A video update on what's coming for the Truong-Thanh building.

NewsOK Videos | Boldly colored OKC building to get painted over (http://newsok.com/multimedia/video/4478948645001)

ISSUU - Uptown 23rd Urban Environment Framework by OU Institute for Quality Communities (http://issuu.com/ouiqc/docs/uptownfinal) See this IQC study/plan for the Uptown area. There's already a lot of people thinking about how to make NW 23rd a better place.

With regard to one-laning the west-bound traffic; the City's Public Works Dept.'s policy is when AADT for a road hits 7,000 then it's time to 4-lane it, so that may be a challenge when trying to convince engineers that one lane is sufficient.

Personally, I think the median should go. That's 8' right there that could go to the sidewalks. Also, if the lanes were narrowed to 10' (another thing that City engineers hate) that would add another 4' to play with, so 6' that could go to each sidewalk.

That is mind-boggling considering that Nelson Nygaard, prob the A-list transportation consulting firm, usually recommends 1 lane per 10,000 ADT.

A video update on what's coming for the Truong-Thanh building.

NewsOK Videos | Boldly colored OKC building to get painted over (http://newsok.com/multimedia/video/4478948645001)

Nice to see that if you are bad enough as a property owner and defer maintenance long enough, you will get free work from people cleaning up your mess. What an awesome deal!

And the after on the supermarket paint job:

Newly painted Uptown 23rd supermarket shows off new look | News OK (http://newsok.com/article/5446814)

That is still hideous.

Holy S***! Did they forget to bring a ladder??? I could have loaned them some!

I have always secretly liked that building. Please accept my apology in advance.

Uptown tweeted that it wasn't safe for the volunteers to be on ladders so I believe someone else will be doing the top section. Also, I'm pretty sure that they just primed it so far and will be painting later.

^^ I think Midwest Wrecking will be taking it from here.

^^^^^^^^^^
I'm guessing (or at least hoping) that was said mostly in jest, but either way it is a comment on the unfortunate culture we have here. People see a building that on the surface looks hideous (or in some cases simply "old") and feel like the most logical step is to scrape the lot, either to build new or (even worse) to make way for "future development". Meanwhile, what you are seeing for the most part is not the structure itself but mostly just a thin skin of crap that someone once thought was a good way to hide the fact that the building was old. Look no further than the Pizzeria Gusto building just around the corner to see what happens when you pull off a crappy veneer to reveal the real building beneath. There are many examples of this in our city. I really need to find the "before" photo of the Plenty Mercantile building so everyone could see what an unremarkable piece of **** it was before someone thought to strip paint, restore the windows and yank off a tin facade. All for less than $10,000.

A year ago you could have easily convinced most of the people in OKC that this building's neighbors - the Tower Theater and its surrounding properties - should be scraped. Ugly, abandoned, "functionally obsolete", blah blah blah...

Now the revitalization of those buildings (Tower complex) is going to be the most instrumental project in completely changing Uptown/23rd, a neighborhood already full of great (and similar) projects.

Speaking of Plenty (in Automobile Alley), that building was once the subject of a Main Street design grant from the Oklahoma Department of Commerce. This program is for blighted (or at least heavily altered/disguised) buildings in Main Street towns/districts, and mostly for buildings whose owners aren't likely (or can't afford) to hire an architect. They only address the facade of a building, but a facade change is usually the best springboard for development. A trained Main Street architect visits and studies/researches the building to determine what it originally looked like and how easily it might be restored to its original state. Often it is as simple as pulling a bad skin off of an original facade, and sometimes the facade restoration is essentially free, minus scaffolding rental and a few gallons of paint. If the building cannot easily or economically be restored to its original state, the architect gives advice on how best to paint/modify the building to mesh with the neighborhood and the remaining design elements of the building.

The Main Street program in whose boundaries the building resides is given a set number of facade grants each year, but for each design grant that is successfully redeveloped consistent with the plans, the state program awards another grant. Essentially they are unlimited, if there is a lot of town/district buy-in. Unfortunately Uptown/23rd is not a part of an official Main Street program, but I have said for years that I felt like there was a need for a similar design grant program within City government (Planning Department) or some other OKC organization (AIA?). This is EXACTLY the type of building that would be a perfect candidate, and so what if they got some free design services? It would benefit the entire district and by extension the community.

