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.

seems like this project is moving much faster than the other ones. they are wasting no time whatsoever! Wish all of them hustled like this!

seems like this project is moving much faster than the other ones. they are wasting no time whatsoever! Wish all of them hustled like this!

Seriously? You haven't followed this project close enough. It was originally announced in Feb 2011 and was supposed to start that Summer, it's long overdue my friend...

seems like this project is moving much faster than the other ones. they are wasting no time whatsoever! Wish all of them hustled like this!


The project that really came together fast is 123 NW 8th street.

I felt like LEVEL came together quickly, but that's off the top of my head.

Drove by this morning on my way to work. A lot of activity, excavator on site moving dirt, surveyors measuring distances from sidewalk, and gravel rock was added to site. Finally, we can officially say this project has started.

Awesome news.

I think everyone is always a little wary about a project until you actually see construction start.



I really like the project pipeline we have now, always with plenty of construction at various stages and with plenty of new things lining up behind.

With Level wrapping up and Aloft moving along, I bet we will hear more about the McCown project just north of the Maywood Lofts and it seems like the big East Bricktown project is continuing to move forward.

Before long, there is going to be a lot of life in that relatively small patch of the central core.

What is the McCown project north of the Maywood Lofts?

What is the McCown project north of the Maywood Lofts?

Only rumored at this point but the word is he's going to develop that vacant lot into more apartments.

Sounds like Level is already at capacity and it's not even complete, so let's hope he moves onto this new project pretty quickly.

I can't wait to see what DD will look like in just a few years! I imagine we'll see a few more projects announced pretty soon. (I'm not an insider, just speculating -- don't get your hopes up based on what I say!)

I can't wait to see what DD will look like in just a few years! I imagine we'll see a few more projects announced pretty soon. (I'm not an insider, just speculating -- don't get your hopes up based on what I say!)

Every nice rental project is at capacity immediately, and now the for sale properties are starting to sell. The market seems to be screaming for more housing in this area. It should happen.

Every nice rental project is at capacity immediately, and now the for sale properties are starting to sell. The market seems to be screaming for more housing in this area. It should happen.

I agree. I hope for some more height though, as available land is starting to be in shorter supply. Maybe an 8 or 9 story residential with ground floor retail.

Only rumored at this point but the word is he's going to develop that vacant lot into more apartments.

Sounds like Level is already at capacity and it's not even complete, so let's hope he moves onto this new project pretty quickly.

I wish he would build some for sale housing. I still think the Chicago "three flat" or "four flat" idea that Bradshaw originally planned would work well there, and it could be made more affordable than the brownstones by making it stick built with a composition or flat roof, and leave off the cast stone, copper gutters and things that make them more expensive. The Hill must have a great profit margin, as they don't even have brick on the back side, have very little in the way of wrought iron, have no cast stone (that I remember), no slate roofs and are stick built. Now that I think about it, I'm shocked that they're selling for as much or more per square foot than the brownstones. So, you could probably undercut the Hill on prices, build something fairly equivalent and be extremely competitive.

As I've said, the people who are currently renting in Deep Deuce get a little older every year. One of these days, they'll be looking to buy and they will be far more willing to live downtown than the generation ahead of them which has never lived in an urban area (in Oklahoma). It would be foresighted to start thinking about for sale housing downtown now.

I wish he would build some for sale housing. I still think the Chicago "three flat" or "four flat" idea that Bradshaw originally planned would work well there, and it could be made more affordable than the brownstones by making it stick built with a composition or flat roof, and leave off the cast stone, copper gutters and things that make them more expensive. The Hill must have a great profit margin, as they don't even have brick on the back side, have very little in the way of wrought iron, have no cast stone (that I remember), no slate roofs and are stick built. Now that I think about it, I'm shocked that they're selling for as much or more per square foot than the brownstones. So, you could probably undercut the Hill on prices, build something fairly equivalent and be extremely competitive.

As I've said, the people who are currently renting in Deep Deuce get a little older every year. One of these days, they'll be looking to buy and they will be far more willing to live downtown than the generation ahead of them which has never lived in an urban area (in Oklahoma). It would be foresighted to start thinking about for sale housing downtown now.

Yep, because as you've pointed out, by the time developers got on the rental bandwagon (which was necessary to just get heads downtown), the shift started/has started back to more demand for for sale housing.

