i thought this got pushed to a feb/march start ... i will see if i can find where i read that

Planned -> Announced -> On Hold -> Dead

Being that it was originally announced almost a year ago, and was supposed to break ground this past Summer, its safe to say its at the On Hold stage, which will lead to being DEAD...

After he presented the plans to the planning commission, I think he said he HOPED to break ground in Fall. Either way, it's behind schedule.

I'm not sure the previous model applies in this day and age of Alliance TIF deals, which Bradshaw got a good one.

Big news!

Building permit issued today for this project: $11.7 million, 4-stories, 130,772 square feet.

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

http://www.okctalk.com/images/pete/deepdeuce4.jpg

great news .. thanks pete

I believe this still needs to go through the Downtown Design Review Committee and I haven't seen it submitted as of yet.

[QUOTE=Pete;524849]Big news!

Building permit issued today for this project: $11.7 million, 4-stories, 130,772 square feet.

Originally, the project cost was quoted at $16 million, so did they downgrade? Or will they apply for another permit for the remaining?

[QUOTE=Pete;524849]Big news!

Building permit issued today for this project: $11.7 million, 4-stories, 130,772 square feet.

Originally, the project cost was quoted at $16 million, so did they downgrade? Or will they apply for another permit for the remaining?

the permit is just for the building .. and not for the inside buildout

4 stories PLUS parking? Or now 4 stories total?

4 stories PLUS parking? Or now 4 stories total?

I believe 4 + parking, just like the rendering above.

Glad to see this moving forward. I was worried it fell off the deep end since it has been so quiet!

Street View (http://maps.google.com/maps?hl=en&ll=35.471916,-97.510464&spn=0.005312,0.010568&t=h&z=17&layer=c&cbll=35.471805,-97.510459&panoid=_3E3HO_qZRpFOlVV1pTE-Q&cbp=12,221.24,,0,-5.76)

I had a feeling they might be waiting until LEVEL wrapped up.

I wonder if this project is Maywood Hall revisited?

I wonder if this project is Maywood Hall revisited?

nope different project

Does anyone know when ground-breaking will happen for this project?

I wonder if this project is Maywood Hall revisited?

I get what you're suggesting. I am confident this one will come to fruition for a few reasons, first being that Bradshaw is in much better position now, second being the TIF deal which was instrumental, the third being that the market is evolving and for-lease has gotten well-established I would say. Besides, this has a building permit, and I think Maywood Hall was more "affordable" for-sale?

I moved a bunch of posts to the General Urban Development thread.

Please stick to discussing Maywood Apartments. Thanks.

I had previously noted the application for a building permit for this project.

They have now also filed with the Downtown Urban Design Committee for plan approval on 5/17.

If all goes well, they should be breaking ground very soon.

I had previously noted the application for a building permit for this project.

They have now also filed with the Downtown Urban Design Committee for plan approval on 5/17.

If all goes well, they should be breaking ground very soon.
Sooo, a couple of months?

Potentially the end of May even.

They've already filed their building permit so it all depends on the design review.

Often, they are given feedback after the first submission and have to come back at least once, and the committee only meets once a month.

This project is now called The Maywood and will go before the Downtown Design Review Committee next week.

139 apartments, 213 parking spaces on the first two levels, pool on the 3rd level, 2 rooftop courtyards, exercise room, media room and business center. No retail or other services.

http://www.okctalk.com/images/wikiphotos/maywoodapartments2.jpg

http://www.okctalk.com/images/wikiphotos/maywoodapartments3.jpg

http://www.okctalk.com/images/wikiphotos/maywoodapartments4.jpg

http://www.okctalk.com/images/wikiphotos/maywoodapartments5.jpg

http://www.okctalk.com/images/wikiphotos/maywoodapartments6.jpg

http://www.okctalk.com/images/wikiphotos/maywoodapartments7.jpg

Disappointed at the lack of retail or office space. However it's still a win, as it continues to add to the downtown headcount.

Great project... Obviously with all these people some retail would be nice, but still a nice addition. Whoever steps up to the plate and builds in this area with retail should reap the benefits.

Remember Bradshaw is planning to build a twin to this complex just to the east and that may include some retail ala Level.

Blue are completed projects and yellow are under construction or proposed.

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

I'll be honest though, while this density is great and the apartments will be high quality I'm sure, that is an extremely plain facade. It reminds me of a lot of the 70s and 80s-era infill that plagues Calgary's Beltline area (the swath of new skyscrapers south of the CBD), a lot of which is getting torn down for shinier development.

Level I think has lasting architecture. I have my questions about this one, but I still don't consider it an offensive development.