I'm so sick of seeing this come up in every thread. Tower Theater is a landmark. I moved to OKC in 2005 and even back then any time it came up in conversation was people wishing someone would rehab it. People would have thrown a hissy if anyone even talked about tearing it down.

I get that with what happened with Stage Center, Hotel Black and Motor Hotel has everyone being sensitive about tear downs but the 499 Sheridan buildings were non-descript, non-historical, old buildings. Could they have been repurposed? Sure, but to compare them to the Tower, FNC, Biltmore, Criterion etc is the reason no-one takes any of you seriously.

Where did anyone compare the supermarket to the Tower? I suppose I came the closest, but was referring more to the buildings connected to the Tower, which certainly would have had demolition support by many if someone had asked. What I think are probably the best comparisons to this supermarket building are Pizzeria Gusto and Plenty Mercantile, and I said as much. Neither building would have engendered much of a preservation fight if a demo were proposed (Plenty due to timing, Gusto due to ugliness). But...surprise...they were buildings skinned over decades by poorly-considered false fronts which revealed great little buildings when peeled off. It's possible (even likely) that Truong Thanh Supermarket is the same type of small hidden jewel. It was at one time, that is for certain. It's certainly worth investigating. A building doesn't have to be the Skirvin or the Criterion to be worth saving and rehabbing.

Here is what is likely underneath the false front. The roofline obviously doesn't exist anymore but could be easily restored. The rest of the facade is likely intact, as when you cover over something there is little incentive to remove the old facade.

http://www.retrometrookc.org/wp-content/gallery/veazey-drug-company-collection/Veazey%20Drug%20Co.%20No.%207,%202400%20N%20Walker ,%20c.%201940s.jpg

You can't say that if that were restored to that condition it would not greatly enhance the area.

Ok sorry - misread what you wrote. Thought you were referring to the Tower and not surrounding area.

lulz

Had brunch today at g park and saw Bubbas is closed. Maybe a wing place going in was rumor?

I haven't heard any rumors. But not surprised to hear about bubbas. Despite my living super close to the bungalows. I only regularly visit GP.

Can't really see a wing place working there. Successful chains like wing-stops secure locations with cheap rent and easy access to takeout. I guess the big 2 wing chains have got me brainwashed to only crave wings during sports...

Can't really see a wing place working there. Successful chains like wing-stops secure locations with cheap rent and easy access to takeout. I guess the big 2 wing chains have got me brainwashed to only crave wings during sports...

Expand your ideas about Wings places. They don't have to be chains. And they can be awesome and local:
Hot Mama's Wings | Wings and More (http://hotmamaswings.com/)

Brianna's update of the situation with the Milk Bottle building.

http://www.oklahoman.com/article/5467237?embargo_redirect=yes


After less than a year, the boutique Prairie Gothic has closed its doors at Oklahoma City's historic milk bottle grocery building.

Building owner Elise Kilpatrick confirmed the Prairie Gothic moved out earlier this month after opening the shop in May.

The roughly 300-square-foot triangular building won't be vacant for long, however.

It was only empty for about a week before Kilpatrick was able to find a new tenant. This time, the historic grocery store building will be used as office space for a local landscape architect.

That's a better tenant fit. That building is better for appointment visitations rather than casual, and isolated, retail shopping.

BTW, "less than a year" is extremely generous.

Prairie Gothic opened at the end of July... Only made it about 4 months and closed in the best shopping time of the year.

Just demonstrates how bad that spot is for retail and glad it will now have a more viable tenant.

C'mon dude it's 150sf with 2 street parking spaces on one of the most detestable intersections in the area. ��

What is this Prairie Gothic you speak of? Do proprietors believe that advertising is important to their success these days? Never even heard of it.

regarding the Tower Theatre, interesting that it has an orchestra pit - I had no idea, and a large stage. Really opens up the amount of events that could be held: Concerts, Symphony, Plays, Opera/Musicals, and Films. I honestly hope the calendar is full throughout the month with all of these events, staggered. Let's get use out of this 'movie-house'.

