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3/18/14: Five Years later Project 180 continues (http://newsok.com/okc-central-five-years-later-project-180-continues/article/3944497)
4/29/12: Project 180 Progress (http://newsok.com/oklahoma-citys-project-180-progresses/article/3669428)
Milestones

Main between Walker and Hudson complete June '12
Robinson between Park and Main complete July '12
Sheridan between Robinson and EK Gaylord complete July '12
Bicentennial Park complete October '12
Couch Drive complete Dec '12

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Devon advocates creating tax district
By Jack Money
Business Writer
Oklahoman

The leader of Oklahoma's largest publicly owned company said Tuesday he sometimes has a hard time believing his own ears.

But Larry Nichols, chairman and chief executive officer of Devon Energy Corp., advocates creating a new tax increment finance district — with his company's future building at its heart — to generate the maximum amount of tax revenues possible to use on improving areas near the planned new headquarters, he said.

"We want to create a new TIF that has Devon at the core of it, so that we are the only ones taxed by it — that's a strange thing to ask for,” Nichols told members of the Downtown Rotary Club.

But, it would be worth it. A new TIF district could generate as much as $150 million or more, he said.

"Together with what the city has in its budget, we can really enhance that area of the city,” Nichols told his audience.

"It could be used to enhance streetscapes and to connect the Arts Council to the Myriad Gardens, and the Myriad Gardens to the rest of downtown.”

Nichols said this while answering questions about the planned $750 million skyscraper, which will go up on the south half of the Galleria block, west of the Colcord Hotel.

The company hopes to break ground in about a year and hopes to move in three years after that.

Nichols talked about a downtown park in Houston that is next to its convention center.

He would like to see the Myriad Gardens used similarly to the Houston park, which has thousands of visitors daily.

"The city and the Myriad Gardens Foundation, which I am on, have been doing a good job with very limited resources,” he said.

"But when you look at large quadrants of that park and ask what's going on, the answer is nothing,” he said.


Devon development ideas
Nichols said a restaurant could be built on the park's edge that has an outside patio, overlooking a water feature that could be frozen for ice skating.
A more informal sandwich restaurant could be in the park's center and could be surrounded by playgrounds and perhaps a large water park similar to the small one in Bricktown, he said.

"There is a long list of things that could be done,” he said, adding that final choices will depend on what park users, the city, and the Myriad Gardens' patrons decide.


Oklahoma City's reaction
City officials agreed Tuesday the existing TIF district has a limited lifetime.
They said Devon's call to create a new district, though, will have to be thoroughly evaluated and discussed.

Cathy O'Connor, an assistant city manager, said Devon's plan filed with the Urban Renewal Authority discusses the need for various public improvements to surrounding streets, the Myriad Gardens, and to other areas surrounding its project.

But what still must be determined are what projects will be done, how much that all will cost, and how it will be paid for.

Various entities including a tax increment financing board, the Myriad Gardens Authority, the gardens' foundation, the Urban Renewal Authority and other entities likely will get involved, she added.

"We will work those things out,” she said.

An admiring neighbor
Tom Ward, chairman, chief executive officer and president of SandRidge Energy Corp., introduced Nichols to the Downtown Rotary club.
Ward, whose company also intends to establish a significant presence downtown by renovating Kerr-McGee's old corporate headquarters, called Devon Energy Corp.'s new project "just amazing.”

"From knowing Larry, and seeing the vision he's had for this company starting with Hondo, Santa Fe, Ocean, Mitchell and Anderson Energy ... bringing all those companies into Oklahoma City is just truly fascinating. So it didn't surprise me when the plans for this new building came out last week.

"A couple of other amazing facts,” Ward added. "Devon is roughly 1.5 times larger than Nike, and Devon is larger than American Airlines, United Airlines, GM, Ford, Campbell's Soup and Hershey, combined (in market capitalization),” Ward said.

"But we are not going to buy any of those airlines,” Nichols said, stepping to the podium, which drew a laugh from audience members.

