I think it is a good sign for the district that a building is going in mid-block and not a parking lot.

It's not worthy of a new thread, but they're drilling in the land between 2nd and 3rd west of Oklahoma. Looks like Richard McKown might be thinking about starting something.


Drove by on my way to work this morning and noticed two construction workers drilling in the land, stopped and asked them what they are building, one of the construction workers said, "We are just soil testing", then their supervisor walked over and said "It will be another one of these", as he pointed at LEVEL, good deal!

*that's one thing I like about working downtown, and being in the heart of the activity, because when you have a question about something you can just go up and ask...

Drove by on my way to work this morning and noticed two construction workers drilling in the land, stopped and asked them what they are building, one of the construction workers said, "We are just soil testing", then their supervisor walked over and said "It will be another one of these", as he pointed at LEVEL, good deal!

I can see it now "2nd Level @ the Edge of Deep Deuce"

I was hoping it would stay a grass area for awhile - maybe even a dog park...oh well. Hope they don't junk up the street again and try to turn the streetlights off - otherwise I'll be happy to see more residential go in.

Seems a little small for another 'Level'. I would hope they build a toweresque type building and not some box apartment complex that has 2-3 stories.

However, I hope it is attractive looking for the sake of people in Maywood Lofts that face the north.

Given the lot orientation I would like to see something like this.

http://archive.readysetdc.com/wp-content/uploads/2009/11/proj17_img1_h.jpg

Given the lot orientation I would like to see something like this.

http://archive.readysetdc.com/wp-content/uploads/2009/11/proj17_img1_h.jpg

With different colors, I wouldn't mind that at all.

Seems a little small for another 'Level'. I would hope they build a toweresque type building and not some box apartment complex that has 2-3 stories.

However, I hope it is attractive looking for the sake of people in Maywood Lofts that face the north.

Probably more like the east or west wing of level as an independent building.

I was in Houston this week and saw two structures whose "style" I think would work well in that spot...Probably not going to get anything this high quality, but we can certainly dream.

Koch Building:

2666

2667

Cosmopolitan Condos

2668

2669

Also, another thing I noticed while in Houston...

Developments like we've seen rendered for The Edge @ Midtown are a dime a dozen down there, and I was really bummed because it made the Edge seem less special to me.

Compared to Houston and other developments like it that I've seen in Dallas, Level, aesthetically, is fairly unique, so it's got that going for it.

You would think, since they're going to have to put parking in, that unless they're going underground for parking it's going to have to be a taller structure to be cost effective. I'm not sure why you wouldn't go up, when at this point in time apartments are in big demand. I wonder who is going to be the unfortunate person who builds the last apartment building downtown: the one who finds out the demand for rentals is gone. They'll almost assuredly overbuild, since that is the nature of developers.

You would think, since they're going to have to put parking in, that unless they're going underground for parking it's going to have to be a taller structure to be cost effective. I'm not sure why you wouldn't go up, when at this point in time apartments are in big demand. I wonder who is going to be the unfortunate person who builds the last apartment building downtown: the one who finds out the demand for rentals is gone. They'll almost assuredly overbuild, since that is the nature of developers.


the guy who builds the "last" apt building won't have any problem .... places like deep deuce apts ..will be the ones that have the problems when that time comes

It is true that many of those who own nothing more permanent than a lease are looking for the next new thing. Maybe places like Deep Deuce, with some refurbishing, could become the less expensive "for sale" housing people are looking for. At least the front of The Deep deuce apartments are all brick, the trees are mature and the location is great.

It is true that many of those who own nothing more permanent than a lease are looking for the next new thing. Maybe places like Deep Deuce, with some refurbishing, could become the less expensive "for sale" housing people are looking for. At least the front of The Deep deuce apartments are all brick, the trees are mature and the location is great.

that is a very interesting point .. and would be great for OKC .

