The Enclave @ the Riverfront in Little Rock, AR by the Bomasada Group:

http://argentadc.org/wp-content/uploads/2011/06/feature-enclave.jpg


Nice development, too bad we lost out on something similar to this.

It would have been nice, but I honestly don't like it. I think Level is way cooler. There is no doubt it would have been a nice addition to area, mainly just for the units it would add, but I kind of like what we are actually getting and what has been done on that side of town already a bit better.

Am I understanding this correctly?

Project died because the city could not come up with $1.3 million for the quiet zone?

Bryant said, the quiet zone project was short $1.3 million.

Read more: http://newsok.com/oklahoma-city-delays-on-creating-railroad-quiet-zone-blamed-for-death-of-38-million-development/article/3626883#ixzz1f7drCbqP

Am I understanding this correctly?

Project died because the city could not come up with $1.3 million for the quiet zone?

The total cost was more than $1.3 million but that's how much they fell short by which I'm not sure how they couldn't have come up with only $1.3 million more.

I honestly think there were more underlying issues the public doesn't know about, other than the City coming up with $1.3 million for a $38 million development. Surely the city is not that short sighted to see the potential of that development. I am sure there is more to this story.

Furthermore, I think if the Bomasada Group really wanted to build there, they could have took a loss of $1.3 million and contributed to quiet zone development and scale down the project a bit, shaving $1.3 million off of $38 million would not have made that much of a difference.

Yes, I believe the total cost of the quiet zone was under $5 million. The $1.3 is just the "shortage" of funds. I do think some federal matching funds were at play with this as well.

I honestly think there were more underlying issues the public doesn't know about, other than the City coming up with $1.3 million for a $38 million development. Surely the city is not that short sighted to see the potential of that development. I am sure there is more to this story.

Furthermore, I think if the Bomasada Group really wanted to build there, they could have took a loss of $1.3 million and contributed to quiet zone development and scale down the project a bit, shaving $1.3 million off of $38 million would not have made that much of a difference.


$1.3 million could easily kill a project of $38 million.

Easily.

^^ Right a $1.3M shortage.

I am referring to the remaining amount needed that would have made this project happen.

Looks as though an outside developer wanted to invest in downtown Okc and the good ol boys said No Thanks.

I may be wrong, but I am thinking that all current downtown housing developments are all by local developers.

"Keep It Local" ...

Why should a private developer cough up $1.3 million for a quiet zone?

It's obviously a local issue that would benefit all of downtown.

$1.3 million could easily kill a project of $38 million.

Easily.

In what way? Make it 5 floors instead of 6, not that hard. Most development projects don't always come out as projected, there are many projects across the city that have been "scaled down".

Why should a private developer cough up $1.3 million for a quiet zone?

It's obviously a local issue that would benefit all of downtown.

Because it will benefit the private developer in the long wrong, especially building it along the new street car lines. Moreover, it will give this new developer to Oklahoma City a good reputation, and establish a good relationship with the city for future developments in the city.

That is the same as asking why build a $38M development in a dilapidated area?

In what way? Make it 5 floors instead of 6, not that hard. Most development projects don't always come out as projected, there are many projects across the city that have been "scaled down".

First of all why should this issue fall on the shoulders of one private developer?

Secondly, if the numbers work the number work. You don't go around lopping off a floor here and a floor there. That's not how it works.

Thirdly, these developers realized that the train horn was going to adversely effect their project.

Personally I think they made the right decision.

The city needs to address this issue.

^^

Looks as though an outside developer wanted to invest in downtown Okc and the good ol boys said No Thanks.

I may be wrong, but I am thinking that all current downtown housing developments are all by local developers.

"Keep It Local" ...

I don't know if I agree with this. Its an easy assumption to come to, however I believe it has to do with the current circumstances in city government. They are short staffed and culturally, some city staffers are unwilling to pick up the phone and tell anybody anything unless it has been vetted and approved. If someone had taken the time or had the guts to call the developer and tell him a letter might be forthcoming, perhaps thing might have ended more positively. But it seems to have simply "fallen through" the cracks.