Business Writer Jack Money

You can also go here and watch a video of Larry Nichols addressing the Downtown Rotary Club:

NewsOK.tv (http://www.newsok.tv/?titleID=1755362668)

No kidding, so on top of his $750+ million (likely to get higher with rising construction costs), plus self taxing his TIF of about $150 million. He's staring at about $1 billion for this project.

Actually, I think Devon was going to be taxed anyway.

A TIF just takes that tax and dedicates it to the specific area rather than going into the general coffers.

And I think at least part of these tax dollars will go to maintain the new park Devon is planning to build in front of it's tower.

Larry Nichols and Devon never quit ceasing to amaze me. "Please tax us and our new property so we can better this part of town."

Absolutely amazing. A true citizen of Oklahoma City, willing to ensure years of future growth and betterment of the CBD, at his company's own expense.

We should build a temple for him

The park that they are referring to in Houston is extremely nice. It is directly across from the convention center, and has the ballpark on one side, and the Hilton Americas on the other. On the other side of the Hilton is the Toyota center. It is a really nice setup. I would enjoy seeing something like this in OKC. Last time I was there they has salsa aerobics dance class going on out there...

Larry Nichols and Devon never quit ceasing to amaze me. "Please tax us and our new property so we can better this part of town."

Absolutely amazing. A true citizen of Oklahoma City, willing to ensure years of future growth and betterment of the CBD, at his company's own expense.

That's not how TIF works. The reason that businesses love TIF is because it takes the property tax they'd already be paying at the current assessed value and applies the post-construction assessed portion of the tax to pay off a bond which improves land primarily used by that business.

The cost of TIF is that OKC Public Schools (who would be the primary beneficiary of this new ad valorem revenue) will not see a dime of this new revenue until the bonds directly benefiting Devon are retired.

The argument in favor of TIF is that but for these TIF districts, many improvements which would have never been made will be made and benefit the schools 20-something years from now when the bonds are retired.

The argument against TIF is that it takes money away from the schools and instead, directly benefits companies who could in many cases, afford to do the work on their own.

Another argument against TIF's is that they give a government-support advantage to property and business owners while others that also pay taxes have to compete against them.

This wouldn't necessarily be the case here, since it sounds like the TIF funds would be going to parks. But it also sets the precedent that every time someone wants to building a new building, they'll expect to get their property taxes redirected back to their own development.

Pete, it's a horribly overused policy. In Chickasha, I recall they recently used TIF to build the "public" infrastructure adorning the local Wal-Mart. While it did help OKC seal the Skirvin deal, it, at least in my opinion has done more harm than good. Especially to our schools.

Another obvious local example is University North Park in Norman.

That's just a big strip shopping center getting it's own tax dollars back then competing with all the other developments and stores in the area.

Sometimes it's really needed in order to revive a blighted area or property (like the Skirvin) but I agree it's often used incorrectly and unfairly.


Not sure how I feel about this Devon proposal. I suppose it's a different situation because they want to improve public spaces -- but it's still a dangerous precedent.

SandRidge is pumping tens of millions into it's new HQ... What if they wanted all their tax dollars back to fund the plaza/block renovation? Same goes for BOK Plaza and First National Center.

I would feel better about this is the Devon TIF was just for the Myriad Gardens and not for their own property -- yet, I understand their thinking and what they are proposing isn't necessarily unfair.

I would feel better about this is the Devon TIF was just for the Myriad Gardens and not for their own property -- yet, I understand their thinking and what they are proposing isn't necessarily unfair.

I tend to agree. I think the issuing authority (whoever they are, the city council?) made the right call here. In the case of University North Park or Chickasha's Wal Mart, however, I think political expediency and personal interest took a front seat for the deciding body while what was good for the community took a back seat.

Our schools are struggling and this is essentially taking money directly from their budgets and applying it to projects benefiting companies who in all of the above listed cases could be doing things on their own or because they were forced to by stringent code or city planning committee requirements.

Schools should take priority over beautification.

Where in the article or otherwise does it states the proposed TIF would go to the park outside Devon HQ's? I re-read the article and actually attended the meeting last Saturday and physically talked to Larry in person. I have still heard no mention of the TIF money being used for the Devon landscaping but have understood it to be all for the Myriad Gardens.

