i don't think there will be friction ... i just know that the renters at 1212 like parking right next to their building and some won't like the extra (albeit small) walk

best thing about renting is that you can move easily- if they're concerned, there are lots of apartments with better parking access in the metro and plenty of demand to fill up 1212 again if anyone leaves. Just an example of the tradeoff between parking convenience and a lively urban neighborhood. Sometimes you have to choose- Although in this case, as you noted, the walk is small enough not to be that inconvenient.

As downtown fills in there is less reason to drive. When the streetcar arrives there will be even less reason to own a car that requires a parking spot.

best thing about renting is that you can move easily- if they're concerned, there are lots of apartments with better parking access in the metro and plenty of demand to fill up 1212 again if anyone leaves. Just an example of the tradeoff between parking convenience and a lively urban neighborhood. Sometimes you have to choose- Although in this case, as you noted, the walk is small enough not to be that inconvenient.

i agree although changing park after the fact is a little bit of a different thing

As downtown fills in there is less reason to drive. When the streetcar arrives there will be even less reason to own a car that requires a parking spot.

dream world ... maybe this will happen in 50 years

dream world ... maybe this will happen in 50 years

There are people doing it right now. However, your comment does bring to light one fact. 1.3 million people in metro OKC and nearly every single one of them is dependent on a car.

There are people doing it right now.

not many and very few by choice

Park Harvey has no parking and is leased up. They took a hit when they could no longer use the garage that Devon expanded, but now they're back up near full occupancy.

Park Harvey has no parking and is leased up. They took a hit when they could no longer use the garage that Devon expanded, but now they're back up near full occupancy.

they offer parking for a fee (in a garage down the street) ... and lots of people that live in Park harvey work downtown and have "free" parking via their employer

they offer parking for a fee (in a garage down the street) ... and lots of people that live in Park harvey work downtown and have "free" parking via their employer

Yup. And?

Here are the detailed plans submitted for review. Note, the hotel will now be called The Ambassador, same as the Coury property in Tulsa.

Rooftop bar is going to be killer! Fantastic views and an outside deck.



http://www.okctalk.com/images/pete/oslernew1.jpg


http://www.okctalk.com/images/pete/oslernew2.jpg


http://www.okctalk.com/images/pete/oslernew3.jpg


http://www.okctalk.com/images/pete/oslernew4.jpg


http://www.okctalk.com/images/pete/oslernew5.jpg


http://www.okctalk.com/images/pete/oslernew6.jpg


http://www.okctalk.com/images/pete/oslernew7.jpg


http://www.okctalk.com/images/pete/oslernew10.jpg


http://www.okctalk.com/images/pete/oslernew9.jpg


http://www.okctalk.com/images/pete/oslernew11.jpg


http://www.okctalk.com/images/pete/oslernew12.jpg


http://www.okctalk.com/images/pete/oslernew8.jpg

I dig it.

Hope they can get a restaurant operator for the ground floor along the same quality of the Chalkboard in their Tulsa location. Really charming, excellent place.

Remember, Coury was the one behind the Colcord, so expect the same excellence in terms of room furnishings and general restoration.

Maybe we could get La Baguette back! Since Le Cep hasn't opened yet, I'm really ready for a French bistro near downtown.

That should be a great hotel and great addition to the area. It will definitely support all the surrounding restaurants as well.

i think i read somewhere that the restaurant will be owned by the hotel ..

To give you an idea of the views from atop this building...

http://www.okctalk.com/images/pete/oslernew13.jpg

If we have to put up with EFIS on the rear addition, at least it's with rustification lines which doesn't look quite as bad.

Maybe we could get La Baguette back! Since Le Cep hasn't opened yet, I'm really ready for a French bistro near downtown.

That should be a great hotel and great addition to the area. It will definitely support all the surrounding restaurants as well.

What has happened with Le Cep.

i think i read somewhere that the restaurant will be owned by the hotel ..

Correct.

this is back before the DDR (Item 6. B) next week to change the elevator towers to match the building (still efis) add windows to the elevator towers and lower the south tower to match the building height ..

new renderings look good.

I scanned the article and the thread but didn't see any projected completion dates for the renovations? Maybe I missed something, but I'd love to know when this is supposed to be done and if it is going to be while I'm living at Twelve Twelve... That would be awesome!

