It's a par-tay at the Petroleum Club:

http://www.normanokdjblog.com/wp-content/uploads/2013/02/IMG_5209.jpg

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Source: BYX Cornerstone 2013 Date Party (http://www.normanokdjblog.com/2013/02/15/byx-cornerstone-2013-date-party)

I guess that it shows my age (and current interests) that I'm more drawn to the architectural details of the room and the great views out the window than to the kids romping on the floor.

Meh, I'm young and there's not that much talent in the room anyhow.

Yeah, buncha dorks and fatties.

I like that you can still see Devon in both pics, lol.

I like that you can still see Devon in both pics, lol.

It gives a feel of "we're not alone up in this dark night sky".

I've been wondering what was going on at the Petroleum club on Friday/Saturday nights. I've noticed bright purple neon lights glowing in the distance at the top of Chase Tower, especially along Broadway Extension.

We just got an email that Cotter is closing the building office in the tower and that both of the local building managers have resigned. All communication now has to go through the home office in Texas. I don't think that is a good sign...

Not a good sign at all, I'd say. We're still scheduled to have renovations made to the common areas of our floor - I'm curious if we get those.

The real question though, is will that gigantic full body photo of the building manager stay in the lobby?

Maybe it's a could sign. He could be selling it to so someone that will actually update the outside.

Either that, or maybe demand is so great for space, its more cost efficient to centralize their management and lease out the space?

There are still a few empty floors, but it is probably cheaper to run everything from one spot. The Tower is the largest building they own, and likely the most valuable/profitable. I don't see Cotter selling the thing soon.

I understood they were renewing their financing and having difficulty getting it done. There have been a rash of building bankruptcies in North Texas because financing has matured and the building can't meet the more stringent requirements of the lender for renewal. That could be the case here - not enough market rate performing leases to qualify for the amount of money they owe. No choice but BK if that happens.

And on the photo of Tammy - I doubt it stays - she hates it.

Interesting. Thanks for the info. I've only talked to Tammy a few times. Our office manager handles all the interaction with the building.

Exactly. It has a sense of history to it.

Maybe it's just me, growing up when I did, but I remember movies from the late 70s/early 80s and anytime they would show New York, they'd focus on those types of buildings. Not the Empire State Building, not the Chrystler Building, it was those tall boxy towers. Those signified "big city" to me when I was a kid. I'd like another half dozen of them downtown.

It's interesting how tastes change over time. In the '70s/80s art deco was completely out - hence the reason so much of OKC's art deco got destroyed in the Pei Plan. Now, rectangular boxes are out and art deco is back in. I think for this reason its best to preserve historical architecture even if the architecture isn't 'in style' at the time. In 30 years, it might be.

I wonder if we'll loose the Chase signage as Chase on a corporate level seems to be in a lot of hot water.

I'm guessing the photograph of Ronald Reagan will stay in the lobby.

I'm guessing the photograph of Ronald Reagan will stay in the lobby.

Wow, lol.

Wow, lol.

It could be worse. The courthouse in Fort Smith, Arkansas still has a portrait of John F. Kennedy on the wall.

It could be worse. The courthouse in Fort Smith, Arkansas still has a portrait of John F. Kennedy on the wall.

Need to find somewhere with Harry S. Truman... Don't say Independence, MO.

It's interesting how tastes change over time. In the '70s/80s art deco was completely out - hence the reason so much of OKC's art deco got destroyed in the Pei Plan. Now, rectangular boxes are out and art deco is back in. I think for this reason its best to preserve historical architecture even if the architecture isn't 'in style' at the time. In 30 years, it might be.

A lot of things got destroyed as a result of the Pei Plan but I don't remember much of it as being art deco.

Suddenly, there is a lot of vacancy in this building. Totalling up what is shown as for lease, you come up with almost 200,000 square feet, which is almost half empty.

Also, I know other tenants are looking to leave, citing poor maintenance, lack of upgrades and generally very poor management.

Something is clearly amiss -- more than just a disinterested owner. When the office market is this tight, there has to be a reason the space isn't leasing and the ownership isn't spending a bit of money to keep and lure tenants. This property is starting to resemble First National Center, but has large, modern floorplates and would be easy to improve.


Here's hoping this property is ultimate sold to someone who will invest in it.

Just double-checked the last survey done by Price Edwards and at the end of 2013, it shows 209,866 SF vacant of the total 514,317. That's a 40% vacancy rate.

And I know for a fact more tenants are leaving. They will soon be less than 50% full in the strongest downtown office market in the last 30 years.

That's a real shame. That makes me question is the downtown office market is really that hot. Sure its the hottest in 30 years, but that isn't saying much comparing to how bad it was in the 1980s and 1990s.