I realize that sounds absurd. It was a $38 million project. But if you believe Steve regarding Bellanger and you believe me that several people involved with Urban Neighbors had been regularly calling the city requesting an update to no avail, then it is probably that simple.

First of all why should this issue fall on the shoulders of one private developer?

Secondly, if the numbers work the number work. You don't go around lopping off a floor here and a floor there. That's not how it works.

Thirdly, these developers realized that the train horn was going to adversely effect their project.

Personally I think they made the right decision.

The city needs to address this issue.

You do have a valid point, maybe this needed to happen to open the City's eyes to really address this issue, and hopefully within the next couple years, they can revisit this issue and secure funding for a quiet zone to be implemented. Nonetheless, the Bomasada Group is known to come back to projects they put on hold or terminate. They are in the process of starting back up a similar project in Tulsa that they terminated back in 2008, so hopefully we will see this development in the future. I just don't see how they can give up so quickly on a project that is 4 years in the making?

I hear what you are saying, and I guess it should not surprise me that Okc lets projects like this fall through the cracks.

Oh well, I am sure Okc will get a nice shiny new surface parking lot in this location instead of this crummy housing development.

Actually this is a perfect location for a pay-park-ride operation, considering the proximity to the future streetcar route. Suburban passenger tourists will need a good location to park when riding the streetcar for downtown sightseeing.

Not really Rover, securing funding, permits, design, design review, demo and cleanup, and restoration take time, moreso on a remodel than a new structure.

2+ YEARS sounds like a very long time. Must mean they don't have the money or plans to do it in a timely manner.

Damn I-Phone tiny screen... 60 days, not 760. Lol

Damn I-Phone tiny screen... 60 days, not 760. Lol

That's not as bad. LOL

Damn I-Phone tiny screen... 60 days, not 760. Lol
You sure it isn't fat fingers on a tiny touchscreen keyboard? That is my excuse when that happens....or autocorrect.

Lol

I'm not going to give an opinion as to whether city staff made the right or wrong decision here. But I will offer up some non-opinion observations:
- City staff has a bigger, more complex workload than I can recall in any of my 16 years covering them (MAPS 3, MAPS for Kids, Project 180, Core to Shore, river redevelopment, battle over water rights, struggle over internet taxation, strained labor relations, oversight of the GOLT program, the neighborhood revitalization program, bond issue projects throughout the city). To understand how such strain impacts operations, one only need look at the original MAPS program in the years immediately after the 1995 bombing of the Alfred P. Murrah Federal Building.
- City staff, particularly upper management, has been cut down to where I can't remember when there were fewer people overseeing all this work. Key, experienced personnel have left in the past year; people like Cathy O'Connor, Jim Thompson, Laura Story and others (including the incredible Mark Carleton, who died of a heart attack just after being promoted to oversee MAPS for Kids).

I take no pleasure in doing these stories in that I know it only adds to the strain of those I admire and respect.

Steve, is there any way that Bomasada could be persuaded by the TIF deal they never saw?

betts, if you and others who live downtown want to do a follow-up story with me, email me at slackmeyer@oklahoman.com. I think it's important folks hear from you guys.

To emphasize how important the quiet zone would be, I can say with certainty that neither the GreenArch mixed use project (70 apartments) nor the Metro @ Brady would be happening were it not for the quiet zone implementation in Downtown Tulsa. Any project with any financial ties to HUD, for example, is required to do a noise study calculating what the potential interior noise levels would be as caused by outside noise sources (highway, trains, roadways). In the case of both of the aforementioned projects, they are both designed right against the tracks, at crossings. A train horn is a huge factor in that calculation. Having the quiet zone in place was the difference in, the case of GreenArch, for attaining acceptable noise levels, and therefore, meeting National Housing Standards.

I really think there is more to the Bomasada Group being an out of state developer. I think if this was a local developer that this project would have happened.

It seems that Okc does not have a good track record working with downtown residential developers that aren't somehow already a part of Oklahoma.

All downtown residential developments that are either recently completed, and in progress, all are local developers.

I am all for "keep it local", but Okc losing this project is really unacceptable.