Nichols has mentioned this several times in previous interviews. To wit:


Devon Chairman and Chief Executive Larry Nichols said his company will only request a fraction of the TIF dollars generated by the project for creation of a 2.5-acre park that will front Sheridan Avenue, across from the Myriad Gardens.

The area will consist of a lawn, shade trees and fountains. The design by James Burnett and Murase Associates calls for a "living pool teeming with aquatic life.” A public green will accommodate between 1,500 and 2,000 people during special events. At the western edge of the park, a pavilion will rise up from what is called "a skin of water” and will provide a shaded space for festivities and picnic lunches.

Nichols hopes a significant amount of the TIF dollars generated by the project will pay for an overhaul of the Myriad Gardens, which already has seen an upgrade of its water stage funded by Devon. Nichols said his landscape architects also will be charged with assisting the city and the Myriad Gardens Foundation on possible improvements.

Schools should take priority over beautification.

This priority problem is one reason our public schools are among the worst-funded in the nation.

By Devon investing almost a BILLION dollars in downtown, others will follow. The improvements will certainly hurry that. In the end, the property tax revenue will be hugely more than now because of the Devon stimulus.

I don't think some people understand the concept of investment. What Devon is doing is priming a very big pump.

By Devon investing almost a BILLION dollars in downtown, others will follow. The improvements will certainly hurry that. In the end, the property tax revenue will be hugely more than now because of the Devon stimulus.

I don't think some people understand the concept of investment. What Devon is doing is priming a very big pump.

And now, every Tom, Dick and Harry who builds something downtown will be demanding the free government cheese to beautify their projects when they very well could have paid for these things themselves.

All the while, at least until all of these loans are paid off, the schools will be robbed of a huge amount of increased tax revenue.

Certainly the "greater good" argument can be made. Your argument is completely speculative though. No one actually knows whether or not Devon will be the last to build downtown for another 20 years.

Do you think anyone in the early 80's thought that Leadership Square would be the last major downtown construction project for almost a quarter-century?

Schools should take priority over beautification.
The TIF should have no effect on the funding for education. In Oklahoma our school districts are self governing and have their own property tax stream entirely separate from city government. The city has power to commit a portion of taxes owed the city to a specific use, but school money is outside their control. A TIF can direct city taxes to a specific use, but NOT school taxes.

By Devon investing almost a BILLION dollars in downtown, others will follow. The improvements will certainly hurry that. In the end, the property tax revenue will be hugely more than now because of the Devon stimulus.

I don't think some people understand the concept of investment. What Devon is doing is priming a very big pump.

Exactly. I could be wrong, but isn't $1 billion more than we spent on MAPS and MAPS for Kids combined!!! If not, it's darn close to that figure. Look what all that investment spurred, MAPS I alone spurred about $2 billion additional dollars in downtown since (and that's not including the Devon tower and NBA by the way). Just think of all the additional sales, property, BID and other taxes collected since then. I wonder if all the development caused the schools coffers to become more full after they were completed. TIF's are in every other major city in America, don't think Dallas, KC, Omaha, etc. do TIF's, BID's and other things? It may not be the most "ethical" thing, but it's part of the game if we want to stay competitive in a global economy.

This is probably a difficult argument for some to see, but frankly I'm tired of sinking money into educational systems. If there is ever a group that knows how to waste money, hire unnecessary staff, and generally screw things up, it's educational systems. I was all for MAPS4Kids, and was really excited about it. The results have been so-so IMO. Sure we have three new high schools. But...

The thought in everyone's minds was that by having new, shiny schools, a number of people would begin to send their kids back to OKC schools. That is not happening. For me to ever buy into big city or inner city public education, a lot will have to be changed fundamentally. And that will never happen. People are going to send their kids to the schools with they feel comfortable...where their kids are safe. But until there are fundamental changes within the OKC school system, this will not happen. Meanwhile, McGuiness, Cassady, Christian Heritage and the others in the area will continue to flourish.

