I just can't wrap my mind around why an underground connection is desirable here. Or at least, why the city would want to spend the cash on a tunnel between two private garages. Why not build it as a general pedestrian tunnel for public use that is intended for easy crossing of gaylord? Maybe this would essentially be the same thing. Regardless, why would anyone be willing to spend the amount of cash it will take to build this thing? Is it worth it to not have to walk outsider 50 yds?

Also, would this garage have any other uses besides parking? Street facing retail, office, etc?

I just can't wrap my mind around why an underground connection is desirable here. Or at least, why the city would want to spend the cash on a tunnel between two private garages. Why not build it as a general pedestrian tunnel for public use that is intended for easy crossing of gaylord? Maybe this would essentially be the same thing. Regardless, why would anyone be willing to spend the amount of cash it will take to build this thing? Is it worth it to not have to walk outsider 50 yds?

Because corporate powers are demanding them.

People forget that Devon insisted on connecting to the Underground system and part of P180 money went to build that connection into Oklahoma Tower.

Also, would this garage have any other uses besides parking? Street facing retail, office, etc?

If it butts up to Main you could have that frontage, but I suspect they'd use that for the car entrance and it's a pretty small frontage. None of the other sides has any street frontage.

That’s not what I heard at all. I heard the Kraft corporation has bought it will be renaming “hidden valley” ranch tower.

Apology: I just couldn’t help myself...

Because corporate powers are demanding them.

People forget that Devon insisted on connecting to the Underground system and part of P180 money went to build that connection into Oklahoma Tower.

Pete, I'm confused by this. Can you clarify? Are you talking about 20 N. Broadway? There is no access to the Underground from the Oklahoma Tower.

Pete, I'm confused by this. Can you clarify? Are you talking about 20 N. Broadway? There is no access to the Underground from the Oklahoma Tower.

Devon used P180 money to construct a skybridge from Devon tower, through what was City Center East garage (now privately owned) and then into Oklahoma Tower, thereby connecting the Devon complex to the entire Underground system.

And of course, now BOK Park Plaza has skybridges connecting to Devon.


Skybridges are part of the Underground system and are shown on all the system maps.

http://downtownokc.com/wp-content/uploads/2017/03/Underground-Map-2017_Page_1-907x1024.png

I can’t wrap my head around why the city would want to give up such a pivotal and vast piece of real estate. And it has to be at high income to expense/debt ratio. Especially if a Corp is going to send the occupancy level back up.

Pete, I'm confused by this. Can you clarify? Are you talking about 20 N. Broadway? There is no access to the Underground from the Oklahoma Tower.

the skybridges are considered part of the "conncourse" which became the "underground" which is not an apt name for things in the sky. there's a skybridge that connects leadership square to oklahoma tower, and another that connects oklahoma tower to corporate tower and oklahoma tower to the devon garage. thus, oklahoma tower has access to the underground via the skybridges.

Devon used P180 money to construct a skybridge from Devon tower, through what was City Center East garage (now privately owned) and then into Oklahoma Tower, thereby connecting the Devon complex to the entire Underground system.

And of course, now BOK Park Plaza has skybridges connecting to Devon.


Skybridges are part of the Underground system and are shown on all the system maps.

http://downtownokc.com/wp-content/uploads/2017/03/Underground-Map-2017_Page_1-907x1024.png

needs an update for BOK Park Plaza skybridge connectivity as well

needs an update for BOK Park Plaza skybridge connectivity as well

The (brochure) legend covers that up. Need a graphic artist to update.

I can’t wrap my head around why the city would want to give up such a pivotal and vast piece of real estate. And it has to be at high income to expense/debt ratio. Especially if a Corp is going to send the occupancy level back up.

Because of the same reason in Pete's post above. CLR and BancFirst can basically get whatever they want from the city. I'm pretty sure CLR is the only reason for the northbound turn lane into the CCC on the new P180 EKG side. CLR wanted the entire Santa Fe Garage for $15MM. That is an insulting offer. Now they are getting half of the garage for around $12MM and pushing for the skywalk connection to the new garage. Trust me, CLR does not just want the Santa Fe Garage for their own employees, they want it for cash flow. That garage is a goldmine for at least 41 games each year.

Some more renderings and info on BancFirst's proposed renovation.

