I did get to talk to Gary Brooks. He seems very excited about the streetcar coming by the property. I had not met him before and he seems to be a really nice guy.

The Wiggin people took off before I had a chance to talk to them. Regrets to Marva Ellard and Stephen Tannebaum. They both had great project ambitions and hopefully will use the knowledge elsewhere.

I think all three proposals had good pionts/idea's. It will never happen, but would love to see the three get together, pool their resources (and money) and develop something really awesome and unique for OKC.

I worry about anything with Henderson involved. His development at 4th and Walker is a major-league disappointment.

According to OKC Biz it will be decided at 3 today.

http://www.okc.biz/oklahoma/article-5746-ocura-set-to-decide-developer-for-midtown-site.html

Yea, that's what I heard, $100 bucks says Brooks & Henderson proposal get the approval.

They added 7500 sq.ft. of retail and one of them said that when he drives by the Legacy he isn't as proud of it as he would like to be. So, naturally, they told OCURA what they wanted to hear and I'm sure you are right G. Walker.

Fool me once, shame on you. Fool me twice, shame on me.

Will the new development feature upscale, urban dining options like "Steak and Catfish Barn" and destination retail stores like "Lil Johnsons?"

LOL.

Simply looking at the proposed cost of the Brooks/Henderson proposal. It was the 2nd lowest cost of all of the proposals, though, I believe, it was the biggest.

It was so low even one of the OCURA panel members expressed concern and doubt about it. Why? Because, despite the really cool looking drawings, for something this big, it's clear we are going to get a development on the cheap. Legacy 2, if you will. Poor construction, poor quality.

A development just shy of $30 million, is pretty good if you ask me, especially in that area. Let's just be happy that lot won't be vacant for too much longer.

Honestly, I don't know if it's a good cost or not. I just know a few things, which I put together, that cause me some consternation: 1) It was the biggest development, but the 2nd lowest cost; 2) The OCURA panel expressed some concern about it; 3) Brooks/Henderson previous development was a huge disaster in terms of what they said they were going to build, what they did build, how urban it was, and, most tellingly, the quality of the build.

So, maybe $30 million is a good price for this development. But given their work on Legacy, I think it's reasonable to be suspicious.

But you're also right: I don't want a huge empty lot sitting there for another decade.

Brooks/Henderson previous development was a huge disaster in terms of what they said they were going to build, what they did build, how urban it was, and, most tellingly, the quality of the build.

And people forget there were countless missed deadlines, to the point of absurdity.

All this is ironic because when Wiggin changed up his plans and missed deadlines, OCURA revoked his agreement and re-booted the process which allowed Henderson to have this opportunity.

I think this was the right thing to do in this case (Mercy) and I hope it means they will hold the new chosen developer to their promises.

Anyone know if Steve is present, or are we just going to have to wait for news to trickle out?

Started at 3, right?

Brooks/Henderson

Hope they do a good job.

I think it's safe to say plenty of people will be keeping a close eye on them.

The only good thing I can think of to say about that decision is that it will increase the population of Midtown, which will hopefully promote other development. I pray that Brooks and Henderson have developed a little aesthetic sensibility and a conscience since their last project.

It seems, from a density standpoint, this was the correct choice. However, as betts said, fool me once...

"Fool me once, shame on - shame on you. Fool me, you can't get fooled again"

-George W. Bush

Cornerstone Development chosen to build apartments in Midtown
By Brianna Bailey
Journal Record
Oklahoma City reporter - Contact 405-278-2847
Posted: 04:36 PM Monday, June 20, 2011

OKLAHOMA CITY – The Oklahoma City Urban Renewal Authority on Monday selected Edmond-based Cornerstone Development to build 250 apartments on a hotly contested site in Midtown where the old Mercy hospital once sat.

After a months-long decision making process, Urban Renewal chose Cornerstone to develop the site at N.W. 13th Street and Walker Avenue over developer Chuck Wiggin’s $42.6 million proposal that include 200 rental units and 24,000 square feet of retail space.

Plans by Legacy at Arts Quarter developers Gary Brooks and Mike Henderson of Cornerstone Development include a 500-space parking garage and 8,200 square feet of retail space along Walker Avenue. The $28.2 million project, dubbed the Edge at Midtown, will be aided by U.S. Department of Housing and Urban Development financing and an estimated $1.5 million in tax increment financing funding.

