I dislike the idea of trying to make replicas or build copies. The buildings when they were built fit the place and the time. It was a warehouse, industrial area then. Now it is an entertainment area. There should be a look and feel that is maintained but that, at least to me, should mean something more than copying.

Exactly.

Regardless of the specifics of design in bricktown or OKC at large, I think all review committees, our council, and chamber need to take a serious look at why we have such a hard time getting prospective developers to give any aesthetic consideration to their developments in the city. It seems to me that we get taken advantage of A LOT in this respect. Somehow, we've given outside developers and chains the impression that we just don't give a crap what our city looks like or how its built. Unfortunately, I actually think a lot of Oklahoma Citians do feel this way, but our developmental leaders should know better. All they have to do is pick just about any city regionally at random and they will find more consciences developments, often times by the very same companies that tell us they just can't do it here.

Edmond ius a good model to follow. They're pretty strict on their developments. They don't approve a project just for the tax revenues. They look at every factor. That's why the Wal-Marts in Edmond tend to look nicer, and better landscaped, then those in OKC. OKC needs to demand better.

Edmond should be the last example we should follow.

Nicer WALMARTS!?!

The point is that Edmond requires its developments blend with the area more, have more brick/rock, less EIFS, more landscaping, and more trees. That's not an example of what you want OKC to follow?? We're not talking about density in regards to this; Edmond is a suburb-- an upscale suburb.

Edmond should be the last example we should follow.

Nicer WALMARTS!?!

Have you even been to the Wal-Mart on Danforth? The place is unlike any other Wal-Mart I've seen.....the city of Edmond required them to load the parking lot and exterior with landscaping and trees of all kinds. It's very much unlike the Wal-Marts in the city which are surrounded by a sea of asphalt with little to no landscaping. And, it doesn't look like your typical Wal-Mart on the outside. Instead of loading plants up under a tent, they actually have an enclosed greenhouse where their plants are located on the west side of the property. They were also required to use brick treatments for the sidewalks and crosswalks.

Let's see...the Belle Isle Wal-Mart looks like every other Wal-Mart, has very little landscaping, and is a sea of asphalt and trash. Edmond wouldn't allow it.

The city of Edmond, along with complaining area residents, put up a fight, and as a result, Wal-Mart had to comply with all of these strict landscaping/building codes.

Yes. I have. I grew up in Edmond. A WalMart is a WalMart no matter how you dress it up. Visit the other newer WalMart, it's as much a sea of asphalt as Belle isle.

Edmond's development standards are good for Edmond...a suburb. DTOKC is not a suburb. There is a HUGE difference. Should DT have development standards? YES. Should they be modeled after Edmond? HELL NO.

Took these on Friday 3-7:

http://images35.fotki.com/v1131/photos/1/1131078/5988524/IMG_0068-vi.jpg

http://images30.fotki.com/v484/photos/1/1131078/5988524/IMG_0069-vi.jpg

http://images34.fotki.com/v1144/photos/1/1131078/5988524/IMG_0073-vi.jpg

East side:

http://images36.fotki.com/v1155/photos/1/1131078/5988524/IMG_0071-vi.jpg

North side (looking really rough):

http://images19.fotki.com/v327/photos/1/1131078/5988524/IMG_0072-vi.jpg

Did you happen to see that antique boiler on the north side that they were talking about?

No, I didn't see anything like that.

Maybe it's inside?

OKC’s Bricktown Urban Design Committee approves concept design plans for Holiday Inn Express
By Pamela Grady - 3/12/2008


The Bricktown Urban Design Committee today approved concept design plans for Alex Patel to build a four-story 95-room Holiday Inn Express at the former Steffen’s Ice Cream building, 101 E Main in Bricktown.


During the committee’s February meeting, Kip Bettencourt and Fred Quinn with Bettencourt, Quinn & Associates originally discussed the hotel’s project design to include approximately 61-percent brick and simulated stone, columns and a canopy entry. Patel was also asking permission to demolish the existing building for the new project.