I agree. I hope for some more height though, as available land is starting to be in shorter supply. Maybe an 8 or 9 story residential with ground floor retail.

Keep in mind everything has been 4-5 stories, and we're still faaar from keeping up with demand for downtown housing. The new housing study released this year stunned me honestly - the 2005 study showed huge demand we weren't keeping up with, and then the latest study said to think bigger than ever before - as much as 1 in 4 OKCers are interested in living downtown.

We need more units desperately.

From this afternoon.
http://farm9.staticflickr.com/8005/7701272388_02836dab78.jpg (http://www.flickr.com/photos/mattbridgesokc/7701272388/)
Maywood Apartments (http://www.flickr.com/photos/mattbridgesokc/7701272388/) by Matthew Bridges (http://www.flickr.com/people/mattbridgesokc/), on Flickr

Keep in mind everything has been 4-5 stories, and we're still faaar from keeping up with demand for downtown housing. The new housing study released this year stunned me honestly - the 2005 study showed huge demand we weren't keeping up with, and then the latest study said to think bigger than ever before - as much as 1 in 4 OKCers are interested in living downtown.

We need more units desperately.

Where did you see this study? Can you add a link?

Where did you see this study? Can you add a link?

Here you are:

http://www.okc.gov/planning/downtown/downtown%20housing%20study%20executive%20summary.p df

The full version is available also. Go to okc.gov and search 'downtown housing study' and several links will come up to recent and historical data.

Here you are:

http://www.okc.gov/planning/downtown/downtown%20housing%20study%20executive%20summary.p df

The full version is available also. Go to okc.gov and search 'downtown housing study' and several links will come up to recent and historical data.

This was poorly done, I mean look out all the outdated pics of Deep Deuce and Downtown. Then they reference that they recommend downtown housing be only be 2-3 stories, seriously? One of the worst I read...

It says it is the executive summary and there were other reports available. I just skimmed through it quickly. Not much detail or data to analyze in this one but I haven't looked at the full report.

From today:


http://www.okctalk.com/images/pete/maywood8312.jpg

Construction is definitely about to ramp up. The construction site is now enclosed by a fence and contractors were out there doing some site prep earlier today.

The dirt was really turning today, its well underway now...I bet this project is finished before Aloft, lol...

The dirt was really turning today, its well underway now...I bet this project is finished before Aloft, lol...

The funny thing is you may be right.. The Aloft building is going to last hundreds of years. Extremely high-quality construction there.

Update from this afternoon

http://farm9.staticflickr.com/8302/7762347766_f8ff1615b8.jpg (http://www.flickr.com/photos/mattbridgesokc/7762347766/)
Maywood Apartments (http://www.flickr.com/photos/mattbridgesokc/7762347766/) by Matthew Bridges (http://www.flickr.com/people/mattbridgesokc/), on Flickr
http://farm9.staticflickr.com/8438/7762348194_517b2c3ca7.jpg (http://www.flickr.com/photos/mattbridgesokc/7762348194/)
Maywood Apartments (http://www.flickr.com/photos/mattbridgesokc/7762348194/) by Matthew Bridges (http://www.flickr.com/people/mattbridgesokc/), on Flickr

Is there a permit for the second phase, or did the land between Walnut and Oklahoma on Fourth sell? There are new lot line markers (or at least I hadn't noticed them before) on the property purported to be the second set of apartments.

No, no building permit for that second phase. They haven't even submitted plans for design review yet.

And no change in ownership.

If McCown announced before Phase II of Maywood announced, and McCown builds taller (hopefully between 6 and 10 stories, especially since it's a relatively small lot), that might incite Bradshaw to go a little bit taller as well.

The real question is who's going to buy up the SE corner of Walnut and 3rd to build a grocery store? Something a la Whole Foods that functions as a dining option in addition to groceries.

There are currently 871 units built or proposed in Deep Deuce, and that includes no hotel units. Pretty safe to assume between McCown and Bradshaw that there will be >1000 units in the next 5ish years...and if that translates to 2000 mouths to feed, then you're talking about being able to sell a decent chunk of groceries.

If McCown announced before Phase II of Maywood announced, and McCown builds taller (hopefully between 6 and 10 stories, especially since it's a relatively small lot), that might incite Bradshaw to go a little bit taller as well.