It was Cornerstone’s prior experience with HUD financing that put the Edge at Midtown proposal over the top, Brooks said.

Several other high-profile Oklahoma City developers competed for the rights to the Mercy site, including Gardner Tanenbaum Group, led by Dick and Stephen Tanenbaum; Sieber Hotel redeveloper Marva Ellard and prolific home builder Home Creations.

Cornerstone has been through the approval process eight times for a HUD program that insures mortgage loans to develop moderately priced multifamily housing, Brooks said.

“When you’re competing against people like Marva Ellard and Dick Tanenbaum, you know you have to bring you’re A-game,” he said. “Our team is based on HUD deals.”

Wiggin declined to speak with reporters after Monday’s vote.

At the meeting, Urban Renewal Authority commissioners questioned Wiggin’s ability to secure $30 million to $35 million in HUD financing the project required.

Brooks argued that his company had more experience going through the HUD approval process than Wiggin.

“I don’t see how prior experience on suburban and redevelopment projects would have any weight on this project being approved by HUD,” Wiggin argued against Brooks’ claims.

Urban Renewal originally selected Wiggin in 2008 to develop an upscale condominium project on the Mercy site called Overholser Green. The sub-prime mortgage crisis began soon after the deal was signed and financing never materialized.

Brooks said he plans to break ground on the Edge at Midtown within 12 months of signing an agreement to develop the site with Urban Renewal.

Cornerstone Development chosen to build apartments in Midtown
By Brianna Bailey
Journal Record
Oklahoma City reporter - Contact 405-278-2847

Brooks said he plans to break ground on the Edge at Midtown within 12 months of signing an agreement to develop the site with Urban Renewal.

Okay...so what's the typical timeline on signing an agreement with Urban Renewal?

I sure hope these people don't build another abortion like Legacy there. What a disappointing eyesore that is. Yuck. I also hope this isn't another deadline-breaking wait only to find out they can't get any money to build. Thank God they didn't choose Wiggin, but Henderson's work is awful. I'm hoping the renderings aren't another set in a long line of bait-and-switch development plans.

Is this supposed to be stick built (wood studs) or will it be formed concrete pillars and floors?

I think it is a shame that we are getting anyone to build anything around here. It will be terrible. We will be cheated. Nothing good can come from it.

I think it is a shame that we are getting anyone to build anything around here. It will be terrible. We will be cheated. Nothing good can come from it.

Rover, you like to mock every who expresses concern or negative feelings about any project. Much of that mockery is justifiable, especially when it concerns the rampant conspiracy theorists and professional class warfare warriors on this board. But you also seem to see the best in everything, even when evidence points to different conclusion.

People here have expressed very legitimate worries about this project because of the developers' history. That is, a history of delays, of breaking his word, concealing plans for major changes to original proposals, and building a terribly poor product--one which will require millions upon million to fix in the relatively near future. Perhaps save your mockery for those times it is really deserved. This isn't one of them. Let's just hope Henderson and Brooks don't pull another Legacy.

Would any of us, Rover included, take out of town guest by the Legacy to show it off as an example of quality downtown development? What evidence do we have that Brooks and Henderson will build what they've shown and make it a quality project? It looks as if they barely got their hands slapped. It appeared to be the competing developers rather than members of the board who drew attention to the fact that they built nothing like they promised on their last gift from the city.

I will try to refrain a little. There are many on here who like to ask pertinent questions, pose legitimate concerns and propose intelligent solutions. However, the concerns expressed once or twice is fair, but the constant repetition gets a little old. The merits of this project need discussion and I understand everyone won't be enamored. However, there are certain posters who wouldn't like anything proposed unless we got condo's built for a million bucks per unit and then rented for $500 a month. I keep hearing about how we need low cost rentable apartments, but then this project is lambasted for costing too little per unit and fear of poor quality construction. For $100,000 per unit, these will not be top of the line buildings. But, it can get financed, and I will bet it will be in excess of 80% full within 9 months of opening. And a space that has been vacant for decades will be developed with high density residential fueling more retail, more restaurants, more commerce for the area. This will increase the value of other properties in the area and perhaps the tipping point will be reached. Then, we will get the kinds of developments we all ultimately want.

