I see an 8'x30' piece of asphalt removed from the parking lot east of the Conoco. Just north of the maywood apartments site. Does anyone know what that's about?

Probably utility work in conjunction with the construction on this project.

I see an 8'x30' piece of asphalt removed from the parking lot east of the Conoco. Just north of the maywood apartments site. Does anyone know what that's about?

Steve's probably right for the moment, but I still think this is going to happen eventually with all the adjacent rooftops going in:

Maywood Flatiron AHMM - ALLFORD HALL MONAGHAN MORRIS (http://www.ahmm.co.uk/projectDetails/79/Maywood-Flatiron)

Steve's probably right for the moment, but I still think this is going to happen eventually with all the adjacent rooftops going in:

Maywood Flatiron AHMM - ALLFORD HALL MONAGHAN MORRIS (http://www.ahmm.co.uk/projectDetails/79/Maywood-Flatiron)

It definitely would be a lot better than what is there now!

I drove passed the site on wed, everything moving a bit slow, they've got some sort of concrete wall and platform down where the garage will be, but that was pretty much it.

I drove passed the site on wed, everything moving a bit slow, they've got some sort of concrete wall and platform down where the garage will be, but that was pretty much it.

Foundation always takes the longest. Remember how long it took Aloft to really get moving? And then BAM!...all of the sudden it's topped out.

They've been putting in piers and are now doing utility work. I would guess they'll pour the floor for the parking garage soon.

Are they going to get rid of that gas station? That's the only one I ever use.

That apartment building looks very nice! Maybe I would move there near my job if it is cheap but I highly doubt it, seems like Bricktown apartments is expensive from what I saw which sucks

Yea if you want to live in more than 900 sq ft, prepare to easily drop 1500 a month on rent for newer units. Housemates/significant others can help ease the pain.

Myself, I work downtown and want to live downtown - but cannot afford the place(s) I would want to live down there. Waiting on that raise ;)

Yea if you want to live in more than 900 sq ft, prepare to easily drop 1500 a month on rent for newer units. Housemates/significant others can help ease the pain.

Myself, I work downtown and want to live downtown - but cannot afford the place(s) I would want to live down there. Waiting on that raise ;)

I do not like living with roommates because they drive me insane so I rather live alone but I did find some apartments near the State Capitol for $500 and I did not need more than 900 square feet, 600 square feet is sufficient for me but I would like to find a apartment with washer and dryer so I do not have to pay for them but it seems hard to find that have washer and dryer in downtown for cheap rent :(

I do not like living with roommates because they drive me insane so I rather live alone but I did find some apartments near the State Capitol for $500 and I did not need more than 900 square feet, 600 square feet is sufficient for me but I would like to find a apartment with washer and dryer so I do not have to pay for them but it seems hard to find that have washer and dryer in downtown for cheap rent :(

$500 near the Capitol sounds scary, no offense

$500 near the Capitol sounds scary, no offense

Why do you say that?

Why do you say that?

Because it's cheap rent in a place not known for safety.

Because it's cheap rent in a place not known for safety.

True, good point, I will look elsewhere

I didn't wanna say it, but yeah definitely do that if you haven't already.

Photo courtesy of Lazio85 showing good progress:



http://www.okctalk.com/images/pete/maywood121912.jpg

Wow, it's moving along fairly fast! How many floors in the garage?

I believe it is only two levels for the parking garage and that may only be the eastern half of the property since that is the deeper end.

31243125

It looks as if they're about ready to pour the second floor of the parking garage. Hopefully this time they'll do it during the daytime. When they poured the lower floor, I was awakened about 3:30 a.m. by an ungodly racket. I looked out my window and saw 10 concrete trucks lined up waiting for their turn. They finished about waking up time in the morning.

Doesn't OKC have a noise ordinance?

Most cities have restrictions on that type of work between 9PM and 7AM.

Pete,
As President of the Brownstone owners association, I have been around and around with the city on this. Short version - we are screwed. Builders are allowed to work 3 shifts downtown (24 hrs a day), as opposed to 2 shifts elsewhere. Level would pour concrete in the wee hours of the morning, saying they needed to to avoid the summer heat during the day. Believable excuse, but they showed no consideration for the neighbors.