The real question is who's going to buy up the SE corner of Walnut and 3rd to build a grocery store? Something a la Whole Foods that functions as a dining option in addition to groceries.

There are currently 871 units built or proposed in Deep Deuce, and that includes no hotel units. Pretty safe to assume between McCown and Bradshaw that there will be >1000 units in the next 5ish years...and if that translates to 2000 mouths to feed, then you're talking about being able to sell a decent chunk of groceries.

Any rumors/word of when Richard McKown will announce his next project?

Not to mention, it doesn't hurt to break up the fairly uniform height of the district ala the Aloft. It would be nice to see a few taller midrises poking out above the current 2-5 story structures when dreaming of a future Deep Deuce.

Speaking of "a tough site" (as was referenced earlier in this thread), McCown's actually will be for the reasons you mentioned Sid.

Whether It's McCown, Bradshaw, or someone else, and regardless of where it's at, I also think that Deep Deuce would benefit from having some sort of "beacon" or architectural piece that establishes its identity from afar. I feel like an iconic building 100 - 200ft, would do wonders for the branding of Deep Deuce and reinforce a sort of upscale feel to the entire district.

Yeah a 10-15 story apartment/condo building in Deep Deuce would tie it to Downtown heights. I am really excited about McCown's project. He puts a lot of thought into all of his developments.

An interesting article by Steve about families being attracted to downtown.

http://newsok.com/families-join-on-move-to-living-in-downtown-oklahoma-city/article/3706102

Yeah a 10-15 story apartment/condo building in Deep Deuce would tie it to Downtown heights. I am really excited about McCown's project. He puts a lot of thought into all of his developments.

I am also a fan of McKown when he isn't publicly speaking about the downtown market...but I'm not sure whether we will see the Leslie revisited (something small, low quality finish justvto squeeze in there) or something taller..

An interesting article by Steve about families being attracted to downtown.

http://newsok.com/families-join-on-move-to-living-in-downtown-oklahoma-city/article/3706102

You might notice, though, that those families bought homes. As I've said, we might end up finding that there isn't enough for sale housing downtown, when the people living in rental units get old enough to start families. That time may not be that far away.

You might notice, though, that those families bought homes. As I've said, we might end up finding that there isn't enough for sale housing downtown, when the people living in rental units get old enough to start families. That time may not be that far away.

Is it much less cost effective to build 1 unit at a time at a place like The Hill or The Brownstones? If not, then with enough foresight a couple wanting to start a family could build a unit in one of these places.

Is it much less cost effective to build 1 unit at a time at a place like The Hill or The Brownstones? If not, then with enough foresight a couple wanting to start a family could build a unit in one of these places.

It might be cheaper, if you opt out of some of the more expensive options. Some of those were preselected for us, with no way to change them without incurring more costs. But, looking at what people are paying for other town houses, such as those in Crown Heights and elsewhere, I'm not sure the Brownstones are as expensive as other options regardless. I haven't priced the Hill, although I believe the units are also a bit more expensive than the Brownstones, or at least comparable per square foot. But again, I don't think they're any pricier than some of the other comparable construction around town.

You might notice, though, that those families bought homes. As I've said, we might end up finding that there isn't enough for sale housing downtown, when the people living in rental units get old enough to start families. That time may not be that far away.

No doubt. I hope nobody articulated no more for-sale ever, obviously we want a scenario for growth...now appears to definitely be the time screaming for more condo. More of everything really, duh..

Photos from today courtesy of Sid:



http://www.okctalk.com/images/pete/4thokla1.jpg

http://www.okctalk.com/images/pete/4thokla2.jpg

I'll take some out my back window from time to time if people are interested. I have a true birds eye view of the construction, as well as the pleasure of listening to construction noise and experiencing the dust.

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Daniel White took a nice shot from this same view some months back:
http://farm9.staticflickr.com/8144/7186655081_81388ee823_b_d.jpg (http://www.flickr.com/photos/sweetdwhite/7186655081/in/photostream)

goodbye grassy lawn, hello urban apartments...

But where are all the news anchors going to stand for their promo shots now?

My favorite close up angle of the skyline.

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Daniel White took a nice shot from this same view some months back:
http://farm9.staticflickr.com/8144/7186655081_81388ee823_b_d.jpg (http://www.flickr.com/photos/sweetdwhite/7186655081/in/photostream)

goodbye grassy lawn, hello urban apartments...

