You'll have a great view of the Calvary Church renovation.

Congrats on your new place.

That looks a lot like my view. I think I might be directly above you.

Noticed some folks moving in yesterday for phase 2 I'd imagine. Good to see more people... just don't take my parking spot!

just a note but the developers of LeveL have control of what they are now using as their constructrion lot ( west of level between 2nd ave lofts and the brownstones) and are in early design in building another complex on that site

just a note but the developers of LeveL have control of what they are now using as their constructrion lot ( west of level between 2nd ave lofts and the brownstones) and are in early design in building another complex on that site

Awesome news!

Richard McKown had said he wanted to do more in Deep Deuce and that is one of the few spots left.


Wow, DD is filling up and rounding out very quickly.

Here's an updated map; yellow is proposed or under construction, blue represents complete projects:

http://www.okctalk.com/images/pete/deepdeuce5.jpg

just a note but the developers of LeveL have control of what they are now using as their constructrion lot ( west of level between 2nd ave lofts and the brownstones) and are in early design in building another complex on that site

You're sure of this? You seem to be one of the more reliable posters, but it's always disappointing to get caught up in rumor.

just a note but the developers of LeveL have control of what they are now using as their constructrion lot ( west of level between 2nd ave lofts and the brownstones) and are in early design in building another complex on that site

Great to see more development, but I was thinking the other day what a nice site that would be for a park with a playground.

Awesome news!

Richard McKown had said he wanted to do more in Deep Deuce and that is one of the few spots left.


Wow, DD is filling up and rounding out very quickly.

You'd think if all of these locations end up being filled with renter/owners then a sizable grocery store would be a gold mine. I understand there will be a smaller store 'Native Roots'? near or in Level. But if these locations fill up I could see a larger store Whole Foods type store fitting perfectly in this area. Yes?

Here's an updated map; yellow is proposed or under construction, blue represents complete projects:

http://www.okctalk.com/images/pete/deepdeuce5.jpg

You'd think if all of these locations end up being filled with renter/owners then a sizable grocery store would be a gold mine. I understand there will be a smaller store 'Native Roots'? near or in Level. But if these locations fill up I could see a larger store Whole Foods type store fitting perfectly in this area. Yes?

Great to see more development, but I was thinking the other day what a nice site that would be for a park with a playground.

That would be cool. A development there will block off the views for the Brownstones, too.

It will be interesting to see what they do with it. It's a MUCH smaller lot.

That would be cool. A development there will block off the views for the Brownstones, too.

It will be interesting to see what they do with it. It's a MUCH smaller lot.

I wish they would do what Ron Bradshaw was planning to do. He was going to construct two and three story townhouses, with each floor a separate unit. I'd probably construct three and four story townhouses if I were doing it. There's room to put a small street down the center, with on street parking. I love the neighborhoods in Chicago with three and floor story one flats for sale within them. It would be something a little different.

That would be cool. A development there will block off the views for the Brownstones, too.

It will be interesting to see what they do with it. It's a MUCH smaller lot.

No place to go but up. Remember when everyone though the Deep Deuce Apartments were high density. Level is almost 5X as dense.

Funny the concern is now about *too* much density in an urban neighborhood. :)

Funny the concern is now about *too* much density in an urban neighborhood. :)

Our little town is growing up right before our eyes. I was in Orlando two weeks ago on a little staycation with the family and sported my Thunder t-shirt one night. A young lady working at Starbucks asked me a lot of questions about OKC. She moved to Orlando from Minniapolis (she is a huge NBA fan) but doesn't like Orlando becasue she has to driver everywhere and the traffic is bad. She was interested in looking at OKC because of the Thunder and the skyline shots of the city, but she was concerned she would have to drive everywhere in OKC also. So I told her about downtown and the coming streetcars as well as the potential for regional rail. She got super excited and even grabbed one of the other guys working there to come over listen. Both seemed very interested so we talked about 10 minutes.