As far as retail goes, I bet the Flatiron building by AHMM north of this eventually ends up getting built on the site of the gas station.

I wonder how much longer Grant Humphreys is wanting to sit out Deep Deuce development, considering he still lives in Block 42. I wonder how many condos there are still left for sale in Block 42?

I also noticed @ The Hill, that they only have 3 townhomes left, hopefully we can see them start on phase II this Fall.

I don't believe Grant lives in Block 42 anymore, not that it is especially relevant.

I don't believe Grant lives in Block 42 anymore, not that it is especially relevant.

No, but his father does.

Level I think has lasting architecture. I have my questions about this one, but I still don't consider it an offensive development.

Spartan, maybe I'm missing something but I don't see a huge difference between the two projects.

In the long run, they're just rental apartments. The architecture may outlast the materials. I don't consider any of them offensive, nor do I consider any of them something out of the ordinary. None of them will look great in 20 years, I suspect. Luckily, I won't care that much by then.

In the long run, they're just rental apartments. The architecture may outlast the materials. I don't consider any of them offensive, nor do I consider any of them something out of the ordinary. None of them will look great in 20 years, I suspect. Luckily, I won't care that much by then.

So you're planning to be senile in 20 years, betts? LOL

That's one possibility. But I hope I'm more likely to be living across from our Central Park or wherever I can get two or more of my children together.

Review panel OKs Deep Deuce apartment project
By Brianna Bailey
Journal Record
Oklahoma City reporter - Contact 405-278-2847
Posted: 04:00 PM Thursday, May 17, 2012

OKLAHOMA CITY – Developer Ron Bradshaw is gearing up to break ground on a 139-unit apartment complex in Deep Deuce.

The project cleared the Oklahoma City Downtown Design Review Committee on Thursday. City staff had recommended that the design committee withhold approval for the development on the grounds that it lacked retail space on the ground floor or other street-level amenities to make the neighborhood more pedestrian-friendly.

“It doesn’t engage pedestrians or encourage any outdoor activity,” Scottye Montgomery, a city planner, told the committee.

Situated on 1.1 acres at NE Fourth Street and N. Oklahoma Avenue, the site where the apartments are to be built does not have enough room to allow for a 213-space parking garage that is part of the plans, as well as storefronts, Bradshaw said.

“The market conditions downtown are that you have got to be able to provide parking and it’s got to be secure,” Bradshaw said. “This is where design and economics start battling one another.”

Additional landscaping has been added to the street level of the project to make it more inviting to pedestrians, he said.

The design review committee voted unanimously to approve the project, against the city staff’s recommendation.

“I think this is an outstanding project and this is a tough site,” Chuck Ainsworth, design review committee member, said.

Bradshaw plans to finalize financing for the project with the U.S. Department of Housing and Urban Development by the end of the month and break ground on the project on June 1, he said Thursday.

The developer unveiled plans for the four-story apartment complex in February 2011 and had planned to begin construction in spring or summer 2011. However, firming up HUD financing for the project proved to take longer than expected.

Financing for the project will be aided by a federal program through the Department of Housing and Urban Development that provides mortgage insurance for the development of moderately priced multifamily housing.

I must say I was surprised at city staff's objection, but I agree with them. This isn't a tough site. It's fourth street, which seamlessly runs from the Health Sciences Center to SoSA. The YMCA is just down the street. Walking from these apartments to Auto Alley and Ninth Street is logical. It should encourage pedestrian activity. The size available for development is identical to the Maywood Lofts, which has streetside retail sites. Why is this different from 2nd St, where both LEVEL and ALoft will have streetside retail/restaurant sites? I suppose digging a below ground parking garage threatens the bottom line.

Situated on 1.1 acres at NE Fourth Street and N. Oklahoma Avenue, the site where the apartments are to be built does not have enough room to allow for a 213-space parking garage that is part of the plans, as well as storefronts, Bradshaw said.
Well, not if they were all separate buildings, but if the storefronts are incorporated into the first floor of the apartments and/or the parking garage....or as betts suggested, could maximize the space even farther by doing below ground parking/1st floor retail/the apts above.

I must say I was surprised at city staff's objection, but I agree with them. This isn't a tough site. It's fourth street, which seamlessly runs from the Health Sciences Center to SoSA. The YMCA is just down the street. Walking from these apartments to Auto Alley and Ninth Street is logical. It should encourage pedestrian activity. The size available for development is identical to the Maywood Lofts, which has streetside retail sites. Why is this different from 2nd St, where both LEVEL and ALoft will have streetside retail/restaurant sites? I suppose digging a below ground parking garage threatens the bottom line.

