Mutual Campus Redevelopment (33rd & Farnam)

[Louie]

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.

It also has an insanely easy parking situation.

[omaha79]

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

I've said it before, and I'll say it again, it's a matter of who and what they tried to attract down there to begin with. They wanted to be a lifestyle center almost entirely catered around the people they thought would live there, which would be affluent 40-70 year olds who were going to buy their condos. Initially, the development almost went out of their way to discourage the working class people that live in the area from frequenting the area by pricing them out. They only wanted bougie, upscale restaurants, and reportedly, even said no to more fast food or fast casual restaurants that wanted to be down there.

5 blocks down the road to the West, what do you have? You have a more hip urban environment. You have bar and restaurant concepts aimed directly at 21-35 year olds that are quirky. They aren't necessarily inexpensive places either, but they are places younger people with discretionary income want to be. There are street tacos and tequila, there is a local ice cream shop, there is karaoke, there is a late night burger/craft drink bar, there is a cool vibe sports bar, there's a rooftop bar.

5 blocks to the East, what did you have even in MTC's heyday? a gym. a grocery store. a postal store. a place that sells cell phones. A barber shop. another place that fixes cell phones. a coffee shop. A tea place. a place that let's you sample extremely expensive scotch and whiskey. It had higher end restaurants like Grey Plume, Crave and Cantina Laredo that have transitioned to other concepts, but none of this screams young and hip. But, the dirty secret is 40 and 50 somethings don't go to those areas. Sure, they'll go to CHI for a concert or basketball game, but otherwise, they are staying in Gretna. They don't go downtown on weekends otherwise, that's for the youngsters and this place isn't for youngsters. They made that clear.

It's also aesthetics. outside of jazz on the green, the area isn't overly inviting. Blackstone has that old brick it factor. MTC feels manufactured....because it was. I don't even think that if they did a total rebrand to try to cater to the younger crowd that it would necessarily work because it's just not the same vibe. It's a suburban feel in the urban core.

But, ultimately, the only way to even start changing the trend is to cater to those that actually have a desire to be in that area and that's the younger crowd, but they won't do that because they don't want to anger the condo owners/HOA.

Rock and a hard place.

[Doctor Fate]

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

I've said it before, and I'll say it again, it's a matter of who and what they tried to attract down there to begin with. They wanted to be a lifestyle center almost entirely catered around the people they thought would live there, which would be affluent 40-70 year olds who were going to buy their condos. Initially, the development almost went out of their way to discourage the working class people that live in the area from frequenting the area by pricing them out. They only wanted bougie, upscale restaurants, and reportedly, even said no to more fast food or fast casual restaurants that wanted to be down there.

5 blocks down the road to the West, what do you have? You have a more hip urban environment. You have bar and restaurant concepts aimed directly at 21-35 year olds that are quirky. They aren't necessarily inexpensive places either, but they are places younger people with discretionary income want to be. There are street tacos and tequila, there is a local ice cream shop, there is karaoke, there is a late night burger/craft drink bar, there is a cool vibe sports bar, there's a rooftop bar.

5 blocks to the East, what did you have even in MTC's heyday? a gym. a grocery store. a postal store. a place that sells cell phones. A barber shop. another place that fixes cell phones. a coffee shop. A tea place. a place that let's you sample extremely expensive scotch and whiskey. It had higher end restaurants like Grey Plume, Crave and Cantina Laredo that have transitioned to other concepts, but none of this screams young and hip. But, the dirty secret is 40 and 50 somethings don't go to those areas. Sure, they'll go to CHI for a concert or basketball game, but otherwise, they are staying in Gretna. They don't go downtown on weekends otherwise, that's for the youngsters and this place isn't for youngsters. They made that clear.

It's also aesthetics. outside of jazz on the green, the area isn't overly inviting. Blackstone has that old brick it factor. MTC feels manufactured....because it was. I don't even think that if they did a total rebrand to try to cater to the younger crowd that it would necessarily work because it's just not the same vibe. It's a suburban feel in the urban core.