Funny the concern is now about *too* much density in an urban neighborhood. :)

It's kind of nice, isn't it. I'm not really concerned, especially if it's a cool development. I like Betts ideas for it. But I do think it could devalue some of the Brownstones if it blocks some views (some sort of skyline/city view would be a must for me downtown), but it's also possible something on this lot will have even better views. I do think some sort of public gathering spot like a park would be cool in that area. Maybe a basketball court or multifunctional urban sports area. The proximity of the Y does mitigate the need for it somewhat, but having an outdoor area would be cool. I want to move my family downtown at some point, but it would only be if there is a complete urban experience available. It's getting there, though. In 4-5 years Deep Deuce and MidTown very well could offer exactly that. It's is very cool how Level and the Aloft have built their developments with consideration of meeting the needs of the neighborhood as a whole and not just their residents/guests. That's exactly what urban development does.

This is exciting for OKC. Cannot wait to see Level and Aloft completed -- along with Native Roots and the other retail / restaurant offerings.

I do think some sort of public gathering spot like a park would be cool in that area. Maybe a basketball court or multifunctional urban sports area. The proximity of the Y does mitigate the need for it somewhat, but having an outdoor area would be cool.

That sounds like a nice idea but a developer can't make any money from a park with a basketball court unless it's incorporated into a larger development. That site doesn't appear to have room for both.

You'd think if all of these locations end up being filled with renter/owners then a sizable grocery store would be a gold mine. I understand there will be a smaller store 'Native Roots'? near or in Level. But if these locations fill up I could see a larger store Whole Foods type store fitting perfectly in this area. Yes?

What's that McKown project?

Anyone know if Native Roots is still planning on opening in June? Please say they are...

They are going to have to hustle but I still think they can do it, at least by the end of next month.

They've been working on the interior and stocking shouldn't be a big issue because it's not a very big space and they also already have a store in Norman.

I'm sure they and everybody else wants them open ASAP. It will really be a difference maker for all of downtown.

Anyone know if Native Roots is still planning on opening in June? Please say they are...
Possibly towards the end of June, but definitely not by the beginning. They just recently poured cement on the ground.

Will they also be serving sandwiches, etc like they have started to in Norman? I can't wait for them to open - I am always so annoyed when I have to get in my car and (gasp) drive to get small things like toilet paper or fruit or whatever.

Went and visited a friend who moved into here. I really like all the lighting and arrows in the parking garage. Cool designs. That being said I was very underwhelmed with everything else. First of all anyone off the street can walk to the stairs and elevator and don't have to get buzzed in or anything which I thought was interesting. I figured a more upscale apt complex would have that. Second the hallways and doors were just poured concrete with an industrial looking font on the doors. Third while the materials were nice in the apts , i found the kitchen area in his one bedroom quite large and seemed to take up almost a quarter of his apt. Im hoping the final touches will make it pop but as of right now it has left a lot to be desired for me.

Anyone know if Native Roots is still planning on opening in June? Please say they are...

I sure hope so, I'm out of eggs.

Went and visited a friend who moved into here. I really like all the lighting and arrows in the parking garage. Cool designs. That being said I was very underwhelmed with everything else. First of all anyone off the street can walk to the stairs and elevator and don't have to get buzzed in or anything which I thought was interesting. I figured a more upscale apt complex would have that. Second the hallways and doors were just poured concrete with an industrial looking font on the doors. Third while the materials were nice in the apts , i found the kitchen area in his one bedroom quite large and seemed to take up almost a quarter of his apt. Im hoping the final touches will make it pop but as of right now it has left a lot to be desired for me.
They will eventually have gates so that you can't just walk inside the complex. In the meantime they have hired a security guard to patrol the area. I agree that the hallways are incredibly industrial looking. I don't mind the look, but I could definitely understand if some people don't like it. It almost feels like a penitentiary when you're walking down the hall. I'm not sure if they plan on doing anything else to them. As for the kitchen, I kind of like the size. I still have plenty of room in the living room, but then again I'm just using a few barstools and won't be buying a kitchen table to eat at. The bedrooms are a little small, but I was still able to fit a queen bed, chest of drawers, night stand, and desk.