I hope more buildings downtown and surrounding it begin realizing the potential for rooftop establishments/penthouses. OKC is finally something to look at. Lots of buildings with rooftops generating zero $.


This looks great.

I scanned the article and the thread but didn't see any projected completion dates for the renovations? Maybe I missed something, but I'd love to know when this is supposed to be done and if it is going to be while I'm living at Twelve Twelve... That would be awesome!

I believe the TIF has a deadline associated with it.

If they get started in the near future (and the MidtownR group tends to start not long after getting approvals) then they should finish sometime in 2014.

okcBIZ has an article on this:

okcBIZ: News: Development: Osler Building (http://www.okc.biz/oklahoma/article-6579-osler-overhaul.html)



Fleming is anxious to add a boutique hotel to the tapestry of MidTown.

“Every good neighborhood has to have a number of complementary uses, and one of those uses is hotel/lodging,” he says.
“This really gets us there in a first-class way, which is what we’re all about.”

Love the architectural details on this old building.

http://static.npaper-wehaa.com/pub-files/12293670174946a6e9878be/pub/OKCBiz-January-2013/lib/135602023750d33a0de7dc7.jpg

http://static.npaper-wehaa.com/pub-files/12293670174946a6e9878be/pub/OKCBiz-January-2013/lib/135602023650d33a0c26f83.jpg

I'm so excited about this project, as it will add a very needed piece to the evolving Midtown mosiac.

Midtown is on the verge of greatness with this hotel (done to the very high standards of the Ambassador in Tulsa and the Colcord in OKC), the huge array of beautifully remodeled MidtownR buidings (and more to come from them), the hundreds of new residents once The Edge opens, the continual expansion of St. Anthony, and of course rumors of all types of things not yet announced.

By the time the streetcar starts running up that way there will already be tons in place and I believe there will be much more infill after that permanent link is created to downtown.

It seems a tipping point has been reached and we are rolling downhill now... Very similar to Deep Deuce, it's just a much bigger area.

I think it's interesting that the building was constructed in three phases (three floors, three more, then a seventh). And now yet another phase with the new rooftop. Just keeps getting added on to...

Also, I'm wondering if Coury is wanting to become a hotel tycoon. Will there be hundreds of Ambassador hotels 20 years from now?

... And now yet another phase with the new rooftop. Just keeps getting added on to...

Oh wait, my bad. The rooftop bar is a conversion, not a new floor. But the stairway/elevator towers are (will be) new.

This rendering from a recent Slice magazine blurb seems a little clearer than the one posted earlier on this thread:

http://www.sliceok.com/January-2013/Chatter-Subjects-003.jpg

Clearer as in the coloring looks more realistic and the Ambassador sign is (mostly) legible.

This is going to be really nice.

^
Yes, just goes to show that once something is gone, it's gone forever.

So many times the economic realities of a particular time can have very, very long-lasting effects.

But to be fair, almost all property is in the hands of private ownership -- as it should be -- and thus the shorter-term money issues are always going to be overriding factors.

from that okcbiz article they want to be open in late 2013 .... if so they better get moving fast ..

It is slightly off topic but I just have to say it. Imagine what Midtown Renaissance could have done with all of the buildings that were torn down... I see this and I think to myself, we had 50 buildings just like it that had just as much potential. And the quality of these redevelopments indicate we could have one of the most special and best preserved historical neighborhoods in the county.

I know, it's crying over spilled milk. Thank you Midtown Renaissance for what appears like is going to be another gem of a building in our wanting skyline.

I hear ya. But we still do have some oldies around, awaiting some love. For instance, Hotel Marion

http://www.okctalk.com/images/wikiphotos/hotelmarion1.jpg

I'm excited about this as well as the potential for Hotel Marion.

Construction fence no up all around the building

The rooftop addition is in the process of being demolished.

If anybody is interested in demolition progress from last week...3461347734783479348034813482348334843485348 63487346234633464346534663467346834693470347134723 473347434753476

The rooftop addition is in the process of being demolished.

I kind of liked the way that rooftop addition looked from the street. I not great at looking at plans/renderings and figuring out what it's going to look like. Is that just going to be open space now?

Awesome! Thanks so much.