Note that atop the building the sing will be illuminated but there is no indication of any other type of lighting. However, I suspect that aluminum 'shade' structure (which represents a change from previous plans) will get the LED light treatment.

The Downtown Design Review Committee will consider these plans on 8/16.


http://www.okctalk.com/images/pete/bancfirst080718a.jpg


http://www.okctalk.com/images/pete/bancfirst080718b.jpg


http://www.okctalk.com/images/pete/bancfirst080718c.jpg


http://www.okctalk.com/images/pete/bancfirst080718d.jpg


http://www.okctalk.com/images/pete/bancfirst080718e.jpg


http://www.okctalk.com/images/pete/bancfirst080718f.jpg


http://www.okctalk.com/images/pete/bancfirst080718g.jpg

Interesting difference with that new crown design compared to the previous proposal. Between that and the new signage I think it will look like a very different building in the skyline if everything plays out as proposed.

I like the new crown. Hopefully they light the entire building up at night

In addition to everything else, the lobby is currently pretty tired and dated as well.

http://www.okctalk.com/images/pete/cotter080518.jpg

I am so very much in favor of this moving forward. The "BancFirst Blue" at the top along with signage and lighting looks awesome as does the lobby and associated area with the "BancFirst Blue", new columns, glass, plaza, plantings etc. I am just concerned how the in-between will match the new. Maybe the dark glass just needs cleaning. I don't know. I realize it is cost prohibitive but if all the brown glass were replaced with a blue tinted glass that would make an impressive and beautiful new look in the skyline!

I also agree this is a major improvement. Now a couple of my wish lists:

*Absolutely love the crown and signage on top, too bad it will cover the top two floors rather than going up from the roof. This would have added height to the tower visually but also would have preserved views from the Petroleum Club floors.
*Too bad the tower windows wont be replaced. Just imagine if they went blue or light blue windows through-out the tower; it'd be a brand new building visually. basically.

Anyway, very good news nonetheless, overall.

I, too, would like to see the glass replaced. It's just so drab now.

I also agree this is a major improvement. Now a couple of my wish lists:

*Absolutely love the crown and signage on top, too bad it will cover the top two floors rather than going up from the roof. This would have added height to the tower visually but also would have preserved views from the Petroleum Club floors.
*Too bad the tower windows wont be replaced. Just imagine if they went blue or light blue windows through-out the tower; it'd be a brand new building visually. basically.

Anyway, very good news nonetheless, overall.

The crown does extend up from the roof?

I agree, I am extremely happy this is happening but would have also loved to see them change the entire curtain wall, not just the base. I know some people will say that cities need different glass to keep it interesting; however, this glass is just dark and too outdated in my eyes.

This will be huge and I can't wait to see it completed. I don't think it's an overstatement to say the Cotter Tower is an eyesore in its current condition, especially at night when it's almost completely dark. Getting a "postcard" shot of the OKC skyline will be much easier once this is done.

I like the new crown. Hopefully they light the entire building up at night

I'm guessing the crown will add another 10 ft to the building height ?

The graphic Pete posted with the description of the improvements states it exactly. Second column, last sentence...


A 10' blue band of Architectural Metal panels will cover the existing arches, and the building will be capped with an aluminum shade structure, which will rise 10-12 feet above the parapet of the tower.

Now fast forward 5-10 years, when Sandridge is gone, and OG&E has taken over that tower, and they implement their red LED lighting and lit logo on the top of that tower. Between that and the new BancFirst lighting, will really even out the lighting of the skyline... right now it's very west-side heavy.

I'm guessing the crown will add another 10 ft to the building height ?

I thought the picture were pretty clear too

Advanced rain water collection setup from yesterday:


https://i.imgur.com/NNyesrH.jpg

Now fast forward 5-10 years, when Sandridge is gone, and OG&E has taken over that tower, and they implement their red LED lighting and lit logo on the top of that tower. Between that and the new BancFirst lighting, will really even out the lighting of the skyline... right now it's very west-side heavy.

Don't forget First National Center which will be lit once complete. I have a feeling the OKC night skyline in 2020 is going to be much more impressive to the eye than it is today. I've said before that I feel that the night lighting downtown is about the only thing in OKC that was more impressive five years ago than it is today, when Cotter Tower, Sandridge, and First National were all still lit.

Don't forget First National Center which will be lit once complete. I have a feeling the OKC night skyline in 2020 is going to be much more impressive to the eye than it is today. I've said before that I feel that the night lighting downtown is about the only thing in OKC that was more impressive five years ago than it is today.