Will they also be serving sandwiches, etc like they have started to in Norman? I can't wait for them to open - I am always so annoyed when I have to get in my car and (gasp) drive to get small things like toilet paper or fruit or whatever.
I'm not positive, but I'm pretty sure they'll be serving sandwiches.

The great thing about the modern / minimalist approach used in the hallways and other areas is that it's very easy to change if need be.

Tile or carpet the floors, add some paint and art and nothing has to be pulled out or wasted.

I'll reserve judgment until the whole thing is finished but I give them credit for trying something somewhat bold and new to OKC.

Took a good look around yesterday and two things:

The build out for Native Roots is just now getting started, with some metal studs going in. The building permit was issued some time ago but it looks like they are only now commencing, so they are a couple of months out I would say.

The area in front of Level and at the corner of Walnut is a complete mess. Almost impossible to even cross the street there. I know they still have landscaping to do but with people living there and them trying to market the property, they need to get this taken care of ASAP. Probably some things outside their control like utilities, but it needs to get done.

The crew at LEVEL has been working pretty diligently and made significant progress in the last week or so - pouring concrete for parking spots and planting trees. I expect them to be done fairly soon.

You really think Native Roots is a few months away? Gosh - tell me it isn't so.

I went by today and saw counters being installed inside, maybe a month? I think they'll be open sometime soon.

I agree on a personal level with Pete's assessment that the street corner there isn't even walkable. Really, nothing around LEVEL is walkable atm.

Btw Pete - so McKown's next project is on the triangle-shaped block between Harrison and Bradshaw's Maywood Apartments?

Btw Pete - so McKown's next project is on the triangle-shaped block between Harrison and Bradshaw's Maywood Apartments?

See below:

http://www.okctalk.com/images/pete/deepdeuce5.jpg

Oh alright, that makes more sense. AHMM again?

Went to Native Roots in Norman a few days ago...asked about when the OKC location was opening. They said "August" is what they have been told from LEVEL. And then fed me some line about how it's the biggest construction project or something. Yeah. Right. I'm sad because I really wanted the store to be open this month - which is clearly not going to happen.

Well I guess LEVEL will have its own 3-month period of being the largest current construction project...unless Aloft being 7 stories makes it bigger, none of which matters when Pitman breaks ground on his next hotel, but I digress..