Sneak peak of incredible view from soon-to-be rooftop bar:

http://www.okctalk.com/attachments/urban-development-buildings/3482d1363190841-osler-2013-03-08-11.30.13-800.jpg

That's an incredible view.

With this building and this developer, this has a chance to be a truly outstanding boutique hotel unlike any we have in OKC now.

I kind of liked the way that rooftop addition looked from the street. I not great at looking at plans/renderings and figuring out what it's going to look like. Is that just going to be open space now?
The site superintendent told me the previous owner constructed the rooftop addition of whatever materials he could scavenge. As a result, the structure is a hodgepodge of various materials that was ultimately determined to be structurally unsound. They are demolishing everything except the elevator penthouse and the masonry walls around the courtyard opening and rebuilding the rest of the rooftop addition.

I'm telling you, Midtown is approaching greatness.

This project, what has already been done, The Edge, Fassler Hall / Dust Bowl, something big brewing by the MidtownR people along 10th (they own almost all the frontage and surrounding land now) and a bunch of other things in the pipeline -- not to even mention the streetcar and the likely boom that will bring -- this is going to be a super cool area with all types of history, charm, energy, dining, bars, employment, hotels, museums, etc. etc.

I'm hoping all those big holes become opportunities for great infill projects and a bridge between the CBD and MT.


Imagine living in that area and being able to walk to so many places (including the emerging 23rd Street corridor and Auto Alley / 9th Street) or being able to hop the streetcar and head to the ever-growing number of things to do/see/eat/drink in the CBD, Arts District, Bricktown and Deep Deuce.

As much as DD has almost become fully realized, I've always thought Midtown would become the one truly fantastic area of town and I think we are on the verge of seeing that happen.

I'm telling you, Midtown is approaching greatness.

This project, what has already been done, The Edge, Fassler Hall / Dust Bowl, something big brewing by the MidtownR people along 10th (they own almost all the frontage and surrounding land now) and a bunch of other things in the pipeline -- not to even mention the streetcar and the likely boom that will bring -- this is going to be a super cool area with all types of history, charm, energy, dining, bars, employment, hotels, museums, etc. etc.

I'm hoping all those big holes become opportunities for great infill projects and a bridge between the CBD and MT.


Imagine living in that area and being able to walk to so many places (including the emerging 23rd Street corridor and Auto Alley / 9th Street) or being able to hop the streetcar and head to the ever-growing number of things to do/see/eat/drink in the CBD, Arts District, Bricktown and Deep Deuce.

As much as DD has almost become fully realized, I've always thought Midtown would become the one truly fantastic area of town and I think we are on the verge of seeing that happen.

Totally agree. It's long held the potential to be the younger, hipper, and more local compliment to bricktown. In the next two years I think it will hit some critical mass for sure. I doubt we'll see as much owner occupied housing as in Deep Deuce, but I think SoSA will slowly continue to improve and serve those wanting to own in the area. It's still pretty rough in spots, but it seems there are people committed to making it a nice neighborhood eventually.

Given the state of AA, Midtown, and DD, the streetcar can not happen soon enough, imo. And, really, as AA and 10th between Broadway and Walker fill up, Deep Deuce to Midtown is shaping up to be a decent walk or bike ride.

Totally agree. It's long held the potential to be the younger, hipper, and more local compliment to bricktown. In the next two years I think it will hit some critical mass for sure. I doubt we'll see as much owner occupied housing as in Deep Deuce, but I think SoSA will slowly continue to improve and serve those wanting to own in the area. It's still pretty rough in spots, but it seems there are people committed to making it a nice neighborhood eventually.

Given the state of AA, Midtown, and DD, the streetcar can not happen soon enough, imo. And, really, as AA and 10th between Broadway and Walker fill up, Deep Deuce to Midtown is shaping up to be a decent walk or bike ride.

i would bet that we see significantly more owner occupied housing in midtown then in deep deuce

Whereas BT and DD seem more designed for the young go-out-and-party crowd, MidTown has a greater appeal to the crowd willing to pay for a little more sophisticated lifestyle. It seems like it will be the more likely place to grow a retail area and to be more of a real connection to downtown. I think it and SOSA have great opportunities to bring in more real diversity of downtown citizens. Just my opinion.