Hale Photo building being declared dilapitdated?

http://newsok.com/hale-photo-building-threatened-with-dilapidation-declaration/article/3628621

ljbab, note that it should say 60 days:

Applicant appeared at Council today regarding asking for 760 days to replace the roof and secure the structure of the Hale Photo building. Removed from dilapidated designation list and reviewed January 17th.

Applicant say he wants to restore the building using his partner, Richardson Homes, and consider either renting the space or moving his advertising firm into it.

ljbab, note that it should say 60 days:

Also note that I misspelled dilapidated. I'm suprised someone didn't jump all over me for that. LOL

Sorry, I'm not trying to be a spelling policeman LOL. I was just directing you to UP's post stating that the Hale building hasn't been officially declared dilapidated yet, and the owner intends to fix it within the next 60 days.

Sorry, I'm not trying to be a spelling policeman LOL. I was just directing you to UP's post stating that the Hale building hasn't been officially declared dilapidated yet, and the owner intends to fix it within the next 60 days.

I understood that. No problem. I was making fun of myself.

Perhaps this has been posted elsewhere but I couldn't find it: http://normantranscript.com/headlines/x1120120976/Oklahoma-Arts-Institute-Administrative-Office-moves-from-Norman-to-Oklahoma-City



December 23, 2011
Oklahoma Arts Institute Administrative Office moves from Norman to Oklahoma City

Transcript Staff The Norman Transcript

NORMAN — The Oklahoma Arts Institute at Quartz Mountain has moved its administrative office to from Norman to downtown Oklahoma City. The new location, at 9th and Broadway, is located in the Automobile Alley Historic District, placing the statewide nonprofit near other arts organizations and providing them with office space tailored to their unique needs. All Arts Institute programs, including the Summer and Fall Arts Institutes, will continue to be held at the Quartz Mountain Arts & Conference Center in southwest Oklahoma.

"We are excited to move back to Oklahoma City," said Julie Cohen, Oklahoma Arts Institute President and CEO. "The new location will better serve our administrative needs and will also increase our visibility with donors and public partners."

The new building at 111 NW 9th is owned by Mason Realty Investors and has undergone a complete renovation led by Todd Edmonds of HSE Architects. While in keeping with the Automobile Alley area, the building design incorporates elements from the Quartz Mountain Arts & Conference Center, a facility that has become synonymous with the Arts Institute’s programs. The new building provides the organization with new meeting space, storage and convenient loading and unloading for the Arts Institute's supplies and equipment.

In conjunction with the move, the Arts Institute phone number has changed to 605-7500. Website and email addresses remain unchanged.

The Oklahoma Arts Institute is a private, non-profit organization founded in 1977, with a mission to provide exceptional multidisciplinary arts experiences that develop individual talent and inspire a lifelong passion for the arts. The Arts Institute administers a program for talented Oklahoma youth every June and a series of continuing education workshops for adults every fall.

Yep. It's a great building renovation and infill project on 9th. Thus more reason for my comments about the need for a Midtown parking garage in that parking thread. We are becoming much more crowded at 9th and 10th. The streetcar will help greatly, but such a structure is needed for housing development.

Steve's latest update on "Quiet Zone" issues.

http://newsok.com/okcs-shelving-of-quiet-zone-plan-has-some-in-downtown-making-noise/article/3635675

Great article by Steve, please keep after the city on this.

I will be contacting the city tomorrow with phone calls and emails to voice my concerns.

I do not see how the city can explain losing the Bomasada Group development!

If anyone else at our work lost out on a $32 million dollar client we would all be out of a job.

So chalk up a tech company office renovation in an old warehouse as another of the casualties lost.

Is it generally expected with TIF infrastructure work that the work will be done before construction of the new development? I mean if this is just a case of the city not wanting to do it until the project was completed, why couldn't have the Bomasada Group been given assurance that the quiet zone would happen upon completion of their project. I guess that's not how it works as they reported that multiple attempts to contact city staff were unanswered, apparently as they waited on the work to get done before they broke ground.

According to the recent Downtown Housing Study, the consultants suggested that one of the key factors to spur housing development downtown was the implementation of a "Railroad Quiet Zone" , therefore I don't understand why the City is so adamant re the quiet zone. They invest millions upon millions to promote downtown development, but they can't find a solution to secure $3.5 million, sounds very odd to me.