http://farm9.staticflickr.com/8143/7559029402_cc86c2ef8b.jpg (http://www.flickr.com/photos/mattbridgesokc/7559029402/)
NE 2nd St & Oklahoma Ave (http://www.flickr.com/photos/mattbridgesokc/7559029402/) by Matthew Bridges (http://www.flickr.com/people/mattbridgesokc/), on Flickr
http://farm9.staticflickr.com/8161/7559028606_635414aa98.jpg (http://www.flickr.com/photos/mattbridgesokc/7559028606/)
NE 2nd St & Oklahoma Ave. (http://www.flickr.com/photos/mattbridgesokc/7559028606/) by Matthew Bridges (http://www.flickr.com/people/mattbridgesokc/), on Flickr
http://farm8.staticflickr.com/7276/7559027918_e87e9483bd.jpg (http://www.flickr.com/photos/mattbridgesokc/7559027918/)
LEVEL Urban Apartments (http://www.flickr.com/photos/mattbridgesokc/7559027918/) by Matthew Bridges (http://www.flickr.com/people/mattbridgesokc/), on Flickr
http://farm8.staticflickr.com/7246/7559027018_d7b3c341b9.jpg (http://www.flickr.com/photos/mattbridgesokc/7559027018/)
LEVEL Urban Apartments (http://www.flickr.com/photos/mattbridgesokc/7559027018/) by Matthew Bridges (http://www.flickr.com/people/mattbridgesokc/), on Flickr
http://farm8.staticflickr.com/7107/7559025840_7dff8e882f.jpg (http://www.flickr.com/photos/mattbridgesokc/7559025840/)
LEVEL Urban Apartments (http://www.flickr.com/photos/mattbridgesokc/7559025840/) by Matthew Bridges (http://www.flickr.com/people/mattbridgesokc/), on Flickr
http://farm9.staticflickr.com/8287/7559025090_b54676c8f7.jpg (http://www.flickr.com/photos/mattbridgesokc/7559025090/)
NE 2nd St (http://www.flickr.com/photos/mattbridgesokc/7559025090/) by Matthew Bridges (http://www.flickr.com/people/mattbridgesokc/), on Flickr
http://farm9.staticflickr.com/8025/7559024218_5b0e858622.jpg (http://www.flickr.com/photos/mattbridgesokc/7559024218/)
LEVEL Urban Apartments (http://www.flickr.com/photos/mattbridgesokc/7559024218/) by Matthew Bridges (http://www.flickr.com/people/mattbridgesokc/), on Flickr
http://farm9.staticflickr.com/8006/7559023560_9364861a49.jpg (http://www.flickr.com/photos/mattbridgesokc/7559023560/)
LEVEL Urban Apartments Courtyard (http://www.flickr.com/photos/mattbridgesokc/7559023560/) by Matthew Bridges (http://www.flickr.com/people/mattbridgesokc/), on Flickr
http://farm9.staticflickr.com/8284/7559022366_8897c994d9.jpg (http://www.flickr.com/photos/mattbridgesokc/7559022366/)
LEVEL Urban Apartments Courtyard (http://www.flickr.com/photos/mattbridgesokc/7559022366/) by Matthew Bridges (http://www.flickr.com/people/mattbridgesokc/), on Flickr
http://farm8.staticflickr.com/7268/7559021266_b2107c7403.jpg (http://www.flickr.com/photos/mattbridgesokc/7559021266/)
LEVEL Urban Apartments (http://www.flickr.com/photos/mattbridgesokc/7559021266/) by Matthew Bridges (http://www.flickr.com/people/mattbridgesokc/), on Flickr
http://farm8.staticflickr.com/7118/7559020526_fb3a1e245e.jpg (http://www.flickr.com/photos/mattbridgesokc/7559020526/)
LEVEL Urban Apartments (http://www.flickr.com/photos/mattbridgesokc/7559020526/) by Matthew Bridges (http://www.flickr.com/people/mattbridgesokc/), on Flickr
http://farm9.staticflickr.com/8016/7559018870_b91c8e1557.jpg (http://www.flickr.com/photos/mattbridgesokc/7559018870/)
NE 2nd St Streetscape (http://www.flickr.com/photos/mattbridgesokc/7559018870/) by Matthew Bridges (http://www.flickr.com/people/mattbridgesokc/), on Flickr
http://farm9.staticflickr.com/8166/7559017970_06ee6538b6.jpg (http://www.flickr.com/photos/mattbridgesokc/7559017970/)
NE 2nd St (http://www.flickr.com/photos/mattbridgesokc/7559017970/) by Matthew Bridges (http://www.flickr.com/people/mattbridgesokc/), on Flickr

Wow! Looks like they're getting very close! I love this project. Great attention to detail, and it offers something different for OKC.

Is it only me that feels that the LEVEL feels cheap and has not taste. IMO deep deuce has a character to it... still trying to figure out what the design is all about

A lot of people in the aLoft thread having been questioning the quality of the LEVEL build. Do most people feel like LEVEL will not hold because it was built cheaply and quickly?

A lot of people in the aLoft thread having been questioning the quality of the LEVEL build. Do most people feel like LEVEL will not hold because it was built cheaply and quickly?

I don't feel like they're cheap. Maybe they could've chose something better than this fake wood vinyl flooring in the units, but overall definitely better quality than the place I lived before here, Montclair Parc Apartments.

Stick-built is not a problem for that type of residential development. It is still the most common construction you will see for all types of housing, including upscale. At only 4 stories it doesn't require structural steel or they type of build you would see for a high rise.

As a hotel, Aloft is a different animal. They are using individual tilt-up panels on some pretty massive foundation work, and it should be highly durable. But I think due to the difference in application they each used very appropriate techniques.

Something occured to me the other day, that would probably be a big hit going in one of the retail spots at Level or in the brick units to the west of Level. A liquor store. Where is the closest liquor store to downtown?