Yea it definitely was. Sandridge being lit up, even with just the spotlights. And the Cotter Ranch having the spotlights on the corners.

And I still do not understand why Devon turns their crown/LED fins off @ certain times late night. The crown, maybe I understand, but the LED strips (that are still not 100%) surely couldn't be causing any ill-effect?

Advanced rain water collection setup from yesterday:

Classy!

In addition to everything else, the lobby is currently pretty tired and dated as well.

http://www.okctalk.com/images/pete/cotter080518.jpg

Liberty Bank had teller cages in the lobby. BancFirst will probably do the same unless they keep them at 101 N. Broadway.

Liberty Bank had teller cages in the lobby. BancFirst will probably do the same unless they keep them at 101 N. Broadway.

There's a ton of teller space in the basement (conncourse) level, in addition to spaces for offices where people can meet to set up accounts, talk about loans, etc. I would think they'd just use that for their branch operations.

There's a ton of teller space in the basement (conncourse) level, in addition to spaces for offices where people can meet to set up accounts, talk about loans, etc. I would think they'd just use that for their branch operations.

Yes, concourse / Underground level is where Liberty had almost all their operations back in the day.

Advanced rain water collection setup from yesterday:


https://i.imgur.com/NNyesrH.jpg

This picture threw me for quite a loop until I realized it was the bit of the first couple floors of the building that sticks out to the north. I kept looking at it and wondering how you can have rain water leakage problems on the ground floor inside a skyscraper unless something else is drastically wrong.

David, I was thinking the same thing - how can the ceiling of the ground floor of a skyscraper be leaking. .....

----

As to the crown, don't get me wrong it is a vast improvement and I love it. I was just wishing if you will, that they added it to the building rather than covering up the top two floors. Let me clarify.

You can see in the renderings, the Bank First logo and massing will cover floors 35 and 36; you can even see the top of the building parapet and then see the crown overhang. I know this will add about 12 feet to the tower (nice), but what if (and this is my wish), what if they started the Bank First logo at the parapet (or just below at the building roof columns) having this whole thing as a crown. This would probably add 42 feet to the tower (2 floors X 14 feet + 12 feet); doing so would bump the tower to 4th place in the state (from 6th). And, since the crown wouldn't have leasable space behind it, you could really do some wonderful lighting and properly market all floors (not sure how they will market 35 and 36 with it being at least partially covered).

This idea is similar to what Devon, BOKPP, and most new skyscrapers do - have the top with a clean look by adding a crown above the roof and putting lighting up there far above leasable floors. Particularly BOKPP, which added three "floors' worth of crown paneling in the same likeness as the rest of the tower (hiding mechanical equipment) providing a visually smooth, integrated skyscraper.

anyway - just a wish/dream or suggestion if the final crown hasn't been decided.

I think that would look ridiculous. Signs are mounted on the sides of towers not on top.

And Devon and BOK didn’t just add a crown for extra height or looks, those are mechical floors. Whereas cotter has the petroleum club.

The plans say the perforated metal screen that will hold the logo will only slightly obscure the upper portion of the 36th floor (not a big deal). Most of the Petroleum Clubrooms are mainly on 34 and 35.

David, I was thinking the same thing - how can the ceiling of the ground floor of a skyscraper be leaking. .....

----

As to the crown, don't get me wrong it is a vast improvement and I love it. I was just wishing if you will, that they added it to the building rather than covering up the top two floors. Let me clarify.

You can see in the renderings, the Bank First logo and massing will cover floors 35 and 36; you can even see the top of the building parapet and then see the crown overhang. I know this will add about 12 feet to the tower (nice), but what if (and this is my wish), what if they started the Bank First logo at the parapet (or just below at the building roof columns) having this whole thing as a crown. This would probably add 42 feet to the tower (2 floors X 14 feet + 12 feet); doing so would bump the tower to 4th place in the state (from 6th). And, since the crown wouldn't have leasable space behind it, you could really do some wonderful lighting and properly market all floors (not sure how they will market 35 and 36 with it being at least partially covered).

