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Developer again trying for shopping center at 84th, Adams

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BY MATT OLBERDING / Lincoln Journal Star

Thursday, Oct 19, 2006 - 12:16:21 am CDT

A developer plans to take another shot at convincing city officials to allow a large shopping center on the northeast corner of 84th and Adams.

Prairie Homes President Steve Champoux is seeking a Comprehensive Plan amendment that would designate the area a community shopping center rather than a neighborhood one.

The proposed amendment was presented to the Lincoln-Lancaster County Planning Commission on Wednesday during a special hearing on the 2030 update to the Comprehensive Plan for future land use.

Champoux’s failure to get a similar amendment last year ultimately sunk a plan to put a Wal-Mart Supercenter at the site.

Currently, the northeast and southeast corners of the intersection are approved for 585,000 combined square feet of retail and office space, with no single user larger than 175,000 square feet on the northeast corner and 100,000 square feet on the southeast corner.

It was that 175,000-square-foot restriction that caused Wal-Mart to back out of building at the site.

Champoux’s proposed amendment would increase the amount of allowed square footage to 885,000  but shift most of the retail to the northeast corner and keep the maximum single-user limit.

The proposal calls for a “town center” concept with two big box stores bookending smaller retail stores and restaurants.

Though the Planning Department staff praised the town center concept and said it is supported by the Comprehensive Plan, they are recommending denial of the amendment based on concerns it would generate too much traffic for Adams Street to handle without major improvements.

Mike Eckert, a planner with Civil Design Group who spoke on behalf of Champoux, said moving most of the retail to the northeast corner would actually reduce traffic because people would do all of their shopping on the northeast corner and would not need to get back onto Adams to go to the southeast corner.

A similar argument was made for the southwest corner of the intersection, where different developers want to turn the North Forty golf course into homes and commercial development.

The Comprehensive Plan designates that corner as residential but says nothing about commercial, so the developers are seeking an amendment to have it designated for both.

Their attorney, Peter Katt, said commercial development on the corner was appropriate because it would allow people from the surrounding neighborhoods and points west to shop without having to cross 84th Street.

Katt also pointed out the lack of services in the area and said there is room for his clients’ development and the one Champoux proposed for across the street.

“When viewed in a package … I think it is very good for this part of Lincoln,” he said.

Citing the same concerns about traffic on Adams Street, the Planning Department also is recommending denial of the North Forty amendment.

Wednesday’s hearing was for informational purposes only. The Planning Commission is scheduled to vote on the Comprehensive Plan update, along with the two 84th and Adams amendments and several others at its regularly scheduled meeting next Wednesday.

Reach Matt Olberding at 473-2647 or molberding@journalstar.com.

The issue: A proposed change to the city’s comprehensive plan would begin clearing the way for a large shopping center at 84th and Adams, a proposal previously thwarted.

The idea: The proposal calls for a “town center” concept with two big box stores bookending smaller retail stores and restaurants.

The conflict: City planners fear a large superstore at the corner would put too much traffic onto Adams. Proponents say traffic on Adams would be reduced.