So chalk up a tech company office renovation in an old warehouse as another of the casualties lost.

Is it generally expected with TIF infrastructure work that the work will be done before construction of the new development? I mean if this is just a case of the city not wanting to do it until the project was completed, why couldn't have the Bomasada Group been given assurance that the quiet zone would happen upon completion of their project. I guess that's not how it works as they reported that multiple attempts to contact city staff were unanswered, apparently as they waited on the work to get done before they broke ground.

You need more than assurance when you invest $32 million on a project that will be worthless if the City doesn't come through - and it sounds like that City had no plan to actually come through with it. I'll be honest, $3.5 million sounds like chicken feed especially since the railroad put up a million bringing the City cost down to $2.5 million. One of the commentors on NEWSOK was right - get Clay, Larry, or Aubrey on board and this will be done tonight. Asking the City to do it is asking the wrong person.

We should reroute the railroad tracks east along I 35 and get rid of the problem altogether.

We should reroute the railroad tracks east along I 35 and get rid of the problem altogether.

Don't you mean, move the problem ?

Don't you mean, move the problem ?

I was just being a smartalec. It was tongue in cheek. Moving the rr tracks and trains to I 35 compared to moving I 40 to south of OKC. It wasn't a serious proposal.

I was just being a smartalec. It was tongue in cheek. Moving the rr tracks and trains to I 35 compared to moving I 40 to south of OKC. It wasn't a serious proposal.

You really don't get it do you Rover. How about this - just take the tracks out and not put them back anywhere in OKC. That will stop the train and the problem. If the Sante Fe railroad wants to get freight from Dallas to Wichita let it go around the city like Union Pacific does. UP serves the same market Sante Fe does but they do it 30 miles west of OKC. To access OKC they use spur lines and not a mainline.

I think every major city in the word I have ever been to has a major track through the city. Now, I would agree with the freight train traffic. So how much do you think it will cost to lay new track around the OKC metro area? How many years? Who will pay? Somehow seems more sensible to just pay to make it a quiet zone and skip the nonsense.

I think every major city in the word I have ever been to has a major track through the city. Now, I would agree with the freight train traffic. So how much do you think it will cost to lay new track around the OKC metro area? How many years? Who will pay? Somehow seems more sensible to just pay to make it a quiet zone and skip the nonsense.

The quiet zone is the best solution, but the City doesn't seem interested in it. I agree, nearly every major city I have been to has tracks running through them as well - but they all go underground near the center city. In fact, OKC is the only city I can think of that has a mainline railroad and at-grade crossing through downtown.

The quiet zone is the best solution, but the City doesn't seem interested in it. I agree, nearly every major city I have been to has tracks running through them as well - but they all go underground near the center city. In fact, OKC is the only city I can think of that has a mainline railroad and at-grade crossing through downtown.

Fort Worth, like OKC, has that in some locations. And the rail doesn't go underground near all city centers. In many cases the rail is along a river with no road crossings or has elevated roadways over the rail.

The railroad is grade separated for two miles through the center of the city.

The railroad is grade separated for two miles through the center of the city.

Fort Worth or Oklahoma City?

Fort Worth or Oklahoma City?

OKC, N 6th to SE 23rd.

The railroad is grade separated for two miles through the center of the city.

And yet it still has 10 at-grade crossing in or near downtown.

$600,000 building permit today to renovate this building at 123 NW 8th. Says the use will remain office and is owned by Linco Construction.

http://www.oklahomacounty.org/assessor/Searches/sketches/picfile/2729/R010803750001rA.jpg

According to the recent Downtown Housing Study, the consultants suggested that one of the key factors to spur housing development downtown was the implementation of a "Railroad Quiet Zone" , therefore I don't understand why the City is so adamant re the quiet zone. They invest millions upon millions to promote downtown development, but they can't find a solution to secure $3.5 million, sounds very odd to me.

This city is actively covering a massive P180 cost overrun with other sources, unbeknownst so far to us. For them to not be able to find a few turnips to squeeze $3.5 million out of, particularly when that developer would have accepted it as a TIF tied to their project, is absolutely lip service. There is no way they can say that with a straight face with the way they've been spending left and right.