So, what are the reasons you all believe Henderson gets "gifts" from the city? What is the special pull he has? If the merits of the project weren't sufficient, why did he beat out the others? Is the system rigged? Why are those choosing making such bad choices?....ignorance, on the take, easily swayed? Would Wiggins have been better even though he couldn't accomplish his plan before? And, what leads anyone to believe Tannenbaum would build anything better? And, why was Ellard dismissed so easily...everyone hate her?

I'd like to know the answer. My best guess is that the people on the board were swayed by the pretty pictures. I'll agree that the Brooks/Henderson drawings were impressive. If I'd never looked at the Legacy I might have been impressed as well. I seriously doubt the system is rigged or anyone is on the take. I certainly liked Wiggins' pretty pictures better than Brooks/Henderson's and he had the advantage of never having built the Legacy. That would have been enough for me, although I would have given Marva Ellard's proposal some serious consideration as well. A developer who thinks stucco board with palm texturing and green awnings with white lettering are attractive has someone else drawing the pictures or he just doesn't care, and that's my major concern.

I agree: for $100,00 per unit our expectations shouldn't be too high. And, I also agree that if he were building $300,000 - 500,000/unit apartments there would be people complaining about the price of rentals. But, I've been in plenty of cities where their less expensive housing is far, far more up to date and attractive than the Legacy and I don't like the idea of rewarding people who haven't shown any evidence that they care about delivering the design they presented. I think that should be considered a slap in the face to the city and I'm mystified that such behavior is rewarded.

I will try to refrain a little. There are many on here who like to ask pertinent questions, pose legitimate concerns and propose intelligent solutions. However, the concerns expressed once or twice is fair, but the constant repetition gets a little old. The merits of this project need discussion and I understand everyone won't be enamored. However, there are certain posters who wouldn't like anything proposed unless we got condo's built for a million bucks per unit and then rented for $500 a month. I keep hearing about how we need low cost rentable apartments, but then this project is lambasted for costing too little per unit and fear of poor quality construction. For $100,000 per unit, these will not be top of the line buildings. But, it can get financed, and I will bet it will be in excess of 80% full within 9 months of opening. And a space that has been vacant for decades will be developed with high density residential fueling more retail, more restaurants, more commerce for the area. This will increase the value of other properties in the area and perhaps the tipping point will be reached. Then, we will get the kinds of developments we all ultimately want.

Wow. You really misread the situation. There is a difference between $1 million-plus condos and cheap, ugly suburban units plopped into the middle of a vibrant and improving downtown.

Don't you have an apartment in the Chelsea area of NYC? The quality of materials in the buildings there are higher than just about anything in our entire city.

Wow. You really misread the situation. There is a difference between $1 million-plus condos and cheap, ugly suburban units plopped into the middle of a vibrant and improving downtown.

Don't you have an apartment in the Chelsea area of NYC? The quality of materials in the buildings there are higher than just about anything in our entire city.

I think the standard for quality housing in Midtown was set with The Sieber and continues with the Midtown Renaissance development(s). This is a cheap project (cheaper than the Legacy in current construction cost $'s) and is a step back for Midtown, the existing projects and surrounding neighborhood. So Sad .....Way to go Urban Renewal, shame on you....

Renderings from the Oklahoman:

http://photos.newsok.com/2/showimage/1448398/gallery_large?recordView=0

http://photos.newsok.com/2/showimage/1448399/gallery_large?recordView=0


Proposal: Six stories, with a rooftop terrace and dog park, 500-space garage, featuring 8,200 square feet of retail and 250 rental units with monthly rates between $735 and $1,395.
Cost: $28,219,041
Proposal land purchase: $850,000
Requested tax increment financing assistance: $1.5 million


Read more: http://newsok.com/developer-chosen-for-midtown-oklahoma-city-housing-project/article/3578955#ixzz1PvCLeJKg

Wow. You really misread the situation. There is a difference between $1 million-plus condos and cheap, ugly suburban units plopped into the middle of a vibrant and improving downtown.

Don't you have an apartment in the Chelsea area of NYC? The quality of materials in the buildings there are higher than just about anything in our entire city.