Which brings up another question; given the success we've seen with Tower and Lyric (in Plaza), are there other community theatres that can (or are scheduled) to be brought back to life? I can think of Will Rogers on Western; anybody know if there are plans to restore it? What about other theatres, any plans? Did someone mention there is a theatre on 4th Street in the CBD; what a nice location for this if true . ...

would be nice if OKC could restore most/all of these type of theatres and all of them provide venue to the aformentioned performances. Talk about having something to do - this will be huge with Lyric/Tower leading the way.

regarding the Tower Theatre, interesting that it has an orchestra pit - I had no idea, and a large stage. Really opens up the amount of events that could be held: Concerts, Symphony, Plays, Opera/Musicals, and Films. I honestly hope the calendar is full throughout the month with all of these events, staggered. Let's get use out of this 'movie-house'.

Which brings up another question; given the success we've seen with Tower and Lyric (in Plaza), are there other community theatres that can (or are scheduled) to be brought back to life? I can think of Will Rogers on Western; anybody know if there are plans to restore it? What about other theatres, any plans? Did someone mention there is a theatre on 4th Street in the CBD; what a nice location for this if true . ...

would be nice if OKC could restore most/all of these type of theatres and all of them provide venue to the aformentioned performances. Talk about having something to do - this will be huge with Lyric/Tower leading the way.

not sure if there is a theater on 4th. But the Old uptown theater is on Hundson and 12th in midtown. I'm very surprised that it hasn't been redeveloped yet given its prime location in midtown.

not sure if there is a theater on 4th. But the Old uptown theater is on Hundson and 12th in midtown. I'm very surprised that it hasn't been redeveloped yet given its prime location in midtown.

Lots of people would love to redevelop it but the owner won't do anything.


There is also the old theater next to Taquerita Rafitas on 12th & Penn that is still vacant and the whole strip center is now owned by Steve Mason.

Lots of people would love to redevelop it but the owner won't do anything.


There is also the old theater next to Taquerita Rafitas on 12th & Penn that is still vacant and the whole strip center is now owned by Steve Mason.

There is a theater that is now law offices at NW 18th and Classen.

The tenants of the tower have stated they want to have live entertainment 2-3 times a week and it can fit as many as 1200 people depending on the seating arrangements. I think traditional theater row seats are mostly out of the question at this point.

Also I noticed the TOWER sign lit last night but couldn't tell if it was 100%. Exciting though! Savings and loan have sworn a January opening and rumors that another bar opening on the same block are supposed to become official this week. Even more rumors about the long empty truong than storefronts to reopen as a restaurant. Spectacular times for uptown! My pipe dreams are for it and Broadway to have some kind of pedestrian/cyclist Renaissance. With bike lanes and special signage it would really link downtown>uptown and beyond.

The balcony seats will be fixed but those on the floor can be removed for standing-only events.

There's an old theatre just south of 16th on May that a church is using now. I've always thought there is a ton of potential on may between 10th and 23rd.

Per Pump's IG page, Ian is opening a NEW bar Uptown somewhere. No details from the post, they're announcing more info tomorrow. Very exciting!! Looooooove Pump.

I saw they're doing the reveal via the "wafti" podcast. This is even more good news for the tower block.

Per Pump's IG page, Ian is opening a NEW bar Uptown somewhere. No details from the post, they're announcing more info tomorrow. Very exciting!! Looooooove Pump.

I think I know where it will be...great spot!

They say they are going for a 1950s dive bar theme...will be interesting to see how that turns out.

Bunker Club

Open Streets coming back to 23rd Street (adding The Paseo) on Sunday April 3rd from noon to 4PM:

https://www.facebook.com/events/571934359636550/

When I spoke to Marva Ellard yesterday, she told me they are about to move forward with the residential properties directly north of the Pump Bar.

They own 3 cottages, a 4-plex and 8-plex which will all be renovated into for lease housing.