I was in Houston this week and saw two structures whose "style" I think would work well in that spot...Probably not going to get anything this high quality, but we can certainly dream.

I think those building are a little too big to fit on this lot. One thing to keep in mind when we go from segregated zoning to mixed use is that the building need to stay in scale with each other (aka form-based code). A building on this lot you need to stay in the 3 to 5 story range, otherwise it will tower over the residential right next door. However, you might be in luck with Preftakes and Stage Center. To stay in scale they will need to be pretty big.

I think those building are a little too big to fit on this lot. One thing to keep in mind when we go from segregated zoning to mixed use is that the building need to stay in scale with each other (aka form-based code). A building on this lot you need to stay in the 3 to 5 story range, otherwise it will tower over the residential right next door. However, you might be in luck with Preftakes and Stage Center. To stay in scale they will need to be pretty big.


The footprints of them both would certainly need to be sized down, and it's more certain elements of those buildings that I really like architecturally, not necessarily something super close to those.

I think towering over the residential would be okay in this case. Not dwarfing, but as catch22 said, I think a 10ish story mixed-use tower would serve as a great anchor to the district. I think you could also do condos on the upper floors that would likely sell for pretty good. I think it would also help the transition from CBD to Deep Deuce since a tallish tower will likely eventually end up on the 4th and EK Gaylord Triangle. Aloft is 7 stories and there's still the plot across from the Maywood Apartments that could go taller (6 or 7 stories) to tie everything in.

The footprints of them both would certainly need to be sized down, and it's more certain elements of those buildings that I really like architecturally, not necessarily something super close to those.

I kind of noticed you were favoring the broken box design. One thing about that style is you have to be able to see the entire building at once to appreciate it. That usually requires that is be built right in the middle of a large lot with nothing obstructing the view on all sides.

I kind of noticed you were favoring the broken box design. One thing about that style is you have to be able to see the entire building at once to appreciate it. That usually requires that is be built right in the middle of a large lot with nothing obstructing the view on all sides.

That's true...That's why I think if you incorporated some of those elements in the portions of a 10 story tower that sticks out above the rest of the development in Deep Deuce, it would be pretty sure for those elements to be seen from any vantage point in the district, you could do some interesting balconies for condos, I think, and maybe even a patio for a 6th/7th floor restaurant/martini bar

I'm not sure they are allowed to go much taller. I'm not sure how big of an area the restriction covers, but I know there is about a 5 story max restriction in most of Maywood park.

Plans for the new Richard McKown project west of Oklahoma and north of the Maywood Lofts seem to be shaping up.

I'm hearing it will be another rental project, about 100 units at 3-5 floors. Believe these will be more high-end (much needed, BTW).


We should see something more concrete soon.

We should see something more concrete soon.

When I first looked at that sentence, I read it too quickly and thought I saw "We should see more concrete soon".
But I guess it works fine either way. :wink:

When I first looked at that sentence, I read it too quickly and thought I saw "We should see more concrete soon".
But I guess it works fine either way. :wink:

That's funny cause I saw the same thing as well! I guess we were both hoping for something other than match stick construction!

How's this for a slice of OKC's burgeoning urban life??

Skyline in the background, Aloft under construction, Level pretty well finished, Native Roots almost open, one person on a Spokies bike and another about to check one out.


I know we all want more and better and faster, but this scene shows amazing progress from just a year ago and sometimes it's important to stop and appreciate such things.



https://lh3.googleusercontent.com/-f7CQ-IMzVzc/UGsDTtEfncI/AAAAAAAEZwY/5t3cdxPDZrU/s903/IMG_20121001_173926.jpg

I also like the solar panel to power the kiosk.

https://lh3.googleusercontent.com/-f7CQ-IMzVzc/UGsDTtEfncI/AAAAAAAEZwY/5t3cdxPDZrU/s903/IMG_20121001_173926.jpg


Too bad OKC has an ordinance requiring helmets on city streets/property. That's going to seriously diminish the success of the Spokies bikes.