After taking into consideration to the committee’s comments regarding the amount of brick being used, Quinn came back this morning with plans for a 100-percent brick motel. Quinn stated after reviewing the existing building he concluded that approximately 40 percent of the exterior walls will be usable and may be incorporated into the new design.


Concerns regarding individual air-conditioning units being exposed and causing noise were again brought up by committee member Bob Bright.


“They are noisy, you can’t suppress the noise,” Bright said. “I’ve had outside air conditioners and that’s just what they do. And I think that’s really not appropriate for a building like this.”


Bettencourt responded by saying that he spoke with the project’s heating, ventilating and air conditioning consultant about the air-conditioning units’ noise concerns.


“Speaking for myself and for Phil (Miller) who isn’t here, I don’t like the windows just to begin with,” Bright said. “…You’re saying that they’re not noisy, that they’re suppressed and flushed all those sorts of those things. I’m not really comfortable enough with this concept because I mean it’s a big building.”


Bettencourt countered Bright’s concerns.


“They’re rated at 20 on an nc scale which is around the point of humans’ hearing,” Bettencourt said. “These things kick out 25…They certainly are louder inside the rooms than they are on the outside.”


Quinn said the plans will not include exclusive parking for the hotel.


“There is no parking requirement for this building, although we’re providing some (pull-in) parking on the north, and some on the west,” Quinn said. “But basically all the parking will be in the public lot to the north with a valet service.”


The committee decided to continue the application to demolish most of the existing building until further details are submitted at April’s committee meeting regarding metal grill on the windows and air-conditioning units concerns.


“My best guess is that it will take about three months before we can begin work on demolishing the building and six months after that to begin construction on the project,” Quinn said.

http://okcbusiness.com/images/photos/Bricktown-Urban-design-Holi.jpg
Tom Wilson, chair of the Bricktown Urban Design committee, looks over concept renderings for a proposed Holiday Inn Express Hotel & Suites to be constructed after major demolition to the building at 101 E. Main St. in Bricktown. Photo/Mark Hancock

I'm so glad that the Design Committee has been so hard on these developers. As it should be in a historic district.

Exactly jbrown, they went from a 61% brick proposal and the committee said no and they came back quickly with a 100% brick proposal. Are you listening HOGAN?

Quinn came back this morning with plans for a 100-percent brick motel. Quinn stated after reviewing the existing building he concluded that approximately 40 percent of the exterior walls will be usable and may be incorporated into the new design.

I hope this means the south exposure, which really has a lot of great character.

This just goes to show that most developers will propose cheap-out designs swearing up and down it's the only way they can make the project work, then when told 'no', they go back and come up with something much better and that will still work financially.

Thank goodness this is happening in Bricktown. I wish the city as a whole would implement higher building and landscaping standards. I recently noticed a few new shopping centers and big-box retailers with huge parking lots -- and not a single tree!

I wish the city as a whole would implement higher building and landscaping standards. I recently noticed a few new shopping centers and big-box retailers with huge parking lots -- and not a single tree!

Hey Pete - I agree, but how would we encourage the city to to do this? Would it most likely be accomplished through a petition process, lobby the city council, or just electing city council members over time who would be supportive?

I'm curious if we could look to other communities that have successfully implemented higher standards citywide and see if there's some insight that could be gained...





www.unitedstatesofmichael.com

100% brick! :congrats:

Who would have thought...

:congrats:

:congrats: x3

Has anyone seen a larger shot of the revised rendering? It's kind ofhard to see in the photo from the Oklahoman.

http://olive.newsok.com/Repository/getimage.dll?path=DOK/2008/03/19/20/Img/Pc0200700.jpg
New designs for a proposed Bricktown Holiday Inn Express includes a 100 percent brick facade that is patterned after a former Steffen ’s Ice Cream building that will be cleared to make way for the hotel.

Preserving the feel of Bricktown
By Steve Lackmeyer
Business Writer

Kusum Hospitality had a choice last month when the Bricktown Urban Design Committee panned architectural renderings for a proposed Holiday Inn Express.


The company could have fought the committee — a tactic initially attempted by McDonald's Corp. when it sought to build a restaurant in the entertainment district's eastern fringe.