As to Bett's comments, the builders of the Maywood apartments are taking it to the next level and are, in my opinion, abusing their rights. The concrete trucks showed up @~3am and began staging their trucks in our block (dropping the chutes, adding water, running the engines at high rpm's to mix the load, etc.), then moving to Bett's block to wait their turn.

BUT, the most egregious issue is traffic flow. As hard as this may be to believe, ALL construction traffic is directed to the south from the construction site down the Brownstones driveway, to 3rd Street, not to 4th as you would imagine. They then turn east till Walnut, through a residential area. Complaints filed with the city have been fruitless, even asking them to direct traffic west to Gaylord has been refused.

Part of being an "urban pioneer" is living with the growth pains and I accept that. But the self inflicted wounds of the city and builders can lead to fewer people willing to move here, as construction will continue for several years.

I have tried to keep this brief, but an even larger long term issue is the damage being done to the infrastructure of the area. Why the city condones, and as I am lead to believe, requests, hundreds of overweight vehicles to traverse a relatively new asphalt street defies logic.

I would think that the downtown exemption for the noise ordinance is being too loosely applied when it includes Deep Deuce, a neighborhood that is largely residential.

What you describe is exactly the sort of thing noise ordinances are supposed to prohibit. This is way worse than someone running a lawmower at 6AM on a residential street, and things like that are prohibited.

I could see the 24-hour exception for the CBD but not Deep Deuce or any area where there are a good deal of full-time residents.

I have called the city during some of these shenanigans, only to be told "we will send an officer by, but the builders are within their rights".

What we need, are more voices.

Wow that is terrible - I guess the 2nd street lofts are just far enough away to where the noise doesn't bother me (and my place is on the north side of the building too). I'm sorry you guys are getting such terrible treatment from the city. They need to shape up and realize that residents like Brownstone owners are the reason this development is taking place at all!

I am extremely annoyed as well by their treatment of the brand new street. That streetscape won't hold up very long, and I hope they have a plan to pay for repairs. I'm also amazed by the poor condition of the Brownstones exterior wall coming from the west.

Bradshaw doesn't seem to be as great of a developer for Deep Deuce as we thought.

Ron Bradshaw says that he tried to reroute the trucks, but the city insisted they not use 4th St. I have no reason to doubt him on this.

I've complained about those west walls, but since they're planning to start building again on the south, and since the last Brownstone on the north plus the lot adjacent to it reportedly has a contract, I don't think it will be long before the styrofoam wall is no longer visible. It's not a quality issue, as that was never intended to be anything but an interior wall.

Pete,
As President of the Brownstone owners association, I have been around and around with the city on this. Short version - we are screwed. Builders are allowed to work 3 shifts downtown (24 hrs a day), as opposed to 2 shifts elsewhere. Level would pour concrete in the wee hours of the morning, saying they needed to to avoid the summer heat during the day. Believable excuse, but they showed no consideration for the neighbors.

As to Bett's comments, the builders of the Maywood apartments are taking it to the next level and are, in my opinion, abusing their rights. The concrete trucks showed up @~3am and began staging their trucks in our block (dropping the chutes, adding water, running the engines at high rpm's to mix the load, etc.), then moving to Bett's block to wait their turn.

BUT, the most egregious issue is traffic flow. As hard as this may be to believe, ALL construction traffic is directed to the south from the construction site down the Brownstones driveway, to 3rd Street, not to 4th as you would imagine. They then turn east till Walnut, through a residential area. Complaints filed with the city have been fruitless, even asking them to direct traffic west to Gaylord has been refused.

Part of being an "urban pioneer" is living with the growth pains and I accept that. But the self inflicted wounds of the city and builders can lead to fewer people willing to move here, as construction will continue for several years.

I have tried to keep this brief, but an even larger long term issue is the damage being done to the infrastructure of the area. Why the city condones, and as I am lead to believe, requests, hundreds of overweight vehicles to traverse a relatively new asphalt street defies logic.

Betts, Soho, call me Monday morning at 475-3230 or email me over the weekend at slackmeyer@oklahoman.com. You'd be amazed at how things can change when the "screwing" ends up being put under the spotlight...