Can we get this same shot in 3 months when trees are turning (maybe) and foundations have been poured...or right up until construction progress will impede the view. That will be the photo for downtown density...

We may even get a glass Braniff facade by then...

I suspect the construction fence already impedes the view.

Yesterday from Sid... Already a big hole for the parking:



http://www.okctalk.com/images/pete/maywood96121.jpg

http://www.okctalk.com/images/pete/maywood96122.jpg

Here's a birds-eye view from yesterday:



http://www.okctalk.com/images/pete/maywood91212.jpg

What's the construction fence east of the gas station for?

I believe that is just construction parking / staging for this project.

Maybe its just me but that's an awful small footprint for project of this size. I am assuming the parking will be underground, correct?

I hope the Brownstone residents aren't getting blasted by dust.

I am assuming the parking will be underground, correct?

Yes, if you look at the renderings (page 11 post #207, Courtesy Pete), there is a car entrance to the underside of the building on the north wall and I think entrance and exits on the west wall.

I hope the Brownstone residents aren't getting blasted by dust.

Not after today! I'm more worried about construction trash, but I don't think it helps to worry.

I hope the Brownstone residents aren't getting blasted by dust.

I hope the Brownstone residents aren't getting blasted by all of the rental properties being built around them.

I hope the Brownstone residents aren't getting blasted by all of the rental properties being built around them.

Deep Deuce feels much more like a neighborhood now, with the good and bad that entails. We walked over to the Deep Deuce Grill for dinner tonight with some friends, and it was hopping. When we first moved here, the only time it seemed busy was on Thunder game nights. However, when you live in an urban environment, you have a lot less control over what's around you. So, you end up with a Ruedy's garage, rental units, etc. But you also have all the benefits of diversity in your neighborhood as well. I can drop my car off at Ruedy's for an oil change and walk back over to my house while it's being done. No need to call someone to pick you up. I can pop over to a new exhibit at the Untitled Arts space anytime I want. I don't even have to keep track of their schedule, as the presence of activity over there at night usually lets me know there's a show. Unlike living in Nichols Hills, there's no guarantee of roof heights, materials used on new construction, etc. But it's never dull here.

Nice endorsement of urban living... You can't control everything, but that's the point on some level, right?

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Daniel White took a nice shot from this same view some months back:
http://farm9.staticflickr.com/8144/7186655081_81388ee823_b_d.jpg (http://www.flickr.com/photos/sweetdwhite/7186655081/in/photostream)

goodbye grassy lawn, hello urban apartments...

I think it would be neat if someone could post photos after two or so weeks so that we could see the progress from this angle!

It's a big ole hole in the ground surrounded by a construction fence right now. I've got a great view from my kitchen porch and will take photos when there's something to see.

I hope the Brownstone residents aren't getting blasted by all of the rental properties being built around them.

The number of apartment dwellers in the area should supply a steady stream of potential buyers for existing residential units as well as encourage new for-sale residential unit in other price ranges. The huge benefit of traditional neighborhood development is that people don't have to move out of their neighborhood as their income adjusts. They can just move around the corner, while keeping the same social friends and frequenting the same businesses. It builds community.

Sadly, in today's world most people's job is the common denominator in friendships. Change jobs and most people have to find a whole new set of friends. We already know that the vast majority of suburban dwellers don't even know who their neighbors are because they have almost zero interaction with them.

We already know that the vast majority of suburban dwellers don't even know who their neighbors are because they have almost zero interaction with them.

Rubbish.

Maybe that is YOUR experience. You might want to think about why.

Your credibility is damaged when you believe you have to trash other people's lifestyles to promote your own dogma. We can be totally in favor of urbanization and promote its positive qualities without holding other people's choice in contempt.

Although, having been urban and suburban, I do know more neighbors here downtown than I have in every other neighborhood.....except the one without fences. Good fences DO NOT make good neighbors. When you pull into your garage, walk into your house and spend outdoor time in your fenced in back yard, it is very isolating, and I think that's a negative thing. I'm very happy not to have a fence.

Rubbish.

Maybe that is YOUR experience. You might want to think about why.

Your credibility is damaged when you believe you have to trash other people's lifestyles to promote your own dogma. We can be totally in favor of urbanization and promote its positive qualities without holding other people's choice in contempt.

Rover - it is well researched and documented.