Too bad OKC has an ordinance requiring helmets on city streets/property. That's going to seriously diminish the success of the Spokies bikes.
That ordinance is not enforced.

That ordinance is not enforced.

Is it policy that it's not enforced, or just "nobody is ever actually cited for it."

Too bad OKC has an ordinance requiring helmets on city streets/property. That's going to seriously diminish the success of the Spokies bikes.

i thought that was only for under 18? ......

and if not .. i can ride a motorcycle in okc with out a helmet but not a bike??

thanks sid

Does anyone know which contractor worked on Level?

From: FAQs | Spokies (http://spokiesokc.com/faqs/)


No mention of helmets here: ARTICLE XIV. - BICYCLES (http://library.municode.com/HTML/17000/level3/OKMUCO2010_CH32MOVETR_ARTXIVBI.html)

That's good news, Sid. Thanks for doing the research on that. I didn't look up the municipal code, but I had seen the FAQ on the Spokies website. I figured that that referred to a requirement by Spokies for members. Some bicycle sharing programs require members to pledge to wear helmets, regardless of law or ordinance.

Does anyone know which contractor worked on Level?

Rampart Construction (http://www.rampartconstruction.net/)

The Parisian bike rental program, Velib, does not require helmets according to a weekend story in the NYT (http://www.nytimes.com/2012/09/30/sunday-review/to-encourage-biking-cities-forget-about-helmets.html?pagewanted=all&_r=0). The concern is that rental volume would plummet if helmets would be required - probably true.

The Parisian bike rental program, Velib, does not require helmets according to a weekend story in the NYT (http://www.nytimes.com/2012/09/30/sunday-review/to-encourage-biking-cities-forget-about-helmets.html?pagewanted=all&_r=0). The concern is that rental volume would plummet if helmets would be required - probably true.

My brother lives in Boston, which has no helmet law. Riders are required by the operator (Hubway) to wear helmets (FAQ | Hubway (http://www.thehubway.com/faq#_Do_I_have)).

How's this for a slice of OKC's burgeoning urban life??

Skyline in the background, Aloft under construction, Level pretty well finished, Native Roots almost open, one person on a Spokies bike and another about to check one out.


I know we all want more and better and faster, but this scene shows amazing progress from just a year ago and sometimes it's important to stop and appreciate such things.


I think this is an important point. Our downtown was so neglected for so long that it takes time to rejuvenate it. If we look at the progress that has been made over the last 10 years, it's staggering, especially considering a major housing and construction bust during that time. Every time one of these projects is completed, that's several hundred more people living downtown. Fast forward another ten years and we'll have the population to support a lot of the things people want (grocery stores, retail, increased urban foot traffic). I don't think we're far from reaching critical mass in certain areas.

Just now noticed what a cool website Level has put up:

Live Modern | Level Urban Apartments (http://www.levelokc.com)

What really caught my eye was the slick 'Districts' section. It has a nice run down of the various downtown districts with some eye catching photos, like these:

http://www.levelokc.com/sites/default/files/imagecache/district/districts/IMG_4212%20-%20Version%203_0.jpg

http://www.levelokc.com/sites/default/files/imagecache/district/districts/IMG_4261%20-%20Version%202.jpg

(and when you mouse-over each pic, you get a nice Google map graphic of that particular district).

This graphic is also quite cool:

http://www.levelokc.com/sites/all/themes/level/images/bg/downtown-overview.jpg

Nice job. Kudos to whoever designed the site.

Also...

The 'The Build' section is nice:

The Build | Level Urban Apartments (http://www.levelokc.com/build)

It has a plethora (if I may use that term) of indoor (brochure style) pics. For example:

http://www.levelokc.com/sites/default/files/imagecache/gallery-large/20_May_2012.jpg

http://www.levelokc.com/sites/default/files/imagecache/gallery-large/8_May_2012.jpg

http://www.levelokc.com/sites/default/files/imagecache/gallery-large/April_Level_21.jpg

I'm hearing from a reliable source that Level has a letter of intent with a sushi place for the restaurant space directly west of Native Roots.