But instead, the hotel company quickly withdrew its plans and pledged to create drawings that would meet the standards set out by the committee, whose members are appointed by Mayor Mick Cornett to ensure construction and facade renovations fit in with the century-old warehouse district.

Now district leaders are celebrating a turnaround by Kusum Hospitality, which follows similar changes by McDonald's and developers of a Hampton Inn now under construction next to the AT&T Bricktown Ballpark.

"It's critical to protecting the integrity of Bricktown,” Cowan said. "It sets such a huge precedent — we want to welcome everybody into the district, but we want them to know these are the design guidelines and that we need to follow them.”

Kusum Hospitality still faces some lingering concerns over window air conditioning units for the Holiday Inn Express, but totally new designs submitted last week received raves from the same committee members who called the original designs "franchise architecture” and "too busy.”

Another key to success, as discovered by developers of the Hampton Inn, is that the design committee desires more brick and less stucco in new buildings.

Kusum Hospitality wants to build the 95-room, four-story hotel at 101 E Main. A bid to tear down the old Steffen's Ice Cream building that stands at the site today to make way for the hotel received tentative approval conditioned on submission of acceptable designs.

The original plans featured 39 percent synthetic stucco. The new designs feature 100 percent brick, the preservation of the north facade of the old ice cream building and a facade that committee members praised as being a better fit for the entertainment district.

Architect Fred Quinn said the new facade was designed to replicate the brick patterns of the Steffen's building.

"I commend the architect for correcting the design, for which we had lots and lots of issues,” committee member Bob Bright said. "I like what they've done.”

Bright, however, continued concerns first voiced last month about room air conditioners that would be fitted into each window. Fellow committee members, however, agreed with Quinn that the units shouldn't be a noise problem.

The one-month turnaround with Kusum Hospitality stands in contrast to the McDonald's application last summer, in which representatives of the fast-food giant lectured the committee on their duties and argued against design guidelines that encourage pedestrian-oriented developments. The company's approach changed, however, as committee members refused to budge from their stance that the restaurant had to fit in with the district's design guidelines.

I can't tell in the drawing, will there be individual window AC units for each room? Seems I remember them talking about that. Was that accepted? I think those look so tacky and cheap.

Yes, the current plan is to have those individual units that stick through the wall.

I think that's what is shown below the windows everywhere but the ground floor.

And I agree it looks tacky and "motel-ish". I'm surprised the design committee would allow it.

I agree with Pete. Maybe some kind of metal railing as a covering would make them a little more pleasing to the eye.

the preservation of the north facade of the old ice cream building

North facade? Is that a mistake?

nope

Well that's quite an improvement. I can live with that.

Nope. Those a/c units are terrible looking.

sounds like the window untis are a done deal though. I didn't have excessive heartburn at the earlier proposal. I have even less with this proposal. I won't cringe as I walk past it.

Well in the rendering it does look like there is something covering the units. So they wouldn't be bad at all. I think it looks good.

Honestly if this were a real era building it probably wouldn't have central A/C anyway.

Drove by the new Marriott Courtyard at Quail Springs yesterday. It has the same outside AC units as Holiday Inn proposes, and they blended in quite nicely with the building. I think having outside AC units as a condition for getting another hotel downtown isn't such a bad trade off. And we are getting 100% brick to boot.

I thought the north facade of the Steffens was the one that was in terrible shape.

Here's a couple photos of the north facade, which is literally falling down in parts and is by far the ugliest and least worth saving exposure:

http://images19.fotki.com/v327/photos/1/1131078/5988524/IMG_0072-vi.jpg

http://www.pc78.com/images/okctalk/dairy.jpg

Maybe it will be the North facade portion before they added the cinder blocks? Either way you can't see it, anyway

Site Plan:

http://i29.photobucket.com/albums/c251/ptownsnwbrdr/HolidayINN.jpg

So they are keeping the west facade and portions of the north.

So they are keeping the west facade and portions of the north.

That makes more sense than what I had read before about just the north side.

The more I learn, the more I like.

I think having outside AC units as a condition for getting another hotel downtown isn't such a bad trade off.