Devon deserves to benefit from the enhancement that they are providing to OKC. Frankly I don't want to hear whining from the education lobby. I'm tired of hearing it.

Looking at this from Devon's point of view, I'm sure the TIF funding would be for on-going maintenance of their park, not necessarily the construction.

Nichols may just want to insure that the park is taken care of on a on-going basis over the long term.

It sounds like they won't be asking for a lot of the TIF funds and since they are already spending $.75 billion, it probably has more to do with the future than spending money in the present.

I agree Pete, from what I got from Larry in person at the meeting last weekend, it was more for long-term maintenance from how I understand it. I could be wrong though, I'm not a Devon insider.

Devon tax district gets key approval
Development Funding would help revitalize downtown
By Steve Lackmeyer

http://photos.newsok.com/2/showimage/512923/lead620/
A proposed tax increment financing district to be funded by construction of a new Devon Energy world headquarters is expected to provide a significant overhaul of the Myriad Gardens and rebuild downtown streets and sidewalks. PHOTO PROVIDED BY MERRYWEATHERPHOTO.COM

A new Tax Increment Financing (TIF) district funded solely by a proposed new Devon Energy tower won a key approval Friday from representatives of local schools, libraries, CareerTech, the county and city.

The district still needs approval by the Oklahoma City Council, which along with the city’s planning commission is set to hear the proposal next month. Projects to be funded by the district, as requested by Devon Energy, include an overhaul of the Myriad Gardens and most major downtown streets.

The estimate of the cost of district projects to be financed also was revised Friday from $135 million to $175 million with the addition of sales taxes from the tower’s construction.

"Obviously this increases the size of this TIF dramatically,” said Ron Norick, chairman of the committee that oversees the TIF districts.

Assistant City Manager Cathy O’Connor said the district is expected to generate $10.7 million a year over 25 years for a total of $224 million. The district will only be able to finance about $175 million, including the sales taxes. Remaining funds would go toward interest payments related to the projects.

"We’re hoping it gives us flexibility in financing the projects and bringing more headquarters companies to Oklahoma City,” O’Connor said.

TIF district proposed to support Devon Tower
by Brian Brus
The Journal Record December 3, 2008

OKLAHOMA CITY – Devon Energy Corp.’s preconditions for building its skyscraper in downtown Oklahoma City – $175 million in infrastructure, parks and streetscaping projects – were enthusiastically accepted by City Council members Tuesday.

Devon Chief Executive Larry Nichols told the council his company expects the city to provide public improvements to create an appropriate environment for a world headquarters. The company plans to build more than 1 million square feet of space on the northeast corner of Sheridan and Hudson avenues, just north of Myriad Gardens. “It is not, in many ways, a logical place to put a building of this size,” Nichols said. “We do have people inside Devon and people in Houston that think a corporate headquarters of this size and magnitude in our industry is more appropriate to be located, quite frankly, in Houston.

“But that’s a problem we can fix,” he said. “We have imposed two conditions on our ability to build this building. And that is both to fix up the neighborhood and help bring other businesses into Oklahoma City.”

To that end, city staff has proposed the creation of a tax increment finance (TIF) district to support $175 million in projects. A TIF district is designed to set aside a small portion of growing property or sales taxes from a predetermined area and dedicate those funds to pay for public improvements – in the case of Devon, those improvements are projects in the so-called core-to-shore redevelopment between downtown and the relocated Interstate 40 Crosstown at the Oklahoma River’s edge, which the Devon tower would overlook.

“Before we get to the shore, we need to fix up the core,” Nichols said.

Assistant City Manager Cathy O’Connor said a TIF district is the only tool available to generate adequate revenues to support Devon’s preconditions. The district, the eighth created in the city, would last 25 years and tap into ad valorem and construction sales tax revenues. And it would be composed only of the Devon property, already within an existing TIF district.

O’Connor said the plan is based on several assumptions, including an expectation that Devon will pay at least $11 million per year in ad valorem taxes once the building is open. Although Devon wouldn’t generate ad valorem in the first five years of the plan, it would still pay about $20 million in city sales taxes during the construction phase.
With a combination of cash already on hand, an unspecified amount of debt at 6-8 percent interest rates, and the TIF-dedicated funds, $175 million in Core-to-Shore projects could be completed within four to five years at about the same time the building would be complete, O’Connor said.