This idea is similar to what Devon, BOKPP, and most new skyscrapers do - have the top with a clean look by adding a crown above the roof and putting lighting up there far above leasable floors. Particularly BOKPP, which added three "floors' worth of crown paneling in the same likeness as the rest of the tower (hiding mechanical equipment) providing a visually smooth, integrated skyscraper.

anyway - just a wish/dream or suggestion if the final crown hasn't been decided.

If your scenario were to happen (adding 42' to the top of the building), I'm not sure it would officially go from 6th to 4th tallest in the state because the shade structure isn't part of the integrity of the building, such as antennae.

The Council on Tall Buildings and Urban Habitat (CTBUH) has three height categories: Height to Architectural Top, Height to Highest Occupied Floor, and Height to Tip. The CTBUH uses the Height to Architectural Top definition to officially rank buildings. I would think the shade structure would only add height to the Tip and not to the Architectural Top.

In the case for First National, which has both a spire and an antenna, it's official height (Architectural Top) would be to the top of the spire, but it's Height to Tip would include the antenna that's on top of the spire.

I hope I made sense.

^

Thanks for explaining that!

Very helpful.

it would be a pinnacle, which is included. such as BOKPP.

And I beg to differ goPokes, BOKPP is exactly what I would do with cotter. BOKPP is a mechanical floor, that is mechanical equipment on the roof that the panels are hiding. Countless other towers worldwide also do this rather than obstruct views from leasable floors, they extend the curtain wall regardless to provide a seamless building; if there's mechanical equipment or not (I believe some cities even require these 'crowns' to hide mechanical elevator housings).

Although cotter doesn't have mechanical equipment on the roof (its on the 13th-14th floors i believe), having the sign up on the roof would preserve views from the Petroleum Club and enhance the building in a big way.

BancFirst buys city’s second-tallest building (http://www.okctalk.com/content.php?r=543-BancFirst-buys-city%92s-second-tallest-building)

Quietly last week, BancFirst closed on the purchase of the 36-story Cotter Ranch Tower in the heart of Oklahoma City's central business district.


http://www.okctalk.com/images/pete/bancfirst080718a.jpg


The sale was officially executed on Aug. 30 at a price of $20,999,998.

As OKCTalk was first to report (http://www.okctalk.com/content.php?r=501-BancFirst-set-to-buy-Cotter-Ranch-Tower), the local bank placed the property under contract in May after their bid was selected by the bankruptcy administrator who was empowered by a San Antonio court to oversee the liquidation. The same court later approved the final terms and sale.

As it was working to complete the purchase, BancFirst was concurrently negotiating with the city to purchase the adjacent Santa Fe Parking Garage, essentially splitting the cost and spaces with another downtown employer, Continental Resources. At the same time, the bank and city collaborated on another parking garage, a proposed structure by developer Don Karchmer to be located on the east side of the railroad tracks.


http://www.okctalk.com/images/pete/sfgarage070818a.jpg


In a move that drew criticism from Ward 2 city councilman Ed Shadid, the city, BancFirst, Continental and Karchmer negotiated in relative secrecy before OKCTalk revealed the pending garage deals (http://www.okctalk.com/content.php?r=519-City-poised-to-sell-parking-garage-and-facilitate-the-construction-of-another). The deals ultimately became public through a city council agenda published on a Friday afternoon in advance of a Tuesday morning vote.

These types of non-public meetings later led Shadid to threaten the city with legal action (http://www.okctalk.com/showthread.php?t=44411) due to the possible violation of state open meetings laws. On that larger matter, there are ongoing discussions between the city and Shadid and his attorney.

The proposed Karchmer garage involved selling city land for what many viewed as below market rates. Both Shadid and Ward 5 councilman David Greenwell protested the selling price and voted against the land sale to Karchmer, although the measure did ultimately gain majority approval by the body.

Eyebrows were further raised when the following week Karchmer sold property just blocks away that — when compared on a price per acre basis — was more than 20 times the amount he planned to pay to the city.

BancFirst officials repeatedly maintained that the bank could not purchase Cotter Ranch Tower without having both parking garage issues resolved in order to accommodate its own employees and future tenants.

Court records show that BancFirst was one of many bidders for the tower and it offered cash without the need for a financing contingency. That factor was mentioned in legal documents as one of the deciding factors in its favor.

In July, BancFirst filed renovation plans with the Downtown Design Review Committee, which later reviewed and approved extensive changes to the exterior of the structure, including a distinctive new crown and large lighted signage and 10-foot blue band on the top floors.