Yes, this has the makings of a good article to bring out some the issues that arise when you actually have people living downtown -- which is relatively new for OKC.

I am extremely annoyed as well by their treatment of the brand new street. That streetscape won't hold up very long, and I hope they have a plan to pay for repairs. I'm also amazed by the poor condition of the Brownstones exterior wall coming from the west.

Bradshaw doesn't seem to be as great of a developer for Deep Deuce as we thought.

I believe Ron's intentions are good, as he has always been straight forward and honest with me. He is an honorable man who has remained committed to the area after some tough times.

At some point he hands off to the builder who doesn't have deep roots here and wants the most expeditious timing, regardless of collateral damage with the neighborhood. This problem seems to be of the city's making and they, so far, have ignored citizen input.

Come Monday, we will have Steve on the job!

I agree Sid. I totally understand that this is different from suburban living in terms of noise. Although, I still think that concrete can be poured during the daytime if it's going to make the kind of noise it clearly did. And, as I said, I don't have any issues with Ron Bradshaw since, as soon as I let him know that the trucks were going down 3rd St., making noise at all hours and making a huge mess in terms of dirt and mud, he tried to get them to reroute down 4th St. If what he told me is true, it was the city who has made this more difficult for the residents, not the developer. And, I'm horrified at any thought of more surface parking in Deep Deuce as well. I think the city needs to think of residents as well as traffic, since I'm guessing they were worried about whether the trucks would affect egress into the CBD during morning and evening "rush hours". Again, perhaps their desire for ease of traffic flow trumps the issues of the residents of this city. I will be very happy, if the day ever come, to see the city put pedestrian and resident issues above those of automobile drivers.

One of the realities, yes realities, of living in a growing part of an urban environment is the fact that it gets loud.

Sure, not 3am loud, but I don't want developers and builders to walk away thinking downtown is a difficult crowd to deal with. Not suggesting anyone here has been difficult. But you all know how assumptions will be made if an article comes out.

Since those that have concerns are also extremely supportive of the growth, I hope that comes out.

My concern is wider than just this issue. I heard someone from the 2nd Ave Lofts recently say they wished there was more surface parking in Deep Deuce.

I'm afraid with a lot of people moving into downtown for the first time, they will bring with themselves a notion of what life should be like for them. There are tons of benefits to living downtown but there are, quite irrevocably, drawbacks.

An increase in general noise, especially construction noise.

I hope the developers, the builders, and the property owners come to a nice compromise that promotes the prosperity of all those involved.

For those of you suffering, please know I'm not wishing you had done or said nothing. Quite the opposite. I hope you find relief soon.

Swing and a miss! You have completely missed the point here.

While I sincerely believe you wouldn't feel the same about noise had your family been kept up most of the night, several nights, that is not the larger issue.

My biggest beef, and one I will not be silenced on, is the damage being done to our streets and infrastructure. Even a layman can see the broken concrete, the sagging asphalt (tomorrows potholes), the trees that were hit during construction that will die a slow death over the next few years, etc. What do we do in five years when the development has moved on and we are left with bad streets and broken side walks. Think anyone will stand up and repair them then?

We are stewards of this area now and owe it to future generations to do our best to encourage responsible development, and not turn a blind eye to bad management.

I was afraid to offer up the perspective not because I thought it incorrect, but because I wouldn't articulate it properly. I might have missed, indeed.

Nothing you said, do I disagree with. Not one word. I wanted to get that across in my OP, but I failed.

I didn't mean to come across so strong. The little woman and I just got back from brunch at 324 and may have had too much caffeine. While walking home, we passed the construction entrance and were surprised at how much damage has already taken place.

I am going out to get some pictures along 3rd St. now, if you are out and about we can visit.

http://farm9.staticflickr.com/8046/8351072762_0e24e181a6_c.jpg


http://farm9.staticflickr.com/8221/8350009337_a977c5b454_c.jpg


http://farm9.staticflickr.com/8086/8351078090_afe0775d92_c.jpg

Sid, I tend to agree with you to an extent. This particular issue reminds me of the quiet zone obsession. I've lived downtown within a block of the tracks for nearly 8 years. The first month or two the train sound coming through my window or down my chimney kept me up and had me shaking my fist angrily; now I actually find it a bit comforting, if it even registers with me at all. Same with the dramatic uptick in siren noise when moving downtown.