The empty lots will be developed later and she wasn't sure if they would be for-sale or for-rent units.

When I spoke to Marva Ellard yesterday, she told me they are about to move forward with the residential properties directly north of the Pump Bar.

They own 3 cottages, a 4-plex and 8-plex which will all be renovated into for lease housing.

The empty lots will be developed later and she wasn't sure if they would be for-sale or for-rent units.

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

I wonder what hold up on the empty lots are? Those lots are in a great location almost anything would succeed... But I really hope they consider adding retail on both Walker and 24th (facing The Pump). I really think some ground level with two floors of residential above would be a good fit for the area.

I would hope...at this point, given the degradation of the units. That the cottages and 4 plex (the one closest to 24th & walker) would be mowed down. It's like, we've seen them rot this long. Let's just rezone the block mixed use and do a midtown/deep deuce type thing. The hood already enjoys a wide demographic of owners/leasers. Why not add a premium rental property.

Not going to happen, and if it does I'll buy you dinner at a restaurant to be named later.

I would hope...at this point, given the degradation of the units. That the cottages and 4 plex (the one closest to 24th & walker) would be mowed down. It's like, we've seen them rot this long. Let's just rezone the block mixed use and do a midtown/deep deuce type thing. The hood already enjoys a wide demographic of owners/leasers. Why not add a premium rental property.

My brother live one block north of these. They're not even in that bad of shape. I don't even think they've been empty or boarded up for a full three years. There is a huge empty lot right next to the 4 plex that can be used for a mixed use development and plenty more empty/under used lots in the paseo/uptown, no reason to knock historic buildings when a plan to renovate them is already in place.

I would not want my front yard to be the Pump and the Rise parking lot. I live on 25th and Walker. I frequent the Pump, Gusto, and many businesses in the Rise. I am so happy they all are here. But, I've lost countless hours of sleep from the Pump's karaoke on Monday nights. I could not imagine living any closer. I hoped they would lease these bungalows as retail/restaurant, like along 23rd. As for the big empty lot, I'd like to see something like the Edge. Nice apartments with retail/restaurant on the bottom.

I would not want my front yard to be the Pump and the Rise parking lot. I live on 25th and Walker. I frequent the Pump, Gusto, and many businesses in the Rise. I am so happy they all are here. But, I've lost countless hours of sleep from the Pump's karaoke on Monday nights. I could not imagine living any closer. I hoped they would lease these bungalows as retail/restaurant, like along 23rd. As for the big empty lot, I'd like to see something like the Edge. Nice apartments with retail/restaurant on the bottom.

Or maybe they can lease them to people who want to be close to the pump and don't mind the noise?

I would suggest buying an air purifier, box fan, or other kind of ambient noise maker and using that to drown out the sound. I used an air purifier to drown out sounds from my fraternity house in college when I wanted to sleep through whatever loudness was going on outside my room, it worked great.

I've got one of those big lasko air movers with the hamster-cage-like fans. It's a nice smooth white noise. The only thing that gets through are the living outdoors 24/7/365 giant dogs on 25th & Dewey.

I can only imagine what legal battles will go down if these things get leased to people who aren't okay living across from the pump/rise/tower. And can you imagine the parking nightmare once the 2 bars, 2 restaurants, and a 1200 seat venue open across the street? My property value is skyrocketing. And I love the energy and traffic. But it's clearly not sitting well with everyone.

I've got one of those big lasko air movers with the hamster-cage-like fans. It's a nice smooth white noise. The only thing that gets through are the living outdoors 24/7/365 giant dogs on 25th & Dewey.

I can only imagine what legal battles will go down if these things get leased to people who aren't okay living across from the pump/rise/tower. And can you imagine the parking nightmare once the 2 bars, 2 restaurants, and a 1200 seat venue open across the street? My property value is skyrocketing. And I love the energy and traffic. But it's clearly not sitting well with everyone.

I think my brother lives right behind those dogs and you're right, those things are extremely loud even for large dogs.

