm hinging on is the quote of "this will be the downtown library, until it isn't" which to me implies that there are plans for a more substantial downtown branch at some point after the next 5-10 years.

[Dundeemaha]

The thing I'm hinging on is the quote of "this will be the downtown library, until it isn't" which to me implies that there are plans for a more substantial downtown branch at some point after the next 5-10 years.

Maybe, I hope with all of this movement Omaha gets these towers built, last time it felt like there was nearly this much momentum the great recession happened and derailed it.

I assume that 5-10 years means the next mayor which may mean different priorities for the library, but maybe Stothert will stay forever.

Either way I'd really love to see the city take this period of change as a time to increase library funding which may be the most important change.

[Hqdrkz]

I guess we know for sure that the civic building isn’t going to be a library. With the plan to move the library to Jones Street, it definitely isn’t going to an “attraction” that will bring people downtown. Pretty underwhelming. As for why I thought it was MofO’s location, it had to do with the office I was in, and particularly whose office it was in. I could no other reason why that display board would be there. I don’t know how to explain without the possibility of getting someone or myself into trouble. I was thinking the civic component was a library and the grand lawn was maybe intended as a gathering place for residents of the condos, maybe a place to sit outside and enjoy a book, or picnic. One thing I found interesting is how it appears the buildings would be tiered down, back to front, like the current buildings and that round circle on the civic building could mean that maybe it will have some sort of dome element like they currently have.

[Hqdrkz]

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.

[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.

So you're saying this plan is proposing three potential 250-300 ft buildings (2 residential, 1 hotel) on the current MoO site?

[Garrett]

Interesting. Is there a way to confirm these two posters are different IP addresses? Haha

[Brad]

Interesting. Is there a way to confirm these two posters are different IP addresses? Haha

Yes, but does that ruin the fun if we tell you?

[Hqdrkz]

Don’t get too excited about this. If they decide to go ahead and do any of this, demolition is at the soonest three years away. The only thing I know for sure is that plans are to move out and they’re negotiating with several parties trying to get the wheels turning.

[ita]

Don’t get too excited about this. If they decide to go ahead and do any of this, demolition is at the soonest three years away. The only thing I know for sure is that plans are to move out and they’re negotiating with several parties trying to get the wheels turning.

This is almost as intriguing as any potential high rise. Do you have any information on whether they stick in Midtown? The only other place they could move in Midtown Crossing is Turner Park East. Maybe they intend to downsize the office space?

[Garrett]

Don’t get too excited about this. If they decide to go ahead and do any of this, demolition is at the soonest three years away. The only thing I know for sure is that plans are to move out and they’re negotiating with several parties trying to get the wheels turning.

This is almost as intriguing as any potential high rise. Do you have any information on whether they stick in Midtown? The only other place they could move in Midtown Crossing is Turner Park East. Maybe they intend to downsize the office space?

Don’t forget mutual is the number one rumored tenant of the rumored new 700 ft tower downtown.

[ita]

Don’t get too excited about this. If they decide to go ahead and do any of this, demolition is at the soonest three years away. The only thing I know for sure is that plans are to move out and they’re negotiating with several parties trying to get the wheels turning.

This is almost as intriguing as any potential high rise. Do you have any information on whether they stick in Midtown? The only other place they could move in Midtown Crossing is Turner Park East. Maybe they intend to downsize the office space?

Don’t forget mutual is the number one rumored tenant of the rumored new 700 ft tower downtown.

True. I have a hard time believing that they are going to abandon midtown after all that they have invested in midtown crossing and buying up property in Turner Park East. Turning the current HQ property into a residential district makes sense; ORBT is nearby, It would be adjacent to the possible streetcar, Midtown Crossing is a fairly livable neighborhood, but most importantly, MoO's HQ is really close to UNMC. There could be a big demand for high end urban housing by the end of the next decade. A couple high rise residential projects in Midtown seems weird to me right now, but in 10 years, I can see them being in high demand.

[jomaha9]

This plan actually makes a lot of sense. Highrises in Midtown would be near amenities that Downtown doesn't have (i.e. grocery store, drug store) and would only be a few minutes from several entertainment and shopping centers. Midtown is also located right in the middle of the two major employment centers.

[Garrett]

The idea of having tower cranes at each of the 3 skylines in the next few years is very exciting.

[Bob from Omaha]

This is all an exorcise until someone from the company stands in front of a mound of dirt with a silver shovel.

[Garrett]

This is all an exorcise until someone from the company stands in front of a mound of dirt with a silver shovel.

We're doing exorcisms now?

[nebport5]

This is all an exorcise until someone from the company stands in front of a mound of dirt with a silver shovel.

We're doing exorcisms now?