City officials said the headquarters, once completed, are expected to generate about $800 million in real estate market value and $100 million in personal property value.

“I can’t imagine that if somebody from Houston had contacted us and said, ‘I’m going to build a billion-dollar project on my own money in your city and bring in another 6,000-10,000 employees – what can you do for me?’ We would be falling all over ourselves trying to get that kind of project here,” Councilman Gary Marrs said.

“I’m really struck again by how it seems this is nothing but a win-win for us, and that the revenues that you’re capturing wouldn’t be there without the Devon project, but all of the revenues it’s capturing are used for public things outside the building itself,” he said.

Councilman Larry McAtee and others agreed. McAtee said, “Not only does this project here affect downtown and the immediate area … it also has a much broader impact on the whole central Oklahoma metropolitan area.

“There’s going to be economic opportunities; there’s going to be quality of life opportunities for this entire area to benefit from this,” McAtee said. “This is a great day.”
The TIF district ordinance was set for a final hearing and decision by council on Dec. 16.

This all sounds great but I'd sure like more details on how this $175 million is to be spent.

Sounds like Nichols wants it directed towards the Myriad Gardens and sprucing up the CBD while city leaders are talking about new development as a part of Core to Shore.

This all sounds great but I'd sure like more details on how this $175 million is to be spent.

Sounds like Nichols wants it directed towards the Myriad Gardens and sprucing up the CBD while city leaders are talking about new development as a part of Core to Shore.

From what I am hearing (and it is scant at this point), there will be a little bit of both. The Gardens will certainly get their share, but NOT the whole enchilada. Several civic interests are also throwing their ideas in for development (think cultural in nature) that would serve as a transition between the Gardens area and Core to Shore.

Yeah I'm a little confused on where the money is going as well. Hopefully that will be outlined soon.

Pretty sad that people who live and work HERE, would rather have the companies HQ's in Houston. What does that say about OKC that people from Seattle, to NO (Geo. Shinn didn't even know OKC was a true city and Denver (Geo Karl) said OKC is not an NBA city and now even locals would rather build someplace else. Where would this city be if those with the resources and talent didn't lead. Give Mr. Nichols the upgrades he request NOW, before he awakes and changes his mind.

Larry Nichols and Devon never quit ceasing to amaze me. "Please tax us and our new property so we can better this part of town."

Absolutely amazing. A true citizen of Oklahoma City, willing to ensure years of future growth and betterment of the CBD, at his company's own expense.

Larry Nichols is a real Oklahoman, willing to his time, talent and money in improving OKC. This guy along with Clay B and others need to be applauded and heartedly supported.

Pretty sad that people who live and work HERE, would rather have the companies HQ's in Houston. What does that say about OKC that people from Seattle, to NO (Geo. Shinn didn't even know OKC was a true city and Denver (Geo Karl) said OKC is not an NBA city and now even locals would rather build someplace else. Where would this city be if those with the resources and talent didn't lead. Give Mr. Nichols the upgrades he request NOW, before he awakes and changes his mind.

Don't jump to conclusions.

He said people in Houston and people in Devon. I imagine he means people that work in Devon's Houston offices, as well as non-employees who live in Houston. Of course they are going to have the same attitude that Seattle, Mark Cuban, and Karl have.

He did mean people in Houston, for the most part. From what I take away from his and other comments is that he specifically means people in the energy business. The prevailing wisdom in the energy sector is that large-scale growth and investment in that arena should happen in Houston. Devon (and most specifically Larry Nichols) wants to reverse that trend. Perhaps we could even become THAT city, based on this development. This is nothing but good, and is in no way a negative comment on our Oklahoma City.

You are likely right. Plus I really do not care what those naysayers think

That's not how TIF works. The reason that businesses love TIF is because it takes the property tax they'd already be paying at the current assessed value and applies the post-construction assessed portion of the tax to pay off a bond which improves land primarily used by that business.