That's a real shame. That makes me question is the downtown office market is really that hot. Sure its the hottest in 30 years, but that isn't saying much comparing to how bad it was in the 1980s and 1990s.It is hot. There is more new space coming "online" in downtown and it seems people are deciding to move to nicer office spaces instead of this tower. Hopefully, someone will buy it and do an extensive renovation(hopefully adding LED lights around the edges). I'm willing to bet that happened, you would see people taking up the space pretty quickly.

If Continental needs more space in a few years and doesn't want to build a new tower, Chase might be empty enough for them to take over by that time.

I wonder if we'll loose the Chase signage as Chase on a corporate level seems to be in a lot of hot water.

I bet it stays as paying for that signage is the only money they have spent in OKC since they have been here.

Just thought I would mention that they finally fixed the accent lighting (corner spotlights shining down the sides). Looks very nice for its age.

The window washers did that as they made their rounds over the past month or so. It's not a bad building, but I worry about deferred maintenance. I've been in the building for three years, and this was the first time I can remember my windows were cleaned. Two of the four elevators that serve my floor have been out of service for two weeks. The maintenance staff struggles with the heating and cooling system operations, which makes the temperature unpredictable and often uncomfortable.

Cotter won't sell to a better funded owner, and Cotter can't become a better funded owner himself until more of the building is rented. Unfortunately, space in a class B building with uncomfortable temperatures, visible unfixed problems and unresponsive management doesn't lease quickly.

Yea I have heard of those problems before (the temperatures). And those lights on the top were out for as long as I can remember. I was actually shocked when I saw that they were on last week. It completely changes the way the building looks at night, it is now no longer just a floating, glowing white line with CHASE on the roof.

Just thought I would mention that they finally fixed the accent lighting (corner spotlights shining down the sides). Looks very nice for its age.

Sounds good. Do you suppose a few corner spotlights would help me? :wink:

pics? :)

Here's a good photo from https://twitter.com/AlonzoJAdams:

https://pbs.twimg.com/media/Bt8khalIAAAzO4m.jpg

Hey! That does look good!

IMO, I say lost the light ring at the top and just have the corners (lower intensity) and anchor,

or even better, small anchor sign slightly offset with light bands outlining the exterior.

corners are a nice touch. don't remember them ever being on before, have they been out that long?

THey have been out a while.. I believe beore chase came along there was no Light around the top.. only the anchor name and the corner spots.
Alonzo takes great pics. he is a nice guy as well.

Before the neon band and corporate logo were placed around the top, the lights that now appear only on the corners were placed around the top at every column. From 1973:

8865

interesting, thanks

I was looking at the corner spots while listening to John Fulbright friday night.
it appears there is already one out on the NW corner

I really wish someone would invest some money into this dumpy old building. It really holds our skyline back. The outside is dreadful and needs to be updated.

I really wish someone would invest some money into this dumpy old building. It really holds our skyline back. The outside is dreadful and needs to be updated.

That's what people said about the India temple building, Braniff building, and all the storefronts on 23rd back in the 60s.

I think it looks good on the skyline the way it is as long as it'd lit at night. It will look better if we get a few more tall new buildings added to the skyline.


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I've just seen 2 boxy buildings from the 70s be reinvented in Dallas and Houston as landmark, eye catching buildings. Not sure where the India temple fit into this... I didn't ask for it's demolition.

I'm with PhiAlpa on the night look with the same lighting caveat. Yes, I wish it had the design of, say, Valliance Bank Tower, but it is what it is.

I have little issue with the exterior of the building. I'm more concerned with keeping the interior of the building up to date to make it viable.

Well, when I go to a nice restaurant, I expect the food to be pleasing to the eye as well as being tasty. All I'm saying.

Well, when I go to a nice restaurant, I expect the food to be pleasing to the eye as well as being tasty. All I'm saying.

True, but that connection to the building isn't as clear. It is a product of it's time and isn't terrible. There are far worse buildings in OKC that could use a complete makeover. You can't just totally reinvent a building every time tastes in design change. The exterior is hardly displeasing even if it is dated.

The ground floor is the biggest design crime this building perpetrates on downtown OKC.

It's a fine example of International style architecture, which I happen to like. No need to update the exterior.

I've just seen 2 boxy buildings from the 70s be reinvented in Dallas and Houston as landmark, eye catching buildings. Not sure where the India temple fit into this... I didn't ask for it's demolition.

Kerr McGhee thought its original facade looked dated in the 60s so they basically destroyed it and covered it with an ugly concrete facade. That basically led to it getting demo'd a few years ago. I'm sure at the time they thought the new concrete facade was eye catching too.

I understand what your saying though as I've see a few cool renovations as well. The Tower Condominiums in Fort Worth are a great example (though that building looked way worse than chase before the renovation). I just don't think chase looks bad


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The ground floor is the biggest design crime this building perpetrates on downtown OKC.

You mean you don't care for western themed leather seating groups, head shots of conservative politicians, longhorns, and a three foot tall full body portrait of the (the real) Mr. Cotter's wife?

