Sweet pics.

The lights are on...

http://tapatalk.imageshack.com/v2/14/08/24/30f489c6db5ad0aaef71f4a1da6179dc.jpg


Sent from my iPhone using Tapatalk

...but nobody's home...

Any rumors on the ground floor tenants, restaurants or shops? (other than the sex shops) :)

Chipotle?

Thanks for the pics.

Mid-September seems ambitious, even for the east side of the complex.

Thanks for the pics.

Mid-September seems ambitious, even for the east side of the complex.

I could see it going either way. A lot of the units facing Walker appear to be done (at least from street level. Drywall is up and painted, light fixturesin, all doors and windows and brickwork complete, etc. Along 13th it is a different story, and along Dewey it is a long ways off. The large common space at the corner of 13th and Walker (lit up in the photo) has a lot of work left on it, as do all the other retail spaces. I don't know about the common areas inside (courtyard, parking garage, etc.) but it is not terribly inconceivable to put some people into the apartments along Walker. Although the construction noise will still be unbearable for many months.

They really are rushing to finish this. A lot of overtime being billed for certain. Workers in on weekends, etc.

As I drive by, I can't help but notice the huge green transformer boxes that appear to be smack in the middle of where a sidewalk should be. Are they staying there?

As I drive by, I can't help but notice the huge green transformer boxes that appear to be smack in the middle of where a sidewalk should be. Are they staying there?
Not a concrete answer but I'm guessing yes and I'm hoping shrubbery will go around them.

Not a concrete answer but I'm guessing yes and I'm hoping shrubbery will go around them.
http://freestylemtx.com/forum/attachment.php?attachmentid=129371&stc=1&d=1302286394

http://freestylemtx.com/forum/attachment.php?attachmentid=129371&stc=1&d=1302286394

I know a good shrubber.http://24.media.tumblr.com/70c3dd31e906740df4c59d827d3a6c9b/tumblr_mg7z7naKjr1s1yk1mo1_500.jpg

OK, information and opinion wanted.
Information: I heard from a friend who does commercial real estate that whoever owns this has essentially ran out of money and when completed, or soon after, it will be flipped.
Opinion: another friend of mine who is involved in commercial construction was saying that the masonry on the building was terrible. Until he said that I hadn't even noticed. But after that conversation I looked at the building, and I have to agree with him. It is uneven in many places. It looks poorly put on. What does anyone else think?

OK, information and opinion wanted.
Information: I heard from a friend who does commercial real estate that whoever owns this has essentially ran out of money and when completed, or soon after, it will be flipped.
Opinion: another friend of mine who is involved in commercial construction was saying that the masonry on the building was terrible. Until he said that I hadn't even noticed. But after that conversation I looked at the building, and I have to agree with him. It is uneven in many places. It looks poorly put on. What does anyone else think?

Well this would be an unfortunate turn of events. Yikes

OK, information and opinion wanted.
Information: I heard from a friend who does commercial real estate that whoever owns this has essentially ran out of money and when completed, or soon after, it will be flipped.
Opinion: another friend of mine who is involved in commercial construction was saying that the masonry on the building was terrible. Until he said that I hadn't even noticed. But after that conversation I looked at the building, and I have to agree with him. It is uneven in many places. It looks poorly put on. What does anyone else think?

It's being developed by Gary Brooks. He may in fact flip the property because he has lots of other irons in the fire.

Selling it wouldn't be a bad thing at all; in fact it would help him move on to the Steel Yard and other projects.

It's not uncommon for a developer to sell a property not long after it's finished and fully leased with a marketable cash flow. Happens all the time with hotels and apartment properties.

Its already happened with him withe Legacy. I have faith. Gary is a good guy.

I'm no expert on masonry, but the building looks quality to me.

Pete, have you heard anything on what tenants will be occupying the ground floor locations?

OK, information and opinion wanted.
Information: I heard from a friend who does commercial real estate that whoever owns this has essentially ran out of money and when completed, or soon after, it will be flipped.
Opinion: another friend of mine who is involved in commercial construction was saying that the masonry on the building was terrible. Until he said that I hadn't even noticed. But after that conversation I looked at the building, and I have to agree with him. It is uneven in many places. It looks poorly put on. What does anyone else think?