I agree. I thought Ainsworth's comment was rather superfluous. I can't fathom what makes this a "tough site."

I would be blasting at a government official without any basis other than the reputation most have when I say, "Maybe it's a "tough site" because it would be tough to overlook the pressure (financial or otherwise) from the developer to hold them up to standards."

Well, I do think sometimes we need to see these things from the perspective of the Brownstone owners. These are people who, depending on how soon their bought their brownstones, were told that their home would be surrounded by upscale condos and new development. Instead, those same developers are now cutting corners on lower income housing. The problem isn't the income levels (which are still quite good) at Level or this project, but the problem is the cutting corners and arguably substandard urban design particularly in this one. Yes, it's a good project with the fundamentals, but it just doesn't go much further than that unfortunately.

Switch and bait must be particularly frustrating when its orchestrated by the developers you placed your trust over future land values in, but again, the real problem is the cutting corners. The little things that don't really shave that much off of the developer's bottom line but will foster long-term antipathy from those people who are now residents.

Yes, we were told all 4 blocks in Maywood Park would be brownstones when we bought ours. That might actually be a bit monotonous, but I would like to see something built to somewhat higher standards, something built to last, not just for a quick profit. But I'm hopeful that more people will at least bring in more amenities, even if it also brings more trash.

Looks like this project is getting ready to start...

Bradshaw & Co. just obtained a building permit for a construction staging area just on the west side of the RR tracks on 4th.

Great news. Another project to watch as Level wraps up. Let's keep this momentum going!

Sweet! Its funny to think that 10 years ago that whole part of Deep Deuce was concrete parking lots and a random gas pump.

Gonna be one helluva view for those units facing north and west!
http://farm8.staticflickr.com/7268/7653847512_a4b81b3af2_b.jpg

Nice!

Definitely better views than Level, which should help this project.

OKCisOK4me, can you get that view again once the glass cladding is up on the back of Braniff and this Maywood project breaks ground? Ideally then, you'd also see the Braniff from that angle to break up the beige monotony of Downtown OKC, and instead of dead beige grass you'd have a construction zone in the foreground. That will be a money shot.

I wish there was a tall building across Walnut that could enjoy such an amazing view once this Maywood project, Braniff, SR Amenities Bldg and new SR tower are finished. That's the kind of view that sells condos on its own.

Maywood is to be what? 3 stories? I'm afraid by the time it's built up, that this shot of downtown will be afforded only to those that have a balcony view.

OKCisOK4me, can you get that view again once the glass cladding is up on the back of Braniff and this Maywood project breaks ground? Ideally then, you'd also see the Braniff from that angle to break up the beige monotony of Downtown OKC, and instead of dead beige grass you'd have a construction zone in the foreground. That will be a money shot.

I wish there was a tall building across Walnut that could enjoy such an amazing view once this Maywood project, Braniff, SR Amenities Bldg and new SR tower are finished. That's the kind of view that sells condos on its own.

Don't forget the Sandridge Amenities Building that will be very modern and be very visible from this angle. That will also make this view even more spectacular.

Permit today for a construction trailer for this project.

Should see some action there soon.

I still have yet to see any work Jack C Irwin has done. At least with the Edge/Level we have seen better coverage of the projects and more detailed plans...

Any official renderings from the architect on this project? Site Plans? Website? Etc? I still have yet to see any work Jack C Irwin has done, moreover all we have to go with are the conceptual drawings provided by DOK...At least with the Edge/Level we have seen better coverage of the projects and more detailed plans...

Click on the article tab above for lots of renderings and site plans.

It is a nice looking project. Transitional design with just the right amount of stone accents. Should be a nice addition.

They were out putting crushed rock on the site today. There's definitely been a lot of activity recently, but no heavy equipment. It would be nice if we got some rain so I didn't have to deal with a lot of dust when they start the foundations, but that's probably too much to ask of our weather.

And his is just phase 1, hopefully these fill up quickley and they can move forward with phase 2. If thsese along with Level, the Bricktown development and the hotels going up or planned are all successful ythe demand for retail will be at an all time high and I bet a full grocery would soon follow.

Dirt moving was going on today!!!! In some ways the most exciting part of a project-that it is getting started. In other ways the most boring.

And his is just phase 1, hopefully these fill up quickley and they can move forward with phase 2. If thsese along with Level, the Bricktown development and the hotels going up or planned are all successful ythe demand for retail will be at an all time high and I bet a full grocery would soon follow.

He's going to have to interact with the street for Phase 2..