But, ultimately, the only way to even start changing the trend is to cater to those that actually have a desire to be in that area and that's the younger crowd, but they won't do that because they don't want to anger the condo owners/HOA.

Rock and a hard place.

I’ll also add that there are a lot of middle-age and “older” people who want the same things as the younger crowd and in the same environment. I’ve seen that in every urban environment that I’ve lived in.

[Renovator2559]

Great points by omaha79, my thoughts exactly.

Also, there are a lot of older people that live at MTC, that could care less about living the desolate suburban life of West Omaha.

However, as you say Doctor Fate, the desirable amenities that young people like, that older people also want aren't there. Let's not forget that these older family members also have younger family members that visit them and if MTC doesn't have those amenities, than Blackstone, Downtown or Aksarben, will be the places to hang out.

Older people at MTC were more concerned about going out during the pandemic as well, unlike the younger demographic of Aksarben who still went out.

It's not just about catering to just young people, its about giving a whole holistic urban experience that Aksarben does better, especially with its 76 acres vs MTC tiny 16 acres which is more dense but with not enough amenities, while being more "insular" than Blackstone's 14 acres, as omaha79 pointed out on Blackstone vs MTC.

[Athomsfere]

MTC feels manufactured....because it was. I don't even think that if they did a total rebrand to try to cater to the younger crowd that it would necessarily work because it's just not the same vibe. It's a suburban feel in the urban core.

But, ultimately, the only way to even start changing the trend is to cater to those that actually have a desire to be in that area and that's the younger crowd, but they won't do that because they don't want to anger the condo owners/HOA.

We looked at their condos and would have pulled the trigger but didn't want to buy a 3 bed that was unfinished.

That said: That first part is why I dislike Aksarben. It feels sterile, manufactured and a compromise between sort of urban and suburban.

MTC I love, but the small scale, excess parking, and terrible restaurants is a problem. Not the quality, the vibes. Cantina Laredo felt like someone tried to make an upscale chi-chi's, and I ain't interested when there is great Mexican food parked a few blocks away. Ugly Duck was the highlight, but they quickly entered the death spiral of cutting quality everytime business dropped, losing more customers and spins and spins until it dies.

But yes, you then have a desert around it. Dodge is a major barrier to the north. There is nothing to the east but lots and parking lots for several blocks. South is fine, but mostly nothing to do or come from until Leavenworth, and to the West is Blackstone, which as you mentioned has all the gravity of that area.

When I lived downtown I biked to MTC often. When I lived in Blackstone I never went to MTC.

[Doctor Fate]

What are the odds we get an announcement in March?

[Garrett]

We’re definitely gonna get something as the election heats up

[Athomsfere]

I knew I shouldn't get my hopes up with the latest post here

[mcarch]

Omaha79 is on point.

The only original restaurant that was decently catering to the younger crowd (and was extremely good until they changed their menu to suit complaints, all because it was à la carte) was Cantina Laredo. When they changed their menu with Combos, the food expense was higher (instead of just sharing the sides which was cheaper) everyone got more expensive entrees with less quality of food. When they made this change, less people started to go. So basically, when they listened to the complainers, they lost what made them special - the great food. BTW, their Barbacoa was to die for, and their rice was great as well, until they went with the combos.

There were also the complaints of the rent prices and large sizes of the restaurants.

[Garrett]

At this point I feel like an announcement is going to come after the primary as an ace up Stothert's sleeve for McDonnell's anti streetcar crusade, but we'll see

[Jins123]

At this point I feel like an announcement is going to come after the primary as an ace up Stothert's sleeve for McDonnell's anti streetcar crusade, but we'll see

I imagine she’ll lose some west Omaha voters and it won’t be a one for one switch, but she’ll need east of 72nd voters to win. A demo that hasn’t been solidly hers in past election cycles. A new development to get people excited would help.

[Garrett]

At this point I feel like an announcement is going to come after the primary as an ace up Stothert's sleeve for McDonnell's anti streetcar crusade, but we'll see

I imagine she’ll lose some west Omaha voters and it won’t be a one for one switch, but she’ll need east of 72nd voters to win. A demo that hasn’t been solidly hers in past election cycles. A new development to get people excited would help.