Hey whatever it takes to change the skyline right?

[Bob from Omaha]

Extracize?

[Hqdrkz]

Don’t get too excited about this. If they decide to go ahead and do any of this, demolition is at the soonest three years away. The only thing I know for sure is that plans are to move out and they’re negotiating with several parties trying to get the wheels turning.

This is almost as intriguing as any potential high rise. Do you have any information on whether they stick in Midtown? The only other place they could move in Midtown Crossing is Turner Park East. Maybe they intend to downsize the office space?

Don’t forget mutual is the number one rumored tenant of the rumored new 700 ft tower downtown.

True. I have a hard time believing that they are going to abandon midtown after all that they have invested in midtown crossing and buying up property in Turner Park East. Turning the current HQ property into a residential district makes sense; ORBT is nearby, It would be adjacent to the possible streetcar, Midtown Crossing is a fairly livable neighborhood, but most importantly, MoO's HQ is really close to UNMC. There could be a big demand for high end urban housing by the end of the next decade. A couple high rise residential projects in Midtown seems weird to me right now, but in 10 years, I can see them being in high demand.

Ten years from now, Turner Park East will be unrecognizable.

[ita]

Don’t get too excited about this. If they decide to go ahead and do any of this, demolition is at the soonest three years away. The only thing I know for sure is that plans are to move out and they’re negotiating with several parties trying to get the wheels turning.

This is almost as intriguing as any potential high rise. Do you have any information on whether they stick in Midtown? The only other place they could move in Midtown Crossing is Turner Park East. Maybe they intend to downsize the office space?

Don’t forget mutual is the number one rumored tenant of the rumored new 700 ft tower downtown.

True. I have a hard time believing that they are going to abandon midtown after all that they have invested in midtown crossing and buying up property in Turner Park East. Turning the current HQ property into a residential district makes sense; ORBT is nearby, It would be adjacent to the possible streetcar, Midtown Crossing is a fairly livable neighborhood, but most importantly, MoO's HQ is really close to UNMC. There could be a big demand for high end urban housing by the end of the next decade. A couple high rise residential projects in Midtown seems weird to me right now, but in 10 years, I can see them being in high demand.

Ten years from now, Turner Park East will be unrecognizable.

Cool, cool. Do you know if there are any plans, even preliminary, for TPE (wow, that's an unfortunate acronym)? They was 5 or so years ago and got dropped pretty quickly. That are has a lot of potential for increased density, so I am really excited for anything to happen there.

[Hqdrkz]

Earlier plans for Turner Park East have changed drastically. There will be much less focus on office space and much more on residential (1500+ units), convenience retail (grocery store), boutique hotels, destination retail, and new entertainment options. This is still in the very early stages of development, so don’t expect to see construction starting anytime soon.

[omaha79]

I'm thinking Mutual is looking at mid town, not downtown.

Employees received an email today from the top that said,

"Our current home office complex is in need of significant maintenance and upgrades. Our planning efforts will include a thorough review of our options in terms of renovating our current facilities or building a new headquarters. We own sufficient real estate in Midtown beyond that currently occupied by our office buildings and parking facilities which allows us to think creatively about our future needs."

Nothing about this would inspire any notion that they are looking at moving downtown. This is word for word.

[ita]

I'm thinking Mutual is looking at mid town, not downtown.

Employees received an email today from the top that said,

"Our current home office complex is in need of significant maintenance and upgrades. Our planning efforts will include a thorough review of our options in terms of renovating our current facilities or building a new headquarters. We own sufficient real estate in Midtown beyond that currently occupied by our office buildings and parking facilities which allows us to think creatively about our future needs."

Nothing about this would inspire any notion that they are looking at moving downtown. This is word for word.

I know there is nothing in the short term, but this message seems to indicate that the intrigue around possible plans for residential high rises at the current HQ site has some bite. Thanks for sharing.

[Garrett]

I swear keeping all of these various rumors straight is gonna give me an aneurysm haha

[Hqdrkz]

I'm thinking Mutual is looking at mid town, not downtown.

Employees received an email today from the top that said,

"Our current home office complex is in need of significant maintenance and upgrades. Our planning efforts will include a thorough review of our options in terms of renovating our current facilities or building a new headquarters. We own sufficient real estate in Midtown beyond that currently occupied by our office buildings and parking facilities which allows us to think creatively about our future needs."

Nothing about this would inspire any notion that they are looking at moving downtown. This is word for word.

Very interesting in deed, but they cut a lot of office space out of their Turner Park East plan. Unless they downsize a lot, their headquarters isn’t going there. If they don’t end up downtown, they will probably occupy some of the office space planned at Crossroads or end up on the west end of Dodge.