Yeah, but you still have to be asking yourself 'if this area is so great in terms of what they want for rents and for property, then why are we even talking about exterior A/C units on a Holiday Inn?'.

It's seems the area still has a long way to go before it attracts quality projects and hotels without compromise or public assistance. Here's to hoping the increased traffic from the NBA will help elevate what gets comes to bricktown in the future.

I like it except for the windows (very plain and boring) and of course the A/C units. If the windows were a bit larger like the ones in the current Steffen's it would be better.

OKC's Bricktown Urban Design committee approves hotel application

Pamela Grady
5/16/2008

The Bricktown Urban Design Committee today approved an application for Alex Patel to demolish most of an existing building at the former Steffen’s Ice Cream building, 101 E. Main in Bricktown to build a four-story 95-room Holiday Inn Express at the site. As well, the committee voted to defer for 30 days a discussion of signs for the building and to allow for the retention of the wall at the east end of the property as proposed by the applicant. “I think you’ve done a marvelous job,” Member Bob Bright said, “It’s a significant addition to Bricktown.”

Chad Huntington, general manager of Water Taxi for the City of Oklahoma City, submitted an application to install handrails and four benches near the major landing point of the water taxi near the metal sculpture of the man pushing the ball up the hill.

“I think it needs to be a more historical type of rod iron railing architectural feature rather than bent two-inch pipes,” Bright said. “It just seems to me inconsistent with the architecture of the area and I think needs to be nicer. That’s an entry right to our water for folks coming in from out of town.”

Huntington said he would need to speak with his architect, parks and contractor about further solutions for the railing to further continue the theme of the area.

“Let’s just do it right,” Bright said.

The committee approved the location and installation of hand rails and seating at the site, but requested a continuance for discussion of the hand rail designs at it next monthly meeting.

when will the hotel open?

Surveyors out last week. Data to the Engineer last weekend re: drainage on the West side parking for ACOG. It's still moving along!

whats goin on here? any word on when they are breaking ground?!?! i'm excited about this, i think it will be a great addition to bricktown!

once again, has anybody heard anything on this?

They're probably having a tough time getting financing.

They're probably having a tough time getting financing.

You're right, economy is in the toilet.

once again, has anybody heard anything on this?

Well going back a few pages from the article:

If the project receives final approval from Bricktown and the city, Patel said it could take between nine and 14 months to build.
“Our group is eager to get started,” he said. “The sooner the better, but we understand that it has to be done right.”

I don't believe they got approval from all the design committees/city until around May or June so...........

Well going back a few pages from the article:

If the project receives final approval from Bricktown and the city, Patel said it could take between nine and 14 months to build.
“Our group is eager to get started,” he said. “The sooner the better, but we understand that it has to be done right.”

I don't believe they got approval from all the design committees/city until around May or June so...........

They've been doing onsite, inside preview work for demo this week. I would anticipate you'll see a crane and some heavy duty construction equipment within a week.

Still a few more weeks away. First week of October now, but it's definitely a "go."

Yes, it's still a go. Talked to the hotel folks today.

A fence will be going up in the next couple of weeks. Demolition should follow.

i'm freaking pumped about this! i'm sure u guys could tell already but seriously thats goin to really help the northern part of bricktown cuz besides citywalk there isn't much of a reason to go there, this will put much more people over there, awesome!

I saw some initial demo work going on today.

Or, at least, one of the window openings has been, well, opened, plus workers were in and around the building.

there is a for lease sign in one of the windows... anybody know why? and i thought this was supposed to break ground beginning of october? no?

They better not allow them to do demo and then run from this property. This city really urks me on not making developers having solid financing in place.

i can't believe people have not shown more interest in this

The "for lease" sign is actually an old sign that was unearthed when they took out a window for interior demolition. It is now being used to help board up said window opening.

The "for lease" sign is actually an old sign that was unearthed when they took out a window for interior demolition. It is now being used to help board up said window opening.

Sounds suspicious, but I hope you're right. One would think they'd spray paint it then or turn it the other way around to avoid confusion.