Yeah it'll be weird to see how voters go if it's the two of them. Stothert has made some pretty good inroads into eastern Omaha though, especially in Central and South Omaha. She was within 100 votes of winning the 3rd Council District (Downtown and Central Omaha) in 2021, after losing it by almost 3,000 votes in 2017, and she won the flipped the 4th Council District (South O) and won it by 2,000 votes after losing it by 100 in 2017.

2021 election maps:

[omaha79]

MTC feels manufactured....because it was. I don't even think that if they did a total rebrand to try to cater to the younger crowd that it would necessarily work because it's just not the same vibe. It's a suburban feel in the urban core.

But, ultimately, the only way to even start changing the trend is to cater to those that actually have a desire to be in that area and that's the younger crowd, but they won't do that because they don't want to anger the condo owners/HOA.

We looked at their condos and would have pulled the trigger but didn't want to buy a 3 bed that was unfinished.

That said: That first part is why I dislike Aksarben. It feels sterile, manufactured and a compromise between sort of urban and suburban.

MTC I love, but the small scale, excess parking, and terrible restaurants is a problem. Not the quality, the vibes. Cantina Laredo felt like someone tried to make an upscale chi-chi's, and I ain't interested when there is great Mexican food parked a few blocks away. Ugly Duck was the highlight, but they quickly entered the death spiral of cutting quality everytime business dropped, losing more customers and spins and spins until it dies.

But yes, you then have a desert around it. Dodge is a major barrier to the north. There is nothing to the east but lots and parking lots for several blocks. South is fine, but mostly nothing to do or come from until Leavenworth, and to the West is Blackstone, which as you mentioned has all the gravity of that area.

When I lived downtown I biked to MTC often. When I lived in Blackstone I never went to MTC.

Aksarben has more going for it because it's essentially part of UNO and College of St. Mary. That's a factor in its favor that MTC will never have. MTC was a bet that Mutual and Kiewit employees might want to live there that didn't pan out. Aksarben has the apartments, dorms, and proximity to UNO along with being close enough to UNMC. MTC is certainly closer to UNMC, but it's also buffered by the Blackstone district giving UNMC people 2 directions they can go, east and west, to find entertainment without going that step further to MTC. those extra 2-3 miles is also enough to entice a few people from out west that will come in as far as Aksarben, but don't necessarily want to go further East. Aksarben still feels suburban enough to not scare the westies.

But, honestly, I think that AkSarben would not have been as successful as it was if UNO wasn't right there and had a built in crowd with the dorms, and Baxter arena later. But, it's drawing from a diverse pool with UNO, the apartments, offices, an arena and ballpark all within walking distance.

[WiinterU]

This might have been asked before, however, I still wonder what will happen to the Mutual of Omaha Building in Midtown. Wikimedia Commons hasn't had a free image of that building that was good since 2009. I had to upload my own that I took two weeks ago, which may or may not be good.

[almighty_tuna]

Hey there, welcome to the forums.

I think we were all hoping that there would be an announcement on the redevelopment of that space as part of Jean's effort to get re-elected, but that didn't pan out. There have been rumors of 10-20 story residential buildings, but really nothing concrete, pardon the pun.

[WiinterU]

Thank you for welcoming me! I would have hope in new buildings being put there. However, Wallstreet Tower, Crossroads, the site of the former Omaha Civic Auditorium all being vacant with little hope make me worry that nothing will be done. I don't mean to get political here, but I hope Ewing will do a better job of getting projects completed on time. I really hope that they try to go for something with more style compared to, you know, Atmosphere Lincoln or Brickline. I don't hate their designs, but they look generic.

[Garrett]

Thank you for welcoming me! I would have hope in new buildings being put there. However, Wallstreet Tower, Crossroads, the site of the former Omaha Civic Auditorium all being vacant with little hope make me worry that nothing will be done. I don't mean to get political here, but I hope Ewing will do a better job of getting projects completed on time. I really hope that they try to go for something with more style compared to, you know, Atmosphere Lincoln or Brickline. I don't hate their designs, but they look generic.