In his chat today, Steve said he had not heard these rumors and doubts their truth. He also said the Gary Brooks has to hold on to the property for five years per the agreement. He said they were likely started by somebody unhappy about the Edge to begin with. Take that for what its worth.

I'm not a mason, but I spent years around the construction industry and I don't see anything at all shoddy about the brickwork. I've looked several times after seeing this post, and all of the courses look clean and straight to me, nice looking grout work, and everything I would expect in a quality project. Is it possible someone was looking at the grout haze remaining on the brick veneer and thinking it is sloppy and permanent? If that is the case they are wrong; brick always gets small amounts grout smeared on it during construction, and always gets an acid wash after the construction work is completed, to clean the facing side off. In other words, it's not a completed project yet, and if you are judging it as such you are wrong in doing so.

Pete, have you heard anything on what tenants will be occupying the ground floor locations?

About a week ago they said the were "close" to finalizing some leases but didn't want to say who the tenants might be.

I'm not a mason, but I spent years around the construction industry and I don't see anything at all shoddy about the brickwork. I've looked several times after seeing this post, and all of the courses look clean and straight to me, nice looking grout work, and everything I would expect in a quality project. Is it possible someone was looking at the grout haze remaining on the brick veneer and thinking it is sloppy and permanent? If that is the case they are wrong; brick always gets small amounts grout smeared on it during construction, and always gets an acid wash after the construction work is completed, to clean the facing side off. In other words, it's not a completed project yet, and if you are judging it as such you are wrong in doing so.

Yeah. Drove by at lunch and my take is it will look great once it's washed .

Hard to imagine G.B. is "out of money" when you consider that he was even entertaining the idea of being a part of developing LIFT, before deciding to drop out. And considering how big of a deal the whole Steelyard development will be, I tend to agree with Steve that someone just wants to drag his name through the mud a bit.

I personally think that Gary Brooks along with Midtown R are easily our best local developers. I imagine he played a big part in luring the Indy developers down here to do LIFT (and hopefully future development). If he can get Milhaus down here in the first place, I imagine he's got plenty of people who would be willing to help him fund his ventures.

I can assure you that Brooks is not out of money.

He has big plans beyond even the Steel Yard.

^Just to clarify when I said "Hard to imagine" it was a "I sincerely doubt" not a "I can't believe this is happening" sentiment.

http://www.okctalk.com/images/pete/edge090114.jpg

I like that!

... He said they were likely started by somebody unhappy about the Edge to begin with. Take that for what its worth.

Well, maybe it was some sex shop operator who felt there was no chance to get a retail space on site. :)

From this morning:



http://www.okctalk.com/images/pete/edge090814a.jpg


http://www.okctalk.com/images/pete/edge090814b.jpg

The sign has been lit at night over the past few nights. Visually striking when lit.

From this morning:



http://www.okctalk.com/images/pete/edge090814b.jpg


http://www.okctalk.com/images/pete/edge090814c.jpg


http://www.okctalk.com/images/pete/edge090814d.jpg

A friend of mine is moving in the Phase 1 section of this project and was told early to mid-October for what it's worth. Granted, I had another friend who backed out of their lease after 2.5 months of delays and no clear move-in date was established.

That being said, it looks great and can't wait to see how MidTown changes with that many more feet on the ground.

More. This project looks amazing:



http://www.okctalk.com/images/pete/edge090814e.jpg

http://www.okctalk.com/images/pete/edge090814f.jpg

http://www.okctalk.com/images/pete/edge090814g.jpg

http://www.okctalk.com/images/pete/edge090814h.jpg

http://www.okctalk.com/images/pete/edge090814i.jpg

http://www.okctalk.com/images/pete/edge090814j.jpg

The interiors look too beige for me... a little more color variation would be nice. Are all the apartments this general scheme?

this is a well done project.....nice work!