I have noticed work going on at this building lately as well as on a similar building I think on 9th street directly north of here. My office is half a block west and half a block north and I look down from the 4th floor every day. It sure is fun watching all of the construction going on all around me. These small projects don't get as much pub as the ones on 10th street but there seems to be activity all around. Now I would love to see something done with the building at 9th and Harvey. It looks like a challenging project. It is the building directly north of the Cline project. I don't know if someone can link a picture?

This city is actively covering a massive P180 cost overrun with other sources, unbeknownst so far to us. For them to not be able to find a few turnips to squeeze $3.5 million out of, particularly when that developer would have accepted it as a TIF tied to their project, is absolutely lip service. There is no way they can say that with a straight face with the way they've been spending left and right.

So, what do you think their motivation for non-support of this is? Just incompetence?

I have noticed work going on at this building lately as well as on a similar building I think on 9th street directly north of here. My office is half a block west and half a block north and I look down from the 4th floor every day. It sure is fun watching all of the construction going on all around me. These small projects don't get as much pub as the ones on 10th street but there seems to be activity all around. Now I would love to see something done with the building at 9th and Harvey. It looks like a challenging project. It is the building directly north of the Cline project. I don't know if someone can link a picture?

The one directly south? the Merkel X-Ray building?

This city is actively covering a massive P180 cost overrun with other sources, unbeknownst so far to us. For them to not be able to find a few turnips to squeeze $3.5 million out of, particularly when that developer would have accepted it as a TIF tied to their project, is absolutely lip service. There is no way they can say that with a straight face with the way they've been spending left and right.

I continue mentioning the Bomasada Group project to anyone that will listen.

Something isn't right about with the City letting a $35 million dollar project slip through the cracks over a "quiet zone" funding issue.

The one directly south? the Merkel X-Ray building?

Yes, that is the one.

They are located just west of Bob Mills and Mathis Brothers.

Stopped into Blue Water Diver's new Automobile Alley location to get some diving gear. Nice new place. They should do well I'd think.

A scuba shop on AA? Not sure how well that will do. Was this really the best tenant option for the landlord? Don't mean to be all negative but AA needs better retail than this.

I had never heard of this. I just got through reading their website and they said that for years people had been asking them to move to Edmond, MWC, Yukon, Norman, and that this was the perfect central location (they used to be on S. Western). I guess they have a solid long-term customer base and it seems like they might be the premier scuba place in the state.

A scuba shop on AA? Not sure how well that will do. Was this really the best tenant option for the landlord? Don't mean to be all negative but AA needs better retail than this.

Should do fine. Scuba is not a cheap hobby and many downtown professionals indulge in the sport.

You obviously haven't taken an inventory of the occupied spaces and the abundance of unoccupied spaces in the area. There are plenty of others taking up space in Automobile Alley that are not a perfect fit. I see nothing wrong with a scuba store front.

I know of two or three people who usually spend their money at Frank's in Edmond, but find this location more convenient and have already spent some pretty big bucks in the new store.

Stopped into Blue Water Diver's new Automobile Alley location to get some diving gear. Nice new place. They should do well I'd think.

What building?

What building?

I think it's where Frontline Church was; that was a quick turnaround.

A scuba shop on AA? Not sure how well that will do. Was this really the best tenant option for the landlord? Don't mean to be all negative but AA needs better retail than this.

I agree, scuba gear, antiques, and high end bicycles aren't exactly the type of "destination retail" that maketh a unique urban retail district we still need.

On the Strip and Metro- I'm not sure why you feel this way. To my way of thinking, locally owned stores with offerings like scuba, bicycles, antiques, gifts, coffee, maybe one day toys and books and the like are great "neighborhood-type shops" that will be a good fit for a burgeoning young urban neighborhood. High-end destination retail really is going to look more at the Western/Nichols Hills Plaza corridor and that's OK. The big national guys look at different metrics than local entrepreneurs and are far less willing to take a chance. I like the organic growth represented by the variety of retail coming to AA.