Byron's on 23rd and Broadway?

There's one on 8th and Broadway.

Yes, Broadway Wine Merchants on 8th and Broadway. They've got a lot more than wine, and I buy all my alcohol products there, as I find them very helpful and they're got nice wines and beer.

There's one on 8th and Broadway.


Yes, Broadway Wine Merchants on 8th and Broadway. They've got a lot more than wine, and I buy all my alcohol products there, as I find them very helpful and they're got nice wines and beer.

Hey good to know!

A lot of people in the aLoft thread having been questioning the quality of the LEVEL build. Do most people feel like LEVEL will not hold because it was built cheaply and quickly?

Living across the street and having a Birdseye view, I have taken >1000 pictures during construction. When I get time (don't hold your breath), I will share the best of which on this site.

While I am not in the construction business, there never appeared to be shortcuts or shoddy workmanship. I believe the photos will be proof of that. One example: they worked 24 hours a day last summer (at the expense of pissed off neighbors!), to pour concrete during the coolest time of day. That had to add extra cost, if for no other reason than overtime pay.

The only thing I have noticed that is concerning, are the streaks that are already beginning to show around the windows, staining the white stucco.

While I am not in the construction business, there never appeared to be shortcuts or shoddy workmanship. I believe the photos will be proof of that. One example: they worked 24 hours a day last summer (at the expense of pissed off neighbors!), to pour concrete during the coolest time of day. That had to add extra cost, if for no other reason than overtime pay.

The only thing I have noticed that is concerning, are the streaks that are already beginning to show around the windows, staining the white stucco.

In summer months it's not uncommon for big concrete pours to start in th early morning hours. I'd be surprised if they were actually working 24hrs straight but maybe they were. And I know a lot of concrete companies don't like to pay overtime so maybe they had different crews alternating.

Also, the white EIFS (fake stucco) will definitely stain with rains over time, and will most likely get worse. Probably not the best color to go with

In summer months it's not uncommon for big concrete pours to start in th early morning hours. I'd be surprised if they were actually working 24hrs straight but maybe they were. And I know a lot of concrete companies don't like to pay overtime so maybe they had different crews alternating.

Also, the white EIFS (fake stucco) will definitely stain with rains over time, and will most likely get worse. Probably not the best color to go with

24 hours may sound like an exaggeration if you weren't there, in fairness, the klieg lights (only slightly dimmer than the sun) would come on at ~10pm and workers would start setting forms and re-bar. A crew of former American Airlines baggage handlers would throw re-bar bundles around like tinker toys. Then at ~2am the cement trucks and pumps would rev up like a covey of NASCAR wannabes and run until 8 or 9am. This went on until October.

The good news is, I have learned more Spanish from listening to the workers yell at each other. :Smiley259

Also, the white EIFS (fake stucco) will definitely stain with rains over time, and will most likely get worse. Probably not the best color to go with

How can this be addressed to keep the building looking clean?

I've noticed those stains too. It doesn't seem to be degradation of the exterior cladding but rather from something rusting and the rusty water running down the facade. I'm guessing they are from hardware or other metal that was used where stainless steel should have been used instead.

How can this be addressed to keep the building looking clean?

I'm really not sure. I own a building that has white eifs crown on top of the brick and has stained where water runs off. The only thing on top of it is a coated metal cap that isn't rusting so I don't know what causes it. Might be the caulking around the windows that is somehow leaking color when it gets wet.

As far as fixing it, applying another coat of the color is all I can think of. I don't think eifs is something you should power wash

I wonder if you can sandblast it. That is an extreme no-no with brick, because the powerful application slightly damages most surfaces each time you undergo it, but with EIFS who cares lol. At least then it would be clean. Then again, I don't think you should do that with people living inside.

There is an important distinction between the faux stucco used on Level versus most EIFS applications. Most EIFS installs include an insulation board substrate - basically styrofoam - with the stucco surface being troweled over it. This results in a relatively tough skin over a fragile product, and makes it a prime candidate for puncture or other wear and tear. You see EIFS like this on fast food restaurants, cheap strip centers, and increasingly on other commercial use where the building effectively has a short expected lifespan of a decade or two.