I think the general hope is that Mutual isn’t playing amateur hour, like a lot of those stalled developments have. Crossroads is now finally moving because it has an experienced developer. I’m sure Mutual will have a vested interest in making sure their former offices are developed well and quickly.

[Garrett]

Another review of our early 2022 rumor pre tower announcement

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.

[nebport5]

Hmm…if a civic building in the 6-8 floor range is still on the table I’d have to think new police/fire headquarters? Or better yet city hall and an RFP for the current location. Wishful thinking perhaps but if a new police/fire headquarters is west of 480 Turner Park East makes more sense to me.

[Doctor Fate]

Another review of our early 2022 rumor pre tower announcement

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.

Two 25 story residential towers along Farnam and a 15-20 story hotel and 6-8 story civic building along Dodge to replace Mutual's current HQ have got be at the high end of what to expect right?

Also, I would imagine the parking lots to the north and west of the now-city owned garage would probably be developed in the later phases Stothert referenced on Grow Omaha back in August?

[WiinterU]

Once this tower is completed, will NuStyle save the building, or will another company move in? The building's history is difficult to find. I've been fixing many of the Lincoln and Omaha articles for buildings over the past few months. No article has been harder to fix than the old Mutual of Omaha Building. Its notability is questionable even.

[Garrett]

Once this tower is completed, will NuStyle save the building, or will another company move in? The building's history is difficult to find. I've been fixing many of the Lincoln and Omaha articles for buildings over the past few months. No article has been harder to fix than the old Mutual of Omaha Building. Its notability is questionable even.

If you’re referring to the old Mutual headquarters, it’s almost certainly coming down. There’ve been rumors about its redevelopment even before we knew the new tower was going to be built, and I think it would be way too big of a structure to flip to residential, and it’s too old to refill as office.

[nebport5]

Once this tower is completed, will NuStyle save the building, or will another company move in? The building's history is difficult to find. I've been fixing many of the Lincoln and Omaha articles for buildings over the past few months. No article has been harder to fix than the old Mutual of Omaha Building. Its notability is questionable even.

3316 Farnam St/3301 Dodge St:

The 5 story portion(closest to Farnam) was built in 1940.

The 9 story addition dates to 1948.

The 13 story(Dodge St facing) addition was built in 1958.

The 15 story “tower” was added in 1970.

The dome portion with a 3 level basement was completed in 1979.


3301 Farnam St:

Building 1 - the oldest portion of the campus was built in 1932 with an addition added in 1976.

Building 2 - with the mini Dodge tower facade that sits closest to Harney was completed in 1985.

[Doctor Fate]

I was convinced we would've had an announcement on this before the election, but instead we it's been almost a year since Stothert said there would be an announcement "soon" and she's no longer around to announce it. Garret said the Grow Omaha FB page said the announcement would happen in 2025, so fingers crossed.

Lanoha said about 3 years ago that the development would be about $400 million. It's got to be quite a bit higher now.

[Huskerbum]

Even after an announcement I won’t believe it until there is steel coming out of the ground.

[MadJack]

Good news – Lanoha told Grow Omaha that the old Mutual of Omaha HQ building will NOT be torn down:

“Lanoha Development plans to preserve and repurpose the existing Mutual of Omaha building after the insurance giant moves downtown in 2026, according to Jason Lanoha, CEO. Mutual’s 285-foot-tall current building is at 33rd & Dodge Street. Lanoha is developing the new 44-story headquarters at 14th Farnam Street and will redevelop the current campus. There had been some concern that the iconic Midtown tower would have to come down, but Lanoha announced on today’s Grow Omaha show that the current tower will be incorporated into redevelopment plans.”

https://growomaha.com/news-briefs/

[skinzfan23]

That is good news. Thought we were basically trading the 285 ft for 677 and that they prob wouldn’t build something that height on the old Mutual lot. Glad to hear that they are going to be able to repurpose it. I hear that NuStyle is pretty good at these kinds of things.