Whereas BT and DD seem more designed for the young go-out-and-party crowd, MidTown has a greater appeal to the crowd willing to pay for a little more sophisticated lifestyle. It seems like it will be the more likely place to grow a retail area and to be more of a real connection to downtown. I think it and SOSA have great opportunities to bring in more real diversity of downtown citizens. Just my opinion.

very much agree

Whereas BT and DD seem more designed for the young go-out-and-party crowd, MidTown has a greater appeal to the crowd willing to pay for a little more sophisticated lifestyle. It seems like it will be the more likely place to grow a retail area and to be more of a real connection to downtown. I think it and SOSA have great opportunities to bring in more real diversity of downtown citizens. Just my opinion.

I see the opposite happening (well, obviously not bricktown). The Brownstones, Block 42, Lofts, and The Hill are all more premium owner occupied developments than anything currently in or coming online in MidTown. And with probably more more bars and nightlife than DD will have, I see MT becoming much more of a 2AM neighborhood geared more towards bar hopping post grads than older professionals (shhhh... don't tell Heritage Hills). DD still achieves good separation from the nightlife of BT (it's actually very surprising how quiet it is on weekend nights) and MidTown seems like it will develop more towards the housing being mixed in with the night life. The DD area basically is downtown being within 4 or 5 blocks of everything, really, so it is literally connected to the core already. Personally I don't think walking 10-15 blocks to get to the core is a big deal, but I think it will take the street car to really get MidTown connected to the core in most people's mind.

Now if they build for sale townhouses and such, that could change, but I doubt that's what will be built once new development starts in earnest. I, too, think it will be more retail, nighlife, and rentals. Again, SoSA is great and going to get better, but it does feel more detached from MidTown than you would expect given its distance, mainly because of the void on Walker and the hospital complex in between, and it will probably be the main for sale housing in the area for a while and really is by nature a separate thing. So, MidTown could change course on that, but it does seem headed towards being a very vibrant and happening place perfect for the post grad that wants that neighborhood bar and restaurant scene, but can't yet pay the $200-$250 sq/ft purchase prices of the DD for sale properties.

You may be right. The city may have an insatiable appetite for cheaper apartments. Guess I am hoping for more from MT. I think the Osler will NOT be geared to tweenty year olds and their guests. It will be more expensive and more sophisticated based on their previous development.

You may be right. The city may have an insatiable appetite for kids getting drunk. Guess I am hoping for more from MT. I think the Osler will NOT be geared to tweenty year olds and their guests. It will be more expensive and more sophisticated based on their previous development.

Whoa. I didn't mean that at all, at least not in a critical way. But I don't look at the post grads hanging at McNellies, Louie's or Bossa Nova as just kids getting drunk, either, and I don't think the Osler will be the defining ingredient of MidTown. I just see it as another great addition to an area that will have a very nicely integrated mix of bars, restaurants, and nice rental units. Basically, exactly what it is now times two or three. I was not meaning to place either area in a negative light. I just meant that DD, while it certainly has a lot of rental units, has more high end for sale housing than it seems MidTown will have and it seems likely DD will also end up with less nightlife within the district itself. So, given their current courses, I would expect DD to end up the more low key of the two with more action in MidTown. I in no way mean that this would make one better than the other or that one would appeal exclusively to one type of resident over the other.



i would bet that we see significantly more owner occupied housing in midtown then in deep deuce

That would be cool, but it has a ways to go to even catch up at this point, let alone add "significantly more".

I am very sure that Midtown will trend back towards for-sale units in the near future.

The reason DD has more condos now is all due to timing... When those projects were developed, it was relatively easy to get financing for condo projects. Now, everything has swung towards apartments but the for-sale market is coming back strong.

I'm sure the MidtownR people are considering some condo projects and the right timing for this is fast approaching.

Remember, even with everything now planned, there are still tons of un- or under-developed properties all around Midtown. And to be fair, Heritage Hills and Mesta Park are right there as well and both have seen home prices go way up in the last few years.

Remember, even with everything now planned, there are still tons of un- or under-developed properties all around Midtown. And to be fair, Heritage Hills and Mesta Park are right there as well and both have seen home prices go way up in the last few years.