Looking at the picture of the roof, I can't believe they used residential split AC units for all these. Engineers here in OKC need to wake up and advise to much better and more efficient HVAC systems. That roof is going to be LOUD in the summer. Maintenance, efficiencies, etc. It is too bad because this project looks nice and probably is nice. But we need to get past stick built and cheap inefficient mechanical systems. We MAY be learning about faux stucco, but we still have a ways to go to understand what really makes quality sustainable buildings and it isn't just brick facades and granite counter tops.

September 8 2014

https://www.flickr.com/photos/williamhider/sets/72157647416754182/

Looking at the picture of the roof, I can't believe they used residential split AC units for all these. Engineers here in OKC need to wake up and advise to much better and more efficient HVAC systems. That roof is going to be LOUD in the summer. Maintenance, efficiencies, etc. It is too bad because this project looks nice and probably is nice. But we need to get past stick built and cheap inefficient mechanical systems. We MAY be learning about faux stucco, but we still have a ways to go to understand what really makes quality sustainable buildings and it isn't just brick facades and granite counter tops.

What kind of system would you use? Where would you put it? How would you regulate it to empty units or for residents who don't want it as hot or cold? How would you meter it to individual units? What would you do when a single point system fails? Who would be able to work on it at a moments notice?

What kind of system would you use? Where would you put it? How would you regulate it to empty units or for residents who don't want it as hot or cold? How would you meter it to individual units? What would you do when a single point system fails? Who would be able to work on it at a moments notice?

There are multiple system types to do what you are asking. One of the most efficient would be a water source heat pump with a cooling tower/boiler. Each apartment would have their own unit and each controlled separately. Some can be heating and others cooling at the same time...in fact that is one way it is most efficient. All are individually metered. These systems are used this way all the time. AND, the largest designer/manufacturer of this equipment is LSB/ClimateMaster....in OKC. We would be doing the right thing AND using a local company.

Another system used in quality buildings would be a central chilled/hot water system with fan coils. The largest designer/manufacturer of THAT type product is also OKC based International Environmental Corp. This system is used in many, many high quality development in the US and around the world.

Central systems using fluids are highly efficient and low maintenance. They are a lot longer lived too. Using 300 individual split systems is just a poor design.

By the way, ClimateMaster and International Environmental Corp equipment/systems are used around the world and in many, many of the highest quality hotels, condominium, apartment, etc. projects anywhere. The fact that we could use the right systems, the quality systems we should expect, AND we could support our local manufactures would be a great thing.

There are multiple system types to do what you are asking. One of the most efficient would be a water source heat pump with a cooling tower/boiler. Each apartment would have their own unit and each controlled separately. Some can be heating and others cooling at the same time...in fact that is one way it is most efficient. All are individually metered. These systems are used this way all the time. AND, the largest designer/manufacturer of this equipment is LSB/ClimateMaster....in OKC. We would be doing the right thing AND using a local company.

Another system used in quality buildings would be a central chilled/hot water system with fan coils. The largest designer/manufacturer of THAT type product is also OKC based International Environmental Corp. This system is used in many, many high quality development in the US and around the world.

Central systems using fluids are highly efficient and low maintenance. They are a lot longer lived too. Using 300 individual split systems is just a poor design.

By the way, ClimateMaster and International Environmental Corp equipment/systems are used around the world and in many, many of the highest quality hotels, condominium, apartment, etc. projects anywhere. The fact that we could use the right systems, the quality systems we should expect, AND we could support our local manufactures would be a great thing.

Why don't you send an email to the developer, architect, and builder on this project? Perhaps they would consider what you are saying and apply it in future cases.

September 8 2014


https://www.youtube.com/watch?v=WrkX1zeIzAU

There are multiple system types to do what you are asking. One of the most efficient would be a water source heat pump with a cooling tower/boiler. Each apartment would have their own unit and each controlled separately. Some can be heating and others cooling at the same time...in fact that is one way it is most efficient. All are individually metered. These systems are used this way all the time. AND, the largest designer/manufacturer of this equipment is LSB/ClimateMaster....in OKC. We would be doing the right thing AND using a local company.