Well whoever leases those houses/apts will know in advance about all of that so they will have no to blame but themselves if they can't handle it. Hate to be one of "those people" but for the residents who the increased activity isn't sitting well with, I would recommend that they move somewhere quieter or figure out a way to deal with all the changes. All of those businesses are doing a pretty good job of trying to adhere to neighbors requests and with all the new development coming in uptown and the paseo, it is going to get exponentially more active. Not to be rude, but it may be time for some of the people that are constantly complaining to reevaluate whether the paseo is the right neighborhood for them anymore.

I think my brother lives right behind those dogs and you're right, those things are extremely loud even for large dogs.

Well whoever leases those houses/apts will know in advance about all of that so they will have no to blame but themselves if they can't handle it. Hate to be one of "those people" but for the residents who the increased activity isn't sitting well with, I would recommend that they move somewhere quieter or figure out a way to deal with all the changes. All of those businesses are doing a pretty good job of trying to adhere to neighbors requests and with all the new development coming in uptown and the paseo, it is going to get exponentially more active. Not to be rude, but it may be time for some of the people that are constantly complaining to reevaluate whether the paseo is the right neighborhood for them anymore.

This.

I can somewhat understand long-time homeowners being uncomfortable with the changes, but anybody who moves in today or rents some place right across from the Pump of all places should be alright with dealing with some noise. If "quiet" is priority numero uno, I probably wouldn't recommend the Paseo. Whoever rents these should know what they are getting into BEFORE signing the lease.

Urban = loud. If you can't regularly hear noise either A) You have insanely fantastic windows in your home, B) You are deaf or C) You don't live in an urban area.

Got to go to sleep last night with garage door warnings turning on and off. Garage Door warnings are loud, droning beeps to inform pedestrians that a garage door is opening and someone could potentially be exiting without vision of someone walking down the street.

It's amazing how fast you get used to the noise.

I live right on top of Shartel at a point where it is 4 lanes and on a pretty decent hill. So, cars are either flying up or down it all day and night.

I also live right next to St. Anthony's and there is a fire station just a few blocks away. Sirens are frequent and loud since I live so close to the street.

I hardly notice any of these things any more and I've always been somewhat sensitive to noise.

^^^^^
This is why I never cared that much about the quiet zone. When I first moved within a block and a half of the railroad, train sounds kept me up all night. Especially when the flue in my fireplace was open. After about a month I was immune to it, often not even noticing the sound. Beyond that, at times it was actually soothing.

Well they're not going out without a fight. When I talked to the pump owners about the bunker club; we got onto the topic of traffic and noise. They say there's a few neighbors that are petitioning city council, calling the cops every time there's a "woo" or a screeching tire; and they're seething mad about the karaoke. My words not theirs. I've seen the discussion in the neighborhood app. The neighbors are citing code that says "plainly audible within a dwelling" the pump is citing decibel levels. The code is contradictory (and who decides what's plainly audible or how much sound is blocked by various construction techniques anyways? Of if the windows are open for that matter) They(pump) said they were investigated by the code enforcement officer during karaoke and found to be within code so they're pushing back. And won their case against a disturbing the peace citation. But the pessimist in me forsees a feud. Especially if Marva steps into the ring.

I still hear some things that wake me in the night, dogs, car stereos, noise from the rise, certain exhaust tones hit the brown note on my bedrooms windows that cause them to shake and rattle like the world is ending. Some nights I pop the industrial foam earplugs in. But I'll happily trade it all for a walkable, vibrant 23rd street where I can eat, drink, shop, and run errands. I'm still praying Truong Thana becomes a market again like veezey's drugs. That would rocket our neighborhood to one of the best in the city. A little bit country, a little bit rock n' roll. I just wish some of our neighbors would get on board with the rock n' roll.

Can anyone else think of a district (in OKC) where a commercial entertainment directly borders a residential? There's plenty examples of residential being next door to factories, propane yards, rail hubs, etc. I'm just wondering about precedent for entertainment.