[nebport5]

That is good news. Thought we were basically trading the 285 ft for 677 and that they prob wouldn’t build something that height on the old Mutual lot. Glad to hear that they are going to be able to repurpose it. I hear that NuStyle is pretty good at these kinds of things.

Yes, good news for the H.O.C. as the average skyline height will retain its full growth by Mutual’s new addition.


I wasn't able to listen to the show but it’s hard to imagine anything about the rumored towers being a realistic possibility anytime soon in the current economic climate.

[Cermak]

Good news – Lanoha told Grow Omaha that the old Mutual of Omaha HQ building will NOT be torn down:

“Lanoha Development plans to preserve and repurpose the existing Mutual of Omaha building after the insurance giant moves downtown in 2026, according to Jason Lanoha, CEO. Mutual’s 285-foot-tall current building is at 33rd & Dodge Street. Lanoha is developing the new 44-story headquarters at 14th Farnam Street and will redevelop the current campus. There had been some concern that the iconic Midtown tower would have to come down, but Lanoha announced on today’s Grow Omaha show that the current tower will be incorporated into redevelopment plans.”

https://growomaha.com/news-briefs/

Glad to hear this. Hate to lose a 285 foot building.

[Doctor Fate]

I wonder if they will be keeping all three parts or just newest/tallest?

[Greg S]

Lots of incorrect predictions. Main tower not coming down. And it wasn’t a pre general election announcement.

[Garrett]

Lanoha did say it would “never be an office building again” so we’ll see what that entails. A residential refit would be pretty insane on the main building. He also said we’d hear more later this year, so fingers crossed on that.

[Doctor Fate]

Jason also said a big priority for this redevelopment is getting more jobs/companies to midtown. I assume that would mean new buildings/towers.

[nebport5]

Jason also said a big priority for this redevelopment is getting more jobs/companies to midtown. I assume that would mean new buildings/towers.

I thought that was the most intriguing comment since we’ve primarily heard residential redevelopment. He said everything from 480 to 36th they’re involved with redeveloping. If the two main existing Mutual structures are staying that leaves Turner Park East and the two large parking lots west of Mutual and south of Dodge for potentially large new office components. Towers? Maybe, hopefully…and/or perhaps some mid-sized multi-tenant structures complimenting new or converted residential.

[Brad]

Incase you missed it, Jason Lanoha had a lot of good information during this week's Grow Omaha. The first half is about the new tower, but the second half is about the old campus redevelopment.

[Brad]

Lanoha Shares Details about Mutual Tower & Plans for Current HQ

https://growomaha.com/lanoha-shares-det ... urrent-hq/

In a project called, “Midtown Forward,” Lanoha is master-planning everything from Interstate 480 to 36th Street. The area includes several under-utilized parking lots, three parking structures that the City of Omaha just acquired and all the existing Mutual buildings.

The current main HQ building – at 285 feet high, it’s the seventh-tallest building in Omaha and eighth-tallest in Nebraska – will be preserved. Because redeveloping that building will be challenging, there had been some concern that it might have to come down.

“It will no longer be an office building, but it’s too important building for it to go away,” Lanoha said. “It will stay.”

[nebport5]

More snippets on redevelopment from this week’s Grow Omaha show with guest Heath Mello, the Omaha Chamber President & CEO. Mello, who’s typically adept at talking without really saying anything(a useful skill in his profession ), suggested that Project Health’s proximity could spawn some spinoff business, including med-tech. Mello also hinted at the aforementioned height rumors, “with some of the open space that’s there, maybe on the West side of the campus...where maybe some taller buildings could go…and create maybe a different skyline in that space.”

This discussion starts around 37:00

[Huskerbum]

I thought Lanoha was going to announce some details about this before the end of last year?, was I mistaken?

[Doctor Fate]

I thought Lanoha was going to announce some details about this before the end of last year?, was I mistaken?

Yeah it’s been 3 consecutive years where we’ve been told we were going to hear of plans.

[Ben]

There are a TON of barricades sitting stacked in the northwest corner of their parking lots. Does anyone know if this is purely staging stuff for the streetcar line (that runs along the south side of the complex), or if this might be a start of something redevelopment wise?