The cost of TIF is that OKC Public Schools (who would be the primary beneficiary of this new ad valorem revenue) will not see a dime of this new revenue until the bonds directly benefiting Devon are retired.

The argument in favor of TIF is that but for these TIF districts, many improvements which would have never been made will be made and benefit the schools 20-something years from now when the bonds are retired.

The argument against TIF is that it takes money away from the schools and instead, directly benefits companies who could in many cases, afford to do the work on their own.

Why does Larry Nichols hate children, and freedom?

Kidding.

Let me intervene with some facts... Oklahoma City Public Schools will receive money from the new Devon TIF, as it has from the older downtown TIF district.

Downtown Oklahoma City area will get $135 million in next 10 years | OKG Scene.com (http://www.okgazette.com/p/12776/a/2916/Default.aspx)

Devon, Oklahoma City face TIF for tat | OKG Scene.com (http://www.okgazette.com/p/12857/a/3082/Default.aspx)

TIF on steroids | OKG Scene.com (http://www.okgazette.com/p/12738/a/2995/Default.aspx?ReturnUrl=LwBEAGUAZgBhAHUAbAB0AC4AYQB zAHAAeAAslashAHAAPQAxADIANwAzADgA)

Thought I'd revive this thread.

Revive it from 27 minutes prior to the last post?

Revive it from 27 minutes prior to the last post?

No...from December 2008. Scroll up champ.

Let me intervene with some facts... Oklahoma City Public Schools will receive money from the new Devon TIF, as it has from the older downtown TIF district.

But that amount is locked in at what OKCPS was previously receiving until the TIF is paid in full, correct?

Do commercial properties have the same increase caps that residential properties have in terms of property valuation for tax purposes?

I don't know how TIF affects money available to the school districts, but it seems that Devon's TIF will benefit all properties downtown and should have an increasing effect on their property values, which, in turn, would mean more for OKC public schools... It may not be as much money as the Devon TIF itself will generate, but the net effect should still be positive on public schools, yes?

Once the TIF is paid in full (many, many years down the line), then the schools will see the benefit. Until then, the ad valorem taxes of the property are capped with the remainder going to retire the debt.

There is a positive effect, but that is negated by the fact that the district will not benefit from any future assessments on the district's properties which would have captured higher property values. Since downtown property values are increasing much faster than typical properties, it can safely be assumed that the future tax revenues to the school, at least for the next few decades will take a hit because of this.

They won't take a hit. They just won't see an increase due to the Devon building for a long time. It will be as if the Devon building weren't built. Which it wouldn't be, if not for Larry Nichols.

Not seeing an increase = "a hit."

Semantic games do not negate reality.

the title of this thread has me thinking about a film starring al pacino and keanu reeves for some reason.

Hasn't this already started?

I know Devon has extended OKC a $95 million line of credit to get these projects rolling now... So what are the specific plans?

Also, any renderings of the proposed changes to the Myriad Gardens?

Official plans haven't been released, although some details have been leaked.

A couple of weeks ago I saw a PDF file showing the implementation phases and what things would look like... I think I found it while looking at the Council agenda at okc.gov. It had fewer details on Myriad Gardens but I remember it showing an overview of which areas they would change.

I found various draft initiatives of the Downtown Strategic Initiative on the OKC.gov website:

City of Oklahoma City | Downtown Plan 2010 (http://www.okc.gov/planning/okcdowntown/index.html)

This one in particular has lots of ideas on bike lanes, sidewalks, etc.:

http://www.okc.gov/planning/okcdowntown/Documents/MovinAround_DraftInitiatives.pdf

Not really sure how the Devon funds would be used towards these efforts, but they must be related.


If construction has already started on some of these projects (like sidewalks) then the plan(s) should be public, not just some items "leaked".

The larger "bones" of the MBG project are pretty well in place, but specific details are still being worked out as they relate to specific areas of interest.

A certain reporter that we all know and respect will be providing the public with information soon (he's met with the MBG steering committee and is working on a story, with some graphics).