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Zach wrote on October 19, 2006 1:01 am:
" Give the developer a bit of credit for keeping the city busy, maybe there should be an amendment to limit the number of petitions for two or three years if the substance of the developer plan does not change? Too much traffic remains the problem, why should the city continue to be pestered? "
Amazed wrote on October 19, 2006 1:08 am:
" Growing in a large city is one thing, growing in a basically rural community that has combined many small communities into on large city is another. This city needs to look at letting the market dictate what will happen and then if the market doesn't produce it will be the market and not the city that failed. Let it happen and let the city do what it does. Trying to predict and plan for this and that only complicates the real growing types of business that want to develop. Let it happen and let the market decide who is right. If the developer wants to pay the cost who is to stop the developer. Even in the haymarket, let it happen and let the market decide, then maybe we will get back to a market driven society instead of a politically driven by product. With changes in the political scene almost inevitable every so many years, depending upon them to decide is like playing dominos with two large marbles, one in each hand, and neither hand knowing which way to start the domino effect. Let it happen and then let the market decide. Thats free enterpize. "
Dolly wrote on October 19, 2006 6:15 am:
" Here we go again, read my lips, lower my taxes! We need jobs and growth to get us out of the funk the city currently resides in. Let's see, last week you reported 2200 homes for sale, 2200? Who's going to buy them if we can't jump start our Lincoln economy again? "
Even more amazed wrote on October 19, 2006 7:17 am:
" The wonderful magic of the market is precisely what has turned the once interesting city of Lincoln into a bland and generic suburb of big box stores and strip malls. To paraphrase the old Pretenders song: 'I went back to Nebraska, but my city was gone. . . .' "
Make them pay wrote on October 19, 2006 7:58 am:
" If traffic is the only concern then the developer should pay to have 4 lanes put in plus any of the cost associated with the work. If the developers didn’t have welfare mentality where everything has to be paid for with taxes or tax deferred we may not be in the situation where we can’t fund our services. Just look at the number of developers who build right outside the city limits knowing that they would be annexed. Are they paying their fair share? I say they are “getting over” the system. But what do you expect from a former council member. Let them build it if they are willing to pay for the associated costs. My taxes are meant for maintaining the things we already have not, making developers condo payment. "
Jeremy wrote on October 19, 2006 8:19 am:
" Here we go again... Why can't the developer select plans that fit in with the way the property is currently zoned? The developer seems to have a lack of respect for the folks that live in NE Lincoln and will be faced with lots of traffic, noise, light, and other disturbances with a huge two-big box shopping center. "
dfb wrote on October 19, 2006 8:30 am:
" So if if Wal Mart or a factory wants to buy up all the houses in your neighborhood except yours, you are ok with that? That could happen if we let the market decide where it wants to be. I am happier when there is a plan as to where and what type of business is allowed. "
Doug wrote on October 19, 2006 8:43 am:
" 250,000 people a rural community? Great idea, let the market decide as our tax dollars are spent frivolously and irresponsibly as would be the case in the Haymarket "Qwest Center". "
Wish we were Omaha wrote on October 19, 2006 8:44 am:
" I don’t live in that neighborhood but do observe they appear to be a section of the city that has to drive the farthest for services such as groceries, auto repairs, movie rental, doctors, etc. Maybe they don’t mind that, I know I would not move over to that part of town because of it. A far as traffic... We have much bigger traffic issues in the heart of our city to feel no progression in retail services in an arterial area is reason not to allow expansion. I work in Omaha every day. That city 30 years ago was on par with Lincoln, today it is 30 years ahead. They don’t have the school problems Lincoln does, their traffic flows far better, retail & outstanding retail growth, etc. By the way, if the city is such cautious and organized retail planners, who’s bright idea was it to allow a Lowes to build right beside a Home Depot and Menards in South Lincoln? I have enough places to by lumber and mulch in south Lincoln! Do we not think one with be pushed out? Now we will have an empty warehouse building at 70th & HWY 2 in 2 – 3 years and the city will have to buy it so some more banks can be built, or better yet another Wallgreens. I grew up in and love Lincoln like a parent but yearn for Omaha's success. "
Kevin wrote on October 19, 2006 8:58 am:
" One question. Did the city fight this hard when the new mall etc. was being planned on the southwest side of the city? Being an outsider looking in it looks tome that maybe someone if office has something to gain one way or the other. It's called progress, get used to it. "
Scott wrote on October 19, 2006 9:03 am:
" As a small business owner, this trend is highly disturbing. The city's interference in private development in this case(and in many others in the last few years)is reprehensible. And we wonder why we can't get major employers to relocate here. "
Scott wrote on October 19, 2006 9:21 am:
" People shop at Wal-mart and other 'big box' stores because they WANT to, not because they are forced to do so. 'Big box' retail success is a result of good business strategy, nothing more. The Lincoln economy needs to grow or it will wither and die. Economic growth requires people spending money, people need employment for income, employers need development to build and relocate their businesses, and development needs a pro-growth attitude in goverment and the community to succeed. Why is that so hard to understand? "
Amen wrote on October 19, 2006 11:15 am:
" What we need is a city council that will make sure the developer pays for necessary infrastructure changes (in this case, widening Adams would probably be a prerequisite for both developments that are proposed), and then gets out of the way. If the developer wants to spend his money and it meets the "type" of development planned for the area, get of of their way and let them do it, rather than specifying the size of the building and layout for them. "
Not amazed wrote on October 19, 2006 11:44 am:
" Well, I do live in that part of town and many of us are upset that the city denies these opportunities in favor of development in the south. We may have to wait until the Mayor is gone. This would be true economic development, as opposed to some drag-strip. "
russ wrote on October 19, 2006 12:14 pm:
" I too live there, and want to wish Steve Champoux the best of luck. I'd love to see a Wal-Mart go in. Or Target. Or anything that doesn't involve another strip-mall. "
cm wrote on October 19, 2006 12:14 pm:
" i grew up in this neighborhood. my parents just recently left. traffic is a silly excuse. traffic is an constant and city wide issue. maybe we'd make some tax dollars to relieve the traffic issues if we could generate some revenew. i'm guessing this guy wouldn't keep trying if there wasn't a need. "
O.K. wrote on October 19, 2006 12:18 pm:
" What would be really nice is something that is not MORE OF THE SAME like a Meijers big grocery and department store out of Michigan. You can't beat their prices,quality and numerous selections. Of course theres the same ole problem of anything and that is the out of sight taxes which any corporation or company are smart enough to turn thumbs down. "
Rex wrote on October 19, 2006 12:34 pm:
" Omaha a model? Yuck! Urban sprawl there is ugly and the city finally realized building standards were needed. The professionals say traffic is a potential pronlem, the developer should step up and offer to develop and pass costs on to the development, not another subsidy by taxpayers that creates "fuzzy math" in accounting for and selling of the development. "
Scott wrote on October 19, 2006 1:00 pm:
" The developer will already pay in the range of $650,000 in 'Impact Fees' JUST for arterial street construction OUTSIDE the development. What more do you want? "
Gary wrote on October 19, 2006 1:40 pm:
" I don't think we will ever get a new big store in the N.E. part of town. We sure could have used a Wal-mart on 84th and a Lowes we have noting like that out here it all go's on the South side of town. Are streets over here are older then me(I'm 54). 70th street is shot from Vine St. to Havelock Ave. Holdrege and Adams and 70th St.are just old and out dated. I wish we could get alittle bit of what the South side gets. All the road work all the Concrete all the big new stores whatever they want to buld its ok even if there side by side like lumber yards. And what do we get over here in the N.E. a walgreens and a Hy-vee. The City don't want to put any money in the roads or plans for the N.E. part of town it all go's to the south side of town. I gress were not as important or rich as the south side. You can always say that would put to much traffic on Adams but did they say that about Holdrege St.from 84th to the State Fair is only a 2 lane Street but going to build a new Hy-V there and its going to be BIG with walgreens and Runza and Sonic a small plaza and buiding Hundred's of new apt.and House's there. "
Hemet wrote on October 19, 2006 2:56 pm:
" That area is the way the city is destined to grow. Let there be a mall but make the developer pay for necessary infrastructure and keep out the big box stores at the same time. A wal Mart is a major drain on the economy unless they start paying their help enough to afford to buy a house, raise a family, and give them the benefits that the state now has to pay for, like health. And that raises taxes. And for God's sake PLAN or you do end up with pointless sprawl. "
Frustrated in NE Lincoln wrote on October 19, 2006 3:12 pm:
" Meanwhile as a resident of Northeast Lincoln I have no nearby market for buying groceries or other needed items. A Hy Vee was promised for 84 & Holdrege but I am not seeing any apparent progress on this. "
Rock wrote on October 19, 2006 3:32 pm:
" Grand Island has two Super Walmart stores... Wake up Planning Department and Planning Commision. You and the city board members treat Northeast Lincoln like a plague. "
Lincoln who? wrote on October 19, 2006 4:05 pm:
" Omaha gave Gallup $10M worth of land free from private wealth. Lincoln will never have leaders in government or private sector success who see that economic investment value. Omaha gets businesses like Paypal, UP, Gallup. Lincoln cries over loosing a chicken plant to Waverly or thinks big progress is building a warehouse park with railroad access. Whine over loosing factory jobs when Cushman, Goodyear, etc leave and dream of warehouse jobs for our good citizens while Omaha attracts high paying job at companies like Ameritrade, FNB, etc. We do need jobs for middle class but we should strive to attract businesses that breed success and attract talent to come here and work or stay here after graduation from UNL. When was the last time we had a “white collar win”? I would say Lincoln Benefit Life, or maybe you could call State Farm deciding to stay a win. Other than those high tech or white collar business don’t even consider Lincoln a player anymore. We have seen a long dry spell. I truly see my wife and I in Omaha after our kids graduate from HS… "
dbf wrote on October 19, 2006 4:23 pm:
" O.K. : Unless Meijers has stores close by in neighboring states I doubt it would pay for them to open a store here. It wouldn't be because of high corporate taxes, most states around us have higher corporate and income taxes than Nebraska. That is why property taxes in some states are lower than Nebraska. You pay more in income tax and corporations pay more also. Nebraska has a very favorable tax structure for businesses. "
Keep it Small wrote on October 19, 2006 4:46 pm:
" The problem is Lincoln is too big. We need to chase the big stores and corporations out and just have the small mom & pop stores to provide things. Then Lincoln will be like the 1950 town we all want. Look at how small town Nebraska is thriving and succeeding without growth. Why would we need growth here? "
I'VE GOT AN IDEA... wrote on October 19, 2006 4:47 pm:
" I suggest Steve Champoux go to John Q. Hammons and see if he would be willing to be a partner by putting up one of his hotels in the development. Our honorable mayor and city officials seem to think everything he says is the Gospel. Champoux would be in like Flint if Hammons was is his corner! "
Filbert wrote on October 19, 2006 9:08 pm:
" Development at 84th & Adams. Mmm, yah. You know you want it. "
BB wrote on October 19, 2006 9:53 pm:
" dbf: It would seem that corporations have a favorable corporate tax structure, however, its the people that work for the corporations who have to live and pay the exhorbant property taxes and cost of consumer goods, doctors, hospitals etc. Doctors live in million dollar houses and somebody is going to have to pay them big bucks so they can pay their exhorbant property taxes. Guess who? When you are retired and on a fixed income, and get a huge doctor bill when your not even sick, and basically they stick it to the medicare, and as well as the patient, and insurance companies cut back on paying anything, you finally figure out Lou Dobbs is right, there is no middle income class anymore, its just the poor and the rich. If corporations have favorable tax status, they still have to pay employees enough to pay the out of sight property taxs and living. Therefore, as a corporation would you want to come to Nebraska? I've been told by several corporations, "no thank you." "

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