The product used on Level, while the finish looks very similar to traditional EIFS, used a cement board substrate. I would suspect it will be far more durable than most EIFS applications.

The addition to the Fred Jones Museum of Art in Norman has had similar problems with streaking ( from what looks like rust that washes over parts of the building) although that structure is totally different. It's white though. Maybe that'll just happen with that color. I don't know what I'm talking about though.

There is an important distinction between the faux stucco used on Level versus most EIFS applications. Most EIFS installs include an insulation board substrate - basically styrofoam - with the stucco surface being troweled over it. This results in a relatively tough skin over a fragile product, and makes it a prime candidate for puncture or other wear and tear. You see EIFS like this on fast food restaurants, cheap strip centers, and increasingly on other commercial use where the building effectively has a short expected lifespan of a decade or two.

The product used on Level, while the finish looks very similar to traditional EIFS, used a cement board substrate. I would suspect it will be far more durable than most EIFS applications.

As a design graduate, I myself am just as unclear on the difference between faux stucco and the wide range of different types of EIFS. My understanding is that all faux stuccos are a form of EIFS and that this is simply a higher-end variety. That said, this should be viewed within the context of McKown's original comment promising no EIFS. It's assumed he was referring specifically to that cheap, non-durable type of EIFS used in low-rent new commercial building, and not meant to preclude the entire range of EIFS.

That seems to be a pretty fine line to walk in order to defend McKown's application of building materials. I support the design merits on the whole, but only time can tell how sustainable this will all be. I believe McKown's clear intention is to have built a lasting, quality piece of architecture, that stands as a strong community for a long time. I'd like to believe this will be something we're fighting to save 100 years from now, or possibly not even having to fight to save (but as we all know, that would require a major change in the OKC mentality for any 100 year old building to not be a preservation battle).

There is an important distinction between the faux stucco used on Level versus most EIFS applications. Most EIFS installs include an insulation board substrate - basically styrofoam - with the stucco surface being troweled over it. This results in a relatively tough skin over a fragile product, and makes it a prime candidate for puncture or other wear and tear. You see EIFS like this on fast food restaurants, cheap strip centers, and increasingly on other commercial use where the building effectively has a short expected lifespan of a decade or two.

The product used on Level, while the finish looks very similar to traditional EIFS, used a cement board substrate. I would suspect it will be far more durable than most EIFS applications.

Perhaps, but it still looks like crap.

I really like how it looks. When the project is completely finished a lot of people will change their tune. Their has been a tendency around here for people to be critical of unfinished projects only to renig when the project is finished.

If there are already water stains it could denote other problems though. One of the problems with fake stucco, and EIFS In particular, is that condensate, leaks, etc, can accumulate moisture in the substrate and feed mold growth. The staining can be an early sign of a moisture removal problem. The discoloration can be the least of the problems. I am surprised it is showing this early...particularly how dry it has been. Is this coming from air conditioning condensate removal system?

If there are already water stains it could denote other problems though. One of the problems with fake stucco, and EIFS In particular, is that condensate, leaks, etc, can accumulate moisture in the substrate and feed mold growth. The staining can be an early sign of a moisture removal problem. The discoloration can be the least of the problems. I am surprised it is showing this early...particularly how dry it has been. Is this coming from air conditioning condensate removal system?

When I said it looks like crap, I'm referring to the fake stucco. I had very high hopes for this project and it is still a great addition to downtown. It's just a shame they chose to use this crappy material.

If there is a moisture problem, I wonder if it wouldn't be prudent to remove the fake stucco and fix the cause now rather than letting it get out of hand and having to do a lot of mold abatement? This is just a thought based on what I read here, and I am sure someone will take care of any actual problem in a timely manner. This project is far too high profile to be allowed to go downhill so soon.

While there may be stains and questions of durability of the material I think y'all may be getting ahead of yourselfs about mold problems. From my experience water doesn't penetrate eifs very easily