It may be wise moving forward to create separate threads for the streetscape vs MBG projects. While they are generally being funded via the same source, the projects are very different in their scope. In addition to the TIF-funded redevelopment of the outdoor grounds of the Gardens, the Crystal Bridge Tropical Conservatory will be undergoing a reglazing project which is being funded via the 2007 General Obligation Bond initiative. At this time, the outdoor projects and reglazing will happen concurrently, with the Crystal Bridge and Gardens slated to close after Festival of the Arts 2010.

That's all I feel at liberty to say on the matter at this juncture. I'll let our trusty reporter fill you in on the details as he has them for his story.

Thanks so much FritterGirl!

Look forward to Steve's story.

There's some drawings i think on the Okccity site.... look for the Devon Implementation Committee Public Improvement timeline & Status of Current Projects Devon Implementation Committee - August 25,2009

I downloaded this document sometime this last month from a thread somewhere.

And there are actually two documents I found from different sites but I don't know from which sites, they both have the same date.... One is from the City of Oklahoma city with the coverhead is from the City for the start of the document and the other was a presentation for the committee from the office of James Burnett Landscape Architect.

Good luck in finding them.

Pretty detailed with all the proposed streetscape changes throughout all of downtown and the changes for the gardens.

Also of interest to you may be the Master Plan for the Oklahoma Health Center "Vision for Growth" prepared 2007 by Miles Associates and HOK Planning.

Take a look at all these presentations.... nice to see how the OHC vision really ties into the downtown/bricktown river plan.....

If it or most of what is proposed happens the downtown corridor will be in for some incredible changes.

Again this was mentioned on some thread during the past month.

There's some drawings i think on the Okccity site.... look for the Devon Implementation Committee Public Improvement timeline & Status of Current Projects Devon Implementation Committee - August 25,2009

I downloaded this document sometime this last month from a thread somewhere.

And there are actually two documents I found from different sites but I don't know from which sites, they both have the same date.... One is from the City of Oklahoma city with the coverhead is from the City for the start of the document and the other was a presentation for the committee from the office of James Burnett Landscape Architect.

Good luck in finding them.

Pretty detailed with all the proposed streetscape changes throughout all of downtown and the changes for the gardens.

Yeah, this is what I saw also... so the information is publicly released and I don't think it's because of a "leak."

Aren't there images of the plans on the okc thread on Skyscrapercity forums? (I hope it's ok to mention that site on here)

Once again, Steve comes through:



Robinson to be 1st Devon project (http://newsok.com/robinson-to-be-1st-devon-project/article/3409121?custom_click=headlines_widget)
Avenue will be shredded in coming months to make way for tower, streetscaping
BY STEVE LACKMEYER
Published: October 15, 2009

If you work downtown, pay attention: Robinson Avenue will be the first street to be closed and torn up, likely within the next six months, as Oklahoma City embarks on a $95 million makeover — a project being coordinated with construction of a new Devon Energy Corp. headquarters.

"As we look towards the future, being located downtown, I’m excited by the approximate 1.5 billion in construction that is occurring in the central city, that is all local investment."

With Devon Energy chief executive officer Larry Nichols in attendance, designs unveiled Tuesday show granite pavers being used on sidewalks, bike lanes being marked with green paint at each intersection, and all one-way streets — except Colcord and Couch — being converted to two-way traffic.

Assistant City Engineer Laura Story said the segment of Robinson between Sheridan Avenue and Main is starting early at the request of Hines, which is developing the 50-story Devon tower. More than half of the $95 million in street improvements will be let out for construction contracts in May.

About the design
Some of the improvements are being designed to not be noticed by the public — most notably light and utility poles.

"We’re designing them to evaporate,” Story said. "They will be uniform all the way down to the river.”

Story said conceptual designs call for boldly marked pedestrian crosswalks and sharpened intersection corners that will still be curved just enough for buses and trucks to make safe turns.

Plans also call for the addition of sturdy wood benches that resist scraping, enclosures for newspaper racks, trash cans and bike racks.

"We want to put the money underneath the pedestrian’s foot, and concrete we can color and put that under the cars,” Story said.