According to the submission by BancFirst, the large and dated surrounding plaza will also get an extensive makeover with completely new paving, extensive landscaping and seating areas. Several exterior columns will be removed from the ground floor and replaced with only half as many modern versions.


http://www.okctalk.com/images/pete/bancfirst071818g.jpg


The bank also plans major interior improvements, most noticeably in the lobby, which will be fully renovated with new flooring, ceilings and general finishes. The building will also require major mechanical and electrical upgrades.

The sale ends a 14-year ownership by the Cotter family. That tenure was marked by frequent complaints about the lack of basic maintenance, and a slow bleeding of tenants resulted in a near 50 percent vacancy rate.

Cotter paid $27.9 million in 2004 but did little to upgrade the already aging property. Originally built as headquarters for Liberty Bank in 1972, at 500 feet it reigned for almost 3 decades as Oklahoma City's tallest building until completion of Devon Energy Center in 2012.


http://www.okctalk.com/images/pete/cotter030218aa.jpg


BancFirst will be moving its headquarters and banking operations from a building it also owns directly to the west at 101 N. Broadway Ave., and then hopes to lease the remaining space.

Before substantial work can commence, building permits will be required. As of yet, no permit applications have been filed and approval for larger projects often takes several months.


http://www.okctalk.com/images/pete/bancfirst071818f.jpg

I was told that the cafe in the lobby is trying to move to the new BOK building. Does that mean the Petroleum Club may be looking to move as well?

I was told that the cafe in the lobby is trying to move to the new BOK building. Does that mean the Petroleum Club may be looking to move as well?

I seriously doubt the Petroleum Club is going anywhere. They just did some substantial upgrades and have stuck through the worst times; things should get substantially better for them soon.

Regarding the cafe, the BancFirst plans say the plan is to move the restaurant from the west side of the lobby to the northeast corner. Perhaps the existing tenant doesn't want to deal with the massive amount of lobby construction, and/or BancFirst would rather get someone new.

I'm told the P Club is just going to open another deli and Mexican place at BOK PP. Not a move, but an addition.

My sister's having her wedding at the Petroleum Club next summer and from what they told her they have no plans to move.

Great news! I really cannot wait to see this lit up. Will make a huge difference for the OKC skyline at night.

If the Petroleum Club is staying, that renovated Banc First sign and mesh is going to cover up their windows. Seems odd.

I wonder how much longer the statue of Cotter will remain.

I know it will be removed as part of the renovation but suspect they may quietly take it down, and relatively soon.


BTW, this sale closing is obviously a big deal for OKC. Finally free of the Cotter nightmare and things should start taking a dramatic turn upwards.

The change of ownership has already resulted in good things. The flower beds are cleaned out and mulched and some of our longstanding complaints are being addressed. It's almost like having a landlord that cares about the building! What a refreshing change.

http://www.okctalk.com/images/pete/cotter101418.jpg

The change of ownership has already resulted in good things. The flower beds are cleaned out and mulched and some of our longstanding complaints are being addressed. It's almost like having a landlord that cares about the building! What a refreshing change.

Especially, when the landlord intends to live at the place they just bought. The only bad thing is that the landlord will probably raise rates on cultural renewals once the improvements are done.

I saw this transaction listed in the paper over the weekend - $ 21,000,000.00.

I saw this transaction listed in the paper over the weekend - $ 21,000,000.00.

I reported that 2 weeks ago.

The statue of James Cotter has been removed.

http://www.okctalk.com/images/pete/cotter111118a.jpg


http://www.okctalk.com/images/pete/cotter111118b.jpg

Good.

Yay!

The statue of James Cotter has been removed.

http://www.okctalk.com/images/pete/cotter111118a.jpg


http://www.okctalk.com/images/pete/cotter111118b.jpg

Press F to pay respects

Any updates on this?

They haven't filed any building permits as of yet.

I know they have been doing a lot of things though, like sorting out the HVAC, electrical and plumbing problems that have long plagued the buildings.

A couple of tenants have told me they have seen big improvements in those areas.

They haven't filed any building permits as of yet.

I know they have been doing a lot of things though, like sorting out the HVAC, electrical and plumbing problems that have long plagued the buildings.

A couple of tenants have told me they have seen big improvements in those areas.

Yeah, but no one cares about those fixes. Jkjk. I am glad the tenants are noticing a difference and an improvement!