Another system used in quality buildings would be a central chilled/hot water system with fan coils. The largest designer/manufacturer of THAT type product is also OKC based International Environmental Corp. This system is used in many, many high quality development in the US and around the world.

Central systems using fluids are highly efficient and low maintenance. They are a lot longer lived too. Using 300 individual split systems is just a poor design.

By the way, ClimateMaster and International Environmental Corp equipment/systems are used around the world and in many, many of the highest quality hotels, condominium, apartment, etc. projects anywhere. The fact that we could use the right systems, the quality systems we should expect, AND we could support our local manufactures would be a great thing.

Where would you locate this cooling tower?

Looks like they pretty well nailed it to me. Well done.

Thanks for the pictures and video.

September 8 2014


https://www.youtube.com/watch?v=WrkX1zeIzAU

I'm quoting this post because it got left on the last page and I don't think many saw it.

Will, these videos are great. Decades from now, it will be fantastic to have these non-promotional, well framed documents of this time frame.

Super video.

Where would you locate this cooling tower?

That would be designed in from the start. Consideration of the type of system should be up front in the process and coordinated with the architect.

To answer a previous poster on why I don't work with the developer....I don't sell those systems at this time. Each of those companies have sales representatives who should be working with the developers and their engineers and architects. I don't know if they have been working with them or not, but I assume they have tried. That said, I may have a chance to make my opinions known to the parties directly.

The Urban Projects thread is the epitome of Oklahoma City's true transformation into a 'Big League City.' We have a lot on our plate; now it's time to tie all the loose ends together.


https://sp2.yimg.com/ib/th?id=HN.608018793590426278&pid=15.1&P=0 https://sp.yimg.com/ib/th?id=HN.608021623967188232&pid=15.1&P=0
It's our turn--as we let go of all the memories; "And I'll let go, though I know it won't be easy..."

http://www.thunderfans.com/vforum/images/smilies/okc.gif "Oklahoma City looks oh-so pretty... ...as I get my kicks on Route 66." --Nat King Cole.http://www.thunderfans.com/vforum/images/smilies/okc.gif

Looking at the picture of the roof, I can't believe they used residential split AC units for all these. Engineers here in OKC need to wake up and advise to much better and more efficient HVAC systems.

This was designed by a Dallas architect and engineer. We have qualified engineers in this state designing facilities worldwide, but we don't get the opportunity to work on every Oklahoma project.

Sorry I've had a busy week. Just now getting this edited and put up. I'll post video also later. This is all from a week ago. I'll be back today or tomorrow.

https://www.flickr.com/photos/williamhider/sets/72157647907595485/

Not sure if anybody has noticed but the East side of Edge, where most the retail space is located (Walker Ave.) has 2 massive green generators or something in between the street and the sidewalk. It looks absolutely terrible. How is it possible for much more dense cities with a lot more development like this not have issues with hiding heavy equipment like this. I'll try to grab a picture this week.

anyone moved in yet?

My girlfriend and her roommate are in phase 1 and they should be moving in around Oct. 1-3.

From a week ago...


http://youtu.be/JhTqVOyE_qc

9-23-14

https://www.flickr.com/photos/williamhider/sets/72157647547426487/

Great pics. I do agree with the poster above, though, about the green electrical boxes. Absolutely hideous.

Great pics. I do agree with the poster above, though, about the green electrical boxes. Absolutely hideous.

Sometimes you are at the mercy of OG&E in regards to location of transfomers/elec boxes. While it would look better to not have them, saying they are hideous is a little bit of an overstatement. They are very tiny compared to the building, most probably pay no attention to them.

In "big-league" cities these transformers are located in vaults under the sidewalk.

In "big-league" cities these transformers are located in vaults under the sidewalk.

That's an OG&E issue.

I just went and looked at the pictures, and btw, great pics Will, but with the boxes being forest green and some proper landscaping applied, I don't think it'll look as bad as it does now when it's finished.

Just curious, what is the cost difference to have them in underground vaults vs on the street level?

Total guess, but I'd expect it to be easily north of $100K.