Edmond is waiting for people who want peace, quiet, and serenity. If they've lived in uptown/paseo for long they could probably sell their homes for significantly more than what they bought them for as home values in that area have skyrocketed over the past decade. Plenty of people want to live in a vibrant, active urban neighborhood so selling them shouldn't be an issue.



Can anyone else think of a district (in OKC) where a commercial entertainment directly borders a residential? There's plenty examples of residential being next door to factories, propane yards, rail hubs, etc. I'm just wondering about precedent for entertainment.

The Plaza and Western Avenue. Bricktown has had the distinction of being isolated from residential through most of its history as an entertainment district, though that is starting to change.

If they've lived in uptown/paseo for long they could probably sell their homes for significantly more than what they bought them for as home values in that area have skyrocketed over the past decade. uhhh there's more than a few people living in homes that were essentially given to them free as part of a bizarre decades old govt. program to get disable people into municipal owned homes.



The Plaza and Western Avenue. Bricktown has had the distinction of being isolated from residential through most of its history as an entertainment district, though that is starting to change. a little different on the plaza and western as 16th and western are the thoroughfare...although now that I think of it, Walker is a thoroughfares sorts. Zero stops to the light in the half mile to 30th. It's just that corner. I love the pump being a street removed from 23rd, it gives it way more of a neighborhood pub aspect.

Well they're not going out without a fight. When I talked to the pump owners about the bunker club; we got onto the topic of traffic and noise. They say there's a few neighbors that are petitioning city council, calling the cops every time there's a "woo" or a screeching tire; and they're seething mad about the karaoke. My words not theirs. I've seen the discussion in the neighborhood app. The neighbors are citing code that says "plainly audible within a dwelling" the pump is citing decibel levels. The code is contradictory (and who decides what's plainly audible or how much sound is blocked by various construction techniques anyways? Of if the windows are open for that matter) They(pump) said they were investigated by the code enforcement officer during karaoke and found to be within code so they're pushing back. And won their case against a disturbing the peace citation. But the pessimist in me forsees a feud. Especially if Marva steps into the ring.

I still hear some things that wake me in the night, dogs, car stereos, noise from the rise, certain exhaust tones hit the brown note on my bedrooms windows that cause them to shake and rattle like the world is ending. Some nights I pop the industrial foam earplugs in. But I'll happily trade it all for a walkable, vibrant 23rd street where I can eat, drink, shop, and run errands. I'm still praying Truong Thana becomes a market again like veezey's drugs. That would rocket our neighborhood to one of the best in the city. A little bit country, a little bit rock n' roll. I just wish some of our neighbors would get on board with the rock n' roll.

Can anyone else think of a district (in OKC) where a commercial entertainment directly borders a residential? There's plenty examples of residential being next door to factories, propane yards, rail hubs, etc. I'm just wondering about precedent for entertainment.

Mesta Park & Heritage Hills - Midtown & Uptown

Gatewood & CTP - The Plaza

Western - Crown Heights, Douglas Park, Helm Farm

North Western - Nichols Hills, The Village

Classen Curve, Triangle, NHP - Nichols Hills & Brookhaven

I haven't been to Karaoke Night as I think it is on Mondays? But I am guessing they host it outside? Perhaps turning the volume down a few clicks would help? I would think if people in houses can hear it - then everyone @ the venue can hear it just fine.

I hear all that. I was thinking more like entertainment in a neighborhood. Like the red rooster. The pump. Or if someone were to build a bar out of one of the dozens of neighborhood markets like you see in old rail car hoods like crest wood or reed park. You see lots of examples on villa and other rail car routes.

This is exciting!

New crossing planned near OKC's Tower Theater | News OK (http://newsok.com/new-crossing-planned-near-okcs-tower-theater/article/5486588)

Yeah, this is a good thing as I noticed just the other night that all the parking areas north of 23rd were packed and almost no one parked in this big lot on the south side of 23rd.

As noted in the article, that lot is certain to get a lot of use when Savings & Loan, the Bunker Club and the Tower all get rolling.

Also the traffic through there on 23rd is way too fast. People need to slow down in general, especially with the big increase in pedestrian traffic in the area.

23rd between Western and Broadway should be 25MPH