Should be an official announcement soon.


Viva la Deep Deuce!

DD could use a breakfast diner of some sort. IHOP is a good jog into Bricktown.

DD could use a breakfast diner of some sort. IHOP is a good jog into Bricktown.

Agreed.

Unlikely to be diner-style, but I'm sure the restaurant at Aloft will offer breakfast, and the coffee shop will be another morning option.

Good to hear. There sure are a lot of sushi places in the area - In the Raw, Go Go, Park Harvey, Pachinko... I wish it was a concept that could convert into a popular spot at night. There area needs more entertainment options separate from Bricktown... But if it is done well then I hope it succeeds.

Is this restaurant space all the remains to be finished on this project? Is everything else finished, cleaned up, and such?

Is this restaurant space all the remains to be finished on this project? Is everything else finished, cleaned up, and such?

I believe so. Sure looked that way to me last week.

Unlikely to be diner-style, but I'm sure the restaurant at Aloft will offer breakfast, and the coffee shop will be another morning option.

I'd still like to see an actual diner style breakfast joint in DD. Sit down, have some flap jacks, eggs, and bacon. Read the paper and look out the window. In and out in 25 minutes. Fancy and upscale is good, but you also need fast and gritty (not to be confused with grits, although those are welcome too) in an urban environment.

I'd still like to see an actual diner style breakfast joint in DD. Sit down, have some flap jacks, eggs, and bacon. Read the paper and look out the window. In and out in 25 minutes. Fancy and upscale is good, but you also need fast and gritty (not to be confused with grits, although those are welcome too) in an urban environment.

Waffle House?

Waffle House?

Preferably something local. I see small local diners in many urban neighborhoods that I visit.

Preferably something local. I see small local diners in many urban neighborhoods that I visit.

Perhaps something like Syrup that just opened in Norman?

Preferably something local. I see small local diners in many urban neighborhoods that I visit.

Well, Waffle Champion is opening in Midtown...

Well, Waffle Champion is opening in Midtown...

If I live in DD and work in the CBD I am not walking, driving, or taking the streetcar to Midtown to eat breakfast before work. A true neighborhood can function separately and independently to other neighborhoods. That's not to say they don't need the surrounding neighborhoods because they do, but you should be able to take care of the basics in your neighborhood.

I know Old School Bagels was interested in Deep Deuce and while that's a different sort of breakfast it would be great to have it there. I do think they'll end up somewhere downtown, in Deep Deuce or Midtown though. I've lobbied everyone I know to lobby for a breakfast place in Deep Deuce. You can wait an hour for breakfast or lunch at some of the best breakfast places in Chicago.

Too bad Beverly's ownership is more interested in NWOKC strip malls and hosting the Open Carry night special, or else they would be an awesome local diner that could "restore" a downtown location... it's amazing how far downhill Beverly's has gone since they sold their last authentic location off. The strip mall is completely devoid of character, which is amazing for Beverly's.

http://farm9.staticflickr.com/8147/7469167464_005a323fe5_z.jpg

http://farm9.staticflickr.com/8364/8321320501_e7990d9cb2_c.jpg

http://farm8.staticflickr.com/7276/7469178712_eeda5e301c_c.jpg

http://farm9.staticflickr.com/8073/8321322937_3221cfd474_c.jpg

http://farm9.staticflickr.com/8361/8321324163_0ed5b70207_c.jpg

Holy crap man.... Soho those are amazing. I'm stunned.

http://farm9.staticflickr.com/8359/8321326505_1df0c36f79_c.jpg

http://farm9.staticflickr.com/8211/8322394584_02ef40f9bc_z.jpg

http://farm9.staticflickr.com/8356/8322399138_911c76c0ef_z.jpg