Story said the city selected eight of 16 design consultants interviewed to assemble final drawings based on the concepts developed by the Houston-based designer James Burnett.

Another three designers will be hired, with one overseeing utilities, one overseeing traffic and one in charge of landscaping work being compiled by the other consultants.

For Steve Mason, owner of Cardinal Engineering, the Devon-related projects have been a much needed boost after he saw a drop in sales and revenues when the national economy crashed.

His company was hired to do surveying for The Office of James Burnett, which is overseeing conceptual designs, is one of eight consultants chosen by the city and now is negotiating contracts to complete designs.

"As we look towards the future, being located downtown, I’m excited by the approximate 1.5 billion in construction that is occurring in the central city, that is all local investment,” Mason said.

"I doubt there is any other city in the United States with a larger local investment occurring in the core of their city,” Mason said.

When will it be done?
After the meeting, Nichols acknowledged the pace of the improvements may seem rapid, but he believes it can be accomplished because they are all being funded at once.

The agreement between the city and Devon calls for improvements throughout the central business district to be completed by when the tower is open in 2013.

When Devon announced plans for its $750 million tower last year, it requested the existing tax increment finance district for the property be replaced with one with a longer term that would then funnel funds to downtown-area improvements.

Typically, such districts are used to assist developers with improvements directly related to their projects.

Assistant City Manager Cathy O’Connor, tasked with overseeing financing of the work, said she’s not worried by the need to start work so soon on Robinson Avenue.

"To me, getting ahead of schedule is not a problem,” O’Connor said. "Getting behind schedule is a problem because we have completion dates in the implementation agreement.”

http://photos.newsok.com/2/showimage/731726/gallery_photo

Thanks for the article Pete. I wish we'd get some modern street signage at major downtown intersections, similar to Houston's Galleria area on Westheimer Rd. These signs are super impressive at night when they glow and you can't see the wires, it appears the sign is just floating.

http://www.okctalk.com/attachments/okc-metro-area-talk/52d1140039354-downtown-signage-idea-downtown-okc-inc-downtown-signage-ideas.jpg

When and where can we see the designs that were unveiled Tuesday? Oh, and I read a PDF not too long ago that had shown improvements to the streets and a section on the Myriad Gardens also. Does anyone know what & where I'm talking about? I'd like to read it over again.

lol
my luck is it snaps just as i passed under it..

I found the PDF of the final streescape plans on the City of OKC planning site:

http://www.okc.gov/planning/resources/OKC%20Downtown%20Streetscape%20Master%20Plan_FINAL .pdf

It's a huge document but these are most the renderings... They have a separate, yet cohesive, design scheme for all the various downtown disticts (i.e. CBD, Bricktown, Auto Alley, Arts District, etc.):

http://www.okctalk.com/images/pete/streetscape/streetscape1a.jpg

http://www.okctalk.com/images/pete/streetscape/streetscape1b.jpg

http://www.okctalk.com/images/pete/streetscape/streetscapecbd.jpg

http://www.okctalk.com/images/pete/streetscape/streetscapeaa.jpg

http://www.okctalk.com/images/pete/streetscape/streetscapecc.jpg

http://www.okctalk.com/images/pete/streetscape/streetscape1.jpg

http://www.okctalk.com/images/pete/streetscape/streetscape2.jpg

http://www.okctalk.com/images/pete/streetscape/streetscape3.jpg

http://www.okctalk.com/images/pete/streetscape/streetscape4.jpg

http://www.okctalk.com/images/pete/streetscape/streetscape5.jpg

http://www.okctalk.com/images/pete/streetscape/streetscape6.jpg

http://www.okctalk.com/images/pete/streetscape/streetscape7.jpg

http://www.okctalk.com/images/pete/streetscape/streetscape8.jpg

One small tip. If bike lanes are actually created in downtown OKC, please let them be separated from the street by a curb or some physical barrier as they often are here in Amsterdam. It make it so much nicer (and safer) to ride a bike. Also better for the automobile drivers as they don't have to worry about hitting bikes. In the rendering above it is hard to tell if the lane is separate or part of the road.