Regarding the exterior, it should be maintained - not updated. It's the only real example of the International style in our skyline.

The building is perfectly serviceable. I'm sitting in a very nice office right now, with a great view looking west toward Devon, First National, City Hall and Film Row. The view of Automobile Alley from the north side of the building is stunning at night. The building needs to be maintained better, but not gutted and redone. Money would be well spent on updating the heating/cooling and a lobby redesign. Management has spent the last several months upgrading the common areas on all the floors (carpet replaced with tile, wallpaper covered and painted, upgrading smoke detectors, updating restrooms - some for the first time ever).

Id really like to keep it as well. In 50 years, it may be the gem of International like FNC is of it's time. Who knows.

What i would like to see, is all of the windows replaced though with something more efficient. It would change the look of the building a bit, but without actually changing the curtain's style. Nothing as drastic as it's cousin in Indianapolis (was it bank of america or something?).

I agree that the overall exterior design should be maintained, but there could be much better-designed sidewalk interaction without harming the architectural integrity of the building. The massive setbacks and plazas are the biggest liability of the structure, which I SUSPECT is what Cuatro was alluding to.

I've always envisioned an attached (or freestanding) and (mostly) outdoor covered dining area - a la Cafe du Monde's outdoor area - on the NW plaza across form the Skirvin. If it were a place that served breakfast in the morning and/or cocktails in the evening I think it would absolutely kill thanks to proximity to hotels.

I rode past the Skirvin just last night and contemplated the Red Piano Bar, and how it usually seems mostly empty, which is a shame because it's a great spot. It was smoking hot when the Skirvin first reopened, but I think now it's mostly just hotel guests rather than locals on most nights, because it is not attached to any "scene" or neighborhood of venues. If Cotter had my aforementioned outdoor spot, and perhaps the space catty-corner to the Skirvin (across from B.C. Clark) were activated by a great restaurant/bar/lounge, I think the Skirvin would actually see its bar numbers go UP, because the corner would attract more locals.

Sorry to digress, but for YEARS I have felt that intersection has tons of unexplored potential.

That's a great idea. Maybe we will get some sort of patio dining with a new tenant in the Santa Fe ground floor space. But since Rand's newly designed entrance to The Underground was rejected because it interfered with the architecture of the building, I don't see the current ownership doing anything on the plaza. Right now, I'd settle for the concrete being resurfaced to repair all the broken and chipped up sections.

^

Same issues at Bank of Oklahoma Plaza which weren't well addressed in a recent makeover.

Am I the only one that has trouble figuring out how to get around on the sidewalk level on the north side of the building?

^

Same issues at Bank of Oklahoma Plaza which weren't well addressed in a recent makeover.

I've always thought those two steel boxes they put on Kerr side were great bones for a couple of buildings that could house restaurants/coffee/newsstand/whatever, which would satisfactorily activate that side, at least.

Am I the only one that has trouble figuring out how to get around on the sidewalk level on the north side of the building?

From the collection, Clichés R Us'ns : "You simply place one foot in front of the other and keep doing it over and over." =)
That, or abandon the sidewalk entirely and walk down the street or on the railroad/trolley tracks. (i keed . . . i keed)

(sorry . . . I'm still reeling from my most recent walk around Downton OKC Abbey including a visit to that little slice of paradise known as the Myriad Gardens--at least at the most recent renaming--and taking a couple of shots of The End of an Error involving getting rid of that Artistic Joke/Eyesore known, formerly, as Mummer Stage Center Theater. The sidewalks and crosswalk signals were excellent, btw.)

Frankly, I'm experiencing a bit of difficulty getting around naming a building "Cotter Ranch Tower" . . .
(but that's OK . . . it's not a common perceptual challenge--i live in the suburban outskirts)

Am I the only one that has trouble figuring out how to get around on the sidewalk level on the north side of the building?

What, the millions of flagpoles that are conveniently located in the worst spot ever?

Actually, apparently I must apologize to this tower as it has been accused of a crime it didn't commit. Upon further review, it is the Continental building I have so much trouble with.

Guys, if someone were to put some money into this, this could be a very cool building. Even with exterior work, this could become the second most prominent building in our skyline that people will notice. Right now, it is the second tallest yet most choose not to look at it much because of its ugliness.

I'd love to see someone change the exterior black windows, do some cool lighting so it's visible and very noticeable at night. Heck, what would really be cool is if someone bought this place for a good price and did mixture of commerical with some residential mixed in. I don't know if its possible but how cool would it be to add some time of height on the rooftop with cool lighting and give it 50-75 more feet in height. It would balance out the skyline and push it to close to 600 feet and would be good for whoever owns the place. If anyone has any cool ideas or can come up with a rendering or pic of what it could look like, could you post something. This place has potential to be really cool and it wouldn't take as much as building a new skyscraper yet could add soooo much to our skyline.