Like you, I certainly don't mean excessive 3 AM noise. That's ridiculous, if avoidable.

But I share your concern that, in the future, people new to downtown living might overreact before adjusting to their new normal. Most of us have heard stories of residents in other cities moving into a long-established entertainment district and then protesting sounds coming from neighboring bars. As you say, this could have a chilling effect on business if taken to an extreme.

Personally, I have grown to really like the sounds of the urban environment. Having spent a number of nights in places like Midtown Manhattan or within a block of North Station in Boston have shown me that comparably the noises in downtown OKC are pretty tame, anyway.

That said, sounds like some of this noise truly HAS been excessive. Good luck to everyone affected, and I hope they find a solution.

I just don't believe that kind of damage to the streetscape is excusable.

And why should it be fixed easily? As if making any progress or improvement downtown is ever easy???

Sid, I tend to agree with you to an extent. This particular issue reminds me of the quiet zone obsession. I've lived downtown within a block of the tracks for nearly 8 years. The first month or two the train sound coming through my window or down my chimney kept me up and had me shaking my fist angrily; now I actually find it a bit comforting, if it even registers with me at all. Same with the dramatic uptick in siren noise when moving downtown.

Like you, I certainly don't mean excessive 3 AM noise. That's ridiculous, if avoidable.

But I share your concern that, in the future, people new to downtown living might overreact before adjusting to their new normal. Most of us have heard stories of residents in other cities moving into a long-established entertainment district and then protesting sounds coming from neighboring bars. As you say, this could have a chilling effect on business if taken to an extreme.

Personally, I have grown to really like the sounds of the urban environment. Having spent a number of nights in places like Midtown Manhattan or within a block of North Station in Boston have shown me that comparably the noises in downtown OKC are pretty tame, anyway.

That said, sounds like some of this noise truly HAS been excessive. Good luck to everyone affected, and I hope they find a solution.

Well said, we have been down here for about half as long as you and normal urban sounds are not the issue. The only time we notice the trains is when our Grandkids visit. They perk up and run outside to watch for the first few days and then, over time seem to not notice them either.

The reason for posting the last set of photos was not to question whether the builders will repair the affected concrete. The point is, that if we can see this much damage to concrete in such a short time, what long term damage is being done to the asphalt streets and decorated intersections, etc. Every load that contributed to breaking the concrete got there by driving on 3rd St.

http://farm9.staticflickr.com/8086/8351078090_afe0775d92_c.jpg
Future pothole in the 100 block of 3rd

http://farm9.staticflickr.com/8078/8351073720_dba7eaf236_c.jpg
Must have been hit by large truck

A recent pic from Vast

http://sphotos-b.xx.fbcdn.net/hphotos-ash3/820800_401248449967672_590365608_o.jpg?dl=1 (http://www.facebook.com/photo.php?fbid=401248449967672&set=a.326434214115763.75029.259744237451428)


I notice that the Maywood concrete foundation appears to be complete. Compare with Lazio's pic from mid December:

http://www.okctalk.com/images/pete/maywood121912.jpg

So, perhaps not a huge difference, visually anyway. But if the foundation is set, then perhaps the building will start to shoot up in the next few weeks.

A recent pic from Vast

http://sphotos-b.xx.fbcdn.net/hphotos-ash3/820800_401248449967672_590365608_o.jpg?dl=1 (http://www.facebook.com/photo.php?fbid=401248449967672&set=a.326434214115763.75029.259744237451428)

The more and more i see pics of Braniff... the more and more this is becoming my favorite building in downtown...

The more and more i see pics of Braniff... the more and more this is becoming my favorite building in downtown...

It's definitely different. And interesting. They've created a new unique building for downtown OKC, for sure. The bi-polar building. :)

A recent pic from Vast


I notice that the Maywood concrete foundation appears to be complete. Compare with Lazio's pic from mid December:


So, perhaps not a huge difference, visually anyway. But if the foundation is set, then perhaps the building will start to shoot up in the next few weeks.

the first (underground) level of parking is done and they are moving to the second .. it is now well above ground on the west end and just a little above on the east end

the first (underground) level of parking is done and they are moving to the second .. it is now well above ground on the west end and just a little above on the east end

Second confirmation here. I drove by the development yesterday. It is well ahead of the pics posted above.