First, the quality of the new apartments and condos in Chelsea, Soho, Villiage, etc., even into Tribecca isn't necessarily better and in many cases worse. I have been involved and seen during construction and I can attest to the materials being comparable. The biggest cost difference is the land itself and having to erect things in small spaces (between buildings). Costs go up in the area if you want soundproofing, AC, security, parking, etc. And, the older apartments & condos, while still expensive, would rate in amenities approximately what you would find in say the Village here. Small kitchens, not usually great finishes and materials, etc. We take for granted what we get for the money here.

Huge disappointment - I doubt this turns out well. Should have went with Ellard the first time around...as well as the second.

I think the standard for quality housing in Midtown was set with The Sieber and continues with the Midtown Renaissance development(s). This is a cheap project (cheaper than the Legacy in current construction cost $'s) and is a step back for Midtown, the existing projects and surrounding neighborhood. So Sad .....Way to go Urban Renewal, shame on you....

What was the cost per unit on the Legacy (or per sq. ft.)? Also, understand there is still a lot of construction unemployment and savings in construction, particularly on larger projects which keep companies busy for a year or two. Some materials are cheaper than when the Legacy was built, too.

Huge disappointment - I doubt this turns out well. Should have went with Ellard the first time around...as well as the second.

Specifically, why is it that you think that? Why do you think her proposal was one of the first eliminated?

Wow. You really misread the situation. There is a difference between $1 million-plus condos and cheap, ugly suburban units plopped into the middle of a vibrant and improving downtown.

Don't you have an apartment in the Chelsea area of NYC? The quality of materials in the buildings there are higher than just about anything in our entire city.

Just curious why you think this is suburban and why it is more suburban than the other proposals. I thought this fit the definition of urban...close to the sidewalk/street, fills the block, has 1st floor retail, hidden parking, 4-6 stories, rooftop amenities. What is suburban about it in particular? Just curious what your definition of urban is then.

Wow. You really misread the situation. There is a difference between $1 million-plus condos and cheap, ugly suburban units plopped into the middle of a vibrant and improving downtown.

Don't you have an apartment in the Chelsea area of NYC? The quality of materials in the buildings there are higher than just about anything in our entire city.

Is this considered downtown? Or is this mid-town? I agree this would be low rise for downtown, but seems appropriate for mid-town.

It seems the determining factor was Henderson's experience getting HUD money. Ironic, because it was only due to his experience with the Legacy and it took years for them to get their financing. Now this was his primary advantage?

Anyway... Looking at the bright side this will offer more affordable units than is what current available in Midtown and if built as planned will be a nice alternative for the money and should bring in young people and students.

Anyway... Looking at the bright side this will offer more affordable units than is what current available in Midtown and if built as planned will be a nice alternative for the money and should bring in young people and students.

Anyone know what the general price range is of the Midtown Renaissance properties?

Just out of curiosity, does anyone have the original renderings of legacy? I can't find them online.

From the Oklahoman:


rates between $735 and $1,395

For the this new project yes, thanks Pete, but I was talking about places like the 12th street properties, Francis building, Hadden Hall, etc... that Midtown Renaissance, LLC manages.

Just out of curiosity, does anyone have the original renderings of legacy? I can't find them online.

http://blog.newsok.com/okccentral/files/2008/12/original-legacy-drawings.jpg

The renderings look good, and if they turn out as depicted then I think this is a good project. I don't see how this development is suburban in nature, it seems pretty urban.

http://blog.newsok.com/okccentral/files/2008/12/original-legacy-drawings.jpg

Wow, now I really understand all the trepidation. That rendering is leagues better than what we got.

Here is that original Legacy rendering:

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

And here's the hip, urban design that was actually built:

http://farm4.static.flickr.com/3146/2664680695_fd0a549438.jpg?v=0

Here is that original Legacy rendering:

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

And here's the hip, urban design that was actually built:

http://farm4.static.flickr.com/3146/2664680695_fd0a549438.jpg?v=0

And that's EXACTLY why people are so concerned with Henderson. My goodness. The Legacy looks nothing like that. I'll hope for the best, but expect equally radical changes to this Mercy project.

These two are very, very similar in their original design:

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

http://photos.newsok.com/2/showimage/1448398/gallery_large?recordView=0

Anyone at the meetings know if they were specifically asked the assurances that the renderings, etc would be followed faithfully and why it would be a different experience this time? Surely the issue was addressed.