[ita]

Earlier plans for Turner Park East have changed drastically. There will be much less focus on office space and much more on residential (1500+ units), convenience retail (grocery store), boutique hotels, destination retail, and new entertainment options. This is still in the very early stages of development, so don’t expect to see construction starting anytime soon.

1500+ residential units is a lot of units! Even with all the land available at TPE, if they want to build that many units, buildings have to be 8-10 stories, at least. They could exactly extend the retail/entertainment strip along Farnam to the East.

[Bob from Omaha]

Gondolas? European? 'Bout time!

[Garrett]

Well this is interesting...
Mutual launches study of facility needs in wake of COVID pandemic

Mutual spokesman Jim Nolan said the company is in the beginning stages of figuring out its future workplace needs, with the expectation that its workforce will likely be a mix of people who work in offices, remotely from home and in a combination of the two.

As part of that process, the iconic Fortune 500 company has retained an interior design architect to advise it. Mutual also is surveying its managers to figure out their immediate and longer-term expectations for remote work.

The goal, Nolan said, is to create a workplace experience that accommodates the company’s headquarters operations but also embraces flexibility for workers.

Nolan emphasized that nothing about the size, shape or location of the future facilities has been decided. It could involve renovation of the current 33rd and Dodge headquarters complex, new construction on land it owns near the complex or new construction elsewhere in Omaha — the city from which the company takes its name...

Nolan said there is no timeline on the planning effort.

[ita]

Well this is interesting...
Mutual launches study of facility needs in wake of COVID pandemic

Mutual spokesman Jim Nolan said the company is in the beginning stages of figuring out its future workplace needs, with the expectation that its workforce will likely be a mix of people who work in offices, remotely from home and in a combination of the two.

As part of that process, the iconic Fortune 500 company has retained an interior design architect to advise it. Mutual also is surveying its managers to figure out their immediate and longer-term expectations for remote work.

The goal, Nolan said, is to create a workplace experience that accommodates the company’s headquarters operations but also embraces flexibility for workers.

Nolan emphasized that nothing about the size, shape or location of the future facilities has been decided. It could involve renovation of the current 33rd and Dodge headquarters complex, new construction on land it owns near the complex or new construction elsewhere in Omaha — the city from which the company takes its name...

Nolan said there is no timeline on the planning effort.

So, more validation for those unregistered users and their incredibly enticing rumors! They made it clear, and Dolan confirmed, we're years away from anything happening, but these are very interesting developments indeed.

[Brad]

With the streetcar announcement tomorrow, I see great things for the soon to be former Mutual of Omaha campus. I see great mixed use development connecting Midtown Crossing the Blackstone. I am guessing a very dense development with lots of residential and plenty of street level retail along fanam. The Streetcar will be a big boost for this redevelopment.

[Omaha Cowboy]

I thoroughly expect this to be the case Brad- stretching the Blackstone District development even further east…

Ciao..LiO…Peace

[GetUrban]

I copied this from the library lot thread, since this is the right place to continue this topic.

‘I hope something equally good will happen with their old campus at Midtown along the lines of rehab/repurposing rather than outright demo and erasure of the most significant structures on the old campus.”

[Garrett]

I copied this from the library lot thread, since this is the right place to continue this topic.

‘I hope something equally good will happen with their old campus at Midtown along the lines of rehab/repurposing rather than outright demo and erasure of the most significant structures on the old campus.”

I could see the south building going for sure. Not sure the main building would survive either though. If it's in bad of shape as it sounds, and just with how big the floorplates are, I feel like a lot of it would be hard to repurpose to residential.

[iamjacobm]

I copied this from the library lot thread, since this is the right place to continue this topic.

‘I hope something equally good will happen with their old campus at Midtown along the lines of rehab/repurposing rather than outright demo and erasure of the most significant structures on the old campus.”

I could see the south building going for sure. Not sure the main building would survive either though. If it's in bad of shape as it sounds, and just with how big the floorplates are, I feel like a lot of it would be hard to repurpose to residential.

The south building is much more modern and I think Mutual will use it for their operations in the short term, could maybe see that sticking around. The main building is such a cool structure from the outside, but like you said idk how those floorplates work for residential. They are massive.

[Cermak]

The South building isn’t that old , it’s from the 80’s. I’m thinking they might keep that one. But who knows. Maybe the med center could use it.

[Garrett]

The South building isn’t that old , it’s from the 80’s. I’m thinking they might keep that one. But who knows. Maybe the med center could use it.

Yeah that makes sense. I guess in my mind the south building is just like an architectural knockoff of the main building that there would be more of a push to save.

Also part of me feels nervous we're jinxing the heck out of ourselves with this thread haha.

[Jins123]

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.

Hmmmm…