They are working Sundays, holidays and some evenings so I would expect it to go up quickly.

They have their own little crane now...
http://farm9.staticflickr.com/8392/8487273704_137d407b89_z.jpg

Nice

I tried to find whether or not it was discussed earlier in this thread but was unsuccessful: Do we know how much these are going to rent for?

I don't think they've started to market the apartments yet but I would expect them to be priced very similarly to Level.

My guess would be $900 and up.

http://farm9.staticflickr.com/8377/8515179748_625c7df08b_b.jpg (http://www.flickr.com/photos/77483833@N04/8515179748/)
Deep Deuce (http://www.flickr.com/photos/77483833@N04/8515179748/) by lazio85 (http://www.flickr.com/people/77483833@N04/), on Flickr

What a great picture! Thanks Lazio!

Looking at the Brownstones lots, are there plans to extend the brownstones on the north side of 3rd west to the Artspace building and east to Walnut?

Looking at that picture really drives home how much empty land is available downtown. Even with all the new construction there's still a ways to go.

Looking at that picture really drives home how much empty land is available downtown. Even with all the new construction there's still a ways to go.

Yes, but look how fast Deep Deuce is quickly becoming 100% urban neighborhood. Show me this picture a few years ago and say this is what will happen in the next few years and I would have thought you were joking.

What a great picture! Thanks Lazio!

Looking at the Brownstones lots, are there plans to extend the brownstones on the north side of 3rd west to the Artspace building and east to Walnut?

Supposedly, yes. Although I would guess they may also be planning to build units on the ends that are similar to the ones planned for the west side of 3rd St., on the north and south. Those have garages on two sides, so have to be on both an alley and a side street. Then perhaps Brownstones will go in the middle. Since most of the Brownstones are now occupied and we've had a fair number of recent sales, that might be an indication that the market is now ready for more Brownstones.

Supposedly, yes. Although I would guess they may also be planning to build units on the ends that are similar to the ones planned for the west side of 3rd St., on the north and south. Those have garages on two sides, so have to be on both an alley and a side street. Then perhaps Brownstones will go in the middle. Since most of the Brownstones are now occupied and we've had a fair number of recent sales, that might be an indication that the market is now ready for more Brownstones.

That's encouraging. I like the Brownstones and think if they filled in the gaps, that would really be a lovely street.

What could go in the large grassy areas behind the Brownstones? Seems like an odd spot to put anything.

What could go in the large grassy areas behind the Brownstones? Seems like an odd spot to put anything.
Depending on which side your talking about, the south side "Level West" and I believe there are more Brownstones going behind the on the north

What could go in the large grassy areas behind the Brownstones? Seems like an odd spot to put anything.

You mean where the 3 or 4 construction trailers are in the photo? I thought someone was looking for a way to develop that by using the alley as an entry point.

Looking at the latest photos shows how quickly we are closing the gap between the developed downtown area and the medical complex. If you consider everything from St. Anthony's over to the OU med center, through Bricktown and on down to the river, and then back to Film Row, there is a huge amount of infill that is going to connect and create a quite large urban area. Seeing the picture from that angle and height really illustrates how fast it can happen.

It is too bad there is nearly 1,000 feet of unbuildable interstate right-of-way and no existing walkable urbanism east of I-235.

Yes, but look how fast Deep Deuce is quickly becoming 100% urban neighborhood. Show me this picture a few years ago and say this is what will happen in the next few years and I would have thought you were joking.

True, and I'm quite impressed with how much has come about in the last 5 years or so. But we've still got a lot of catching up to do. I think growth will only accelerate at this point, which is good, but there's so much more to get done. I think we're still 5-10 years out from having these areas start to connect. Midtown, Automobile Alley, Deep Deuce, Bricktown, the medical center, all of them are still separated from one another by large empty plots of land. Ideally we'd have one continuous streetwall of 3-4 story buildings. I like what I am seeing now but it's just going to take a long time.