It was reported that the issue was brought up and Henderson said he was personally disappointed in how the Legacy turned out and that he vowed to do better.

It's up to OCURA to hold developers accountable. With the Mercy site, they actually opened the process back up after Wiggin tried to make significant changes to his original proposal, something they didn't do with Henderson and the Legacy.

I haven't seen their proposal detail, but were exterior materials and finish addressed specifically as design specifications? It is hard to tell from the renderings what the actual materials proposed is. Were streetscape issues addressed, as well?

I went to dinner in Midtown tonight and as I was going home I noticed there are two other essentially empty blocks along tenth street between Walker and Robinson. I'm not sure who owns the properties, but it would be nice to see one of the other developers put their design in the areas as well.

There in lies the problem Betts. What you see as one large vacant lot is actually 9 lots owned by different people. I think the two vacant areas you are talking about are mostly owned by St Anthonys and a group called Midtown 10Tth & Park Place LLC, but there are other owners as well. Land assembly is the big challenege and the City needs to find a way to discourge people from holding on to indivdual parcels and/or encourage them to build something or sale to someone who will.

These two are very, very similar in their original design:

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

http://photos.newsok.com/2/showimage/1448398/gallery_large?recordView=0

you know Pete, I was thinking the same thing when i saw the Legacy rendering again - looks like this one is eerily (sp?) similar to Legacy's rendering. ..... and yes, look at what was built and how long it took for financing. ....

Hmm, why was Wiggins not chosen?

Also, why cant Wiggins and other projects be built elsewhere?

Just the Facts, thanks - I didn't get to your post yet.

Given that he lied about the extent to which he was going to build the first project, how does the city ensure that he doesn't do this with a cheap stucco finish again and cut a bunch of corners?

http://newsok.com/oklahoma-city-urban-renewal-approves-development-contract-for-midtown-housing/article/3593401?custom_click=headlines_widget

From Journal Record:

Plotting the Edge at Midtown: Developer hopes to break ground in 2012
By Brianna Bailey
Oklahoma City reporter - Contact 405-278-2847
Posted: 05:47 PM Wednesday, August 10, 2011

OKLAHOMA CITY – Developer Gary Brooks hopes to break ground on the $28.2 million Edge at Midtown development by August 2012, he told the Oklahoma City Urban Renewal Authority on Wednesday.

Designs for the 250-unit apartment complex are still evolving. Revised plans that Brooks presented to the Urban Renewal Authority on Wednesday included moving a parking garage to the center of the project away from the street and adding more glass to the 8,000 square feet of retail space that is part of the development.

“It’s a work in progress as you can imagine,” Brooks said. “A lot of work has been done in seven weeks to get to this point.”

Urban Renewal Authority commissioners said they were pleased with the progress made on the Midtown project over the past two months after trying to get the old Mercy Hospital site developed for several years.

“Now is a good time to build,” said Larry Nichols, chairman of the Urban Renewal Authority. “Construction costs are down. Let’s get this done.”

Plans for the old Mercy site by Legacy at Arts Quarter developers Brooks and Mike Henderson of Cornerstone Development will be aided by a U.S. Department of Housing and Urban Development program that guarantees loans for multifamily housing. Financing for the project also will be helped by an estimated $1.5 million in tax increment financing funding.

Several other high-profile Oklahoma City developers competed for the rights to the Mercy site, including Oklahoma City developer Wiggin Properties; Gardner Tanenbaum Group, led by Dick and Stephen Tanenbaum; Sieber Hotel redeveloper Marva Ellard; and prolific homebuilder Home Creations.

Given that he lied about the extent to which he was going to build the first project, how does the city ensure that he doesn't do this with a cheap stucco finish again and cut a bunch of corners?

Well as far as I know, nothing, other than the very real likelihood that Larry Nichols makes this a little bit different this time around. I wouldn't want to be the guy who tried to get away with shoddy crap on Nichols' watch.

Well as far as I know, nothing, other than the very real likelihood that Larry Nichols makes this a little bit different this time around. I wouldn't want to be the guy who tried to get away with shoddy crap on Nichols' watch.

Is Larry Nichols involved?

Is Larry Nichols involved?

OCURA chairmen