For sure, and I think that some for sale units will be part of the mix. I also think that it will end up with a more mixed use feel, with housing integrated with retail services and nightlife. 1212 does this now. Having heritage Hills there does kind of ease the pressure to do more single family stuff for sure. In fact, as someone with a family wanting to live downtown, I'll be looking at the Brownstones or Heritage Hills.

Either way, I was not being critical of MidTown or DD. Just commenting on how they are now and the direction they're going and, currently, DD has well over 100 owner occupied town homes, condos, and lofts and midtown is adding a healthy amount of rentals with no expansion of for sale units planned (which I don't think is bad). I'm not sure what I said that has upset some, as I certainly wasn't trying to run either district down or start a contest between the two. I'd love for MidTown to be as I described and I think DD has become a viable neighborhood for someone wanting an upscale town house or condo in the heart of downtown. No negative qualitative assessment was intended in any respect.

With MidtownR owning most of the properties, they stand to gain a lot more by holding on to all of the properties while they establish the area. With each new development they complete, the values of their existing properties will increase dramatically. I imagine that the group has enough financial backing to leave their money tied up these buildings as they appreciate.

Once Midtown is close to hitting critical mass, and a quiet zone is established for the rail lines, we might see MidtownR cash in and more for-sale properties hit the market.

I agree that Midtown is hitting critical mass with housing and restaurants. I do think it needs some kind of entertainment anchor within a couple of blocks (i.e. walkable) from the Walker Circle. It could be a cluster of galleries, live theater, an intimate concert venue, or a movie screening room, but Midtown's lacking that one tenant that makes an evening out of the neighborhood. Dust Bowl may provide that diversion, but the market (with Heritage Hills nearby) is there for something along the arts. Oklahoma Contemporary Art Center could have been that tenant if it found space a few blocks to the west, but it'll do a great job of fortifying the Automobile Alley scene.

I agree that Midtown is hitting critical mass with housing and restaurants. I do think it needs some kind of entertainment anchor within a couple of blocks (i.e. walkable) from the Walker Circle. It could be a cluster of galleries, live theater, an intimate concert venue, or a movie screening room, but Midtown's lacking that one tenant that makes an evening out of the neighborhood. Dust Bowl may provide that diversion, but the market (with Heritage Hills nearby) is there for something along the arts. Oklahoma Contemporary Art Center could have been that tenant if it found space a few blocks to the west, but it'll do a great job of fortifying the Automobile Alley scene.

I think something like Austin's Alamo Drafthouse would be great in Midtown or Uptown 23rd. It would be nice to have a small local movie theater alternative to the Harkins, especially one that sells beer, lol.

Earnest, there are already a few art galleries, combine that with Dust Bowl, now we just need a good music venue and the area will start to snowball.

I agree 100% with a good music venue. That would be perfect for this area.

There are already two great museums in Midtown: Oklahoma Heritage and the Overholser Mansion. And the new Oklahoma Contemporary coming to Broadway & 11th -13th.

In fact, there is a LOT in Midtown, it all just needs to be stitched together through more redevelopment and infill.

Also, let's not forget the very popular Wine & Palette is on 10th between Robinson and Harvey.

And of course, The Womb is at 9th & Broadway.


This is going to be like Deep Deuce, where you take a bunch of completed projects, add in all the ones in the pipeline and then suddenly there is a mad scramble to start filling in the remaining pieces.

And most exciting is that the MidtownR people still have lots of work to do and haven't even touched new development, which we know they will given their land holdings in the area. Everything they have done to date has been fantastic.


If I lived in OKC, I'd be buying in HH / Mesta Park or SoSa. Prices have already gone up pretty dramatically than just three years ago and this area is soon going to be the most desirable in all o town.

I agree that Midtown is hitting critical mass with housing and restaurants. I do think it needs some kind of entertainment anchor within a couple of blocks (i.e. walkable) from the Walker Circle. It could be a cluster of galleries, live theater, an intimate concert venue, or a movie screening room, but Midtown's lacking that one tenant that makes an evening out of the neighborhood. Dust Bowl may provide that diversion, but the market (with Heritage Hills nearby) is there for something along the arts. Oklahoma Contemporary Art Center could have been that tenant if it found space a few blocks to the west, but it'll do a great job of fortifying the Automobile Alley scene.

Good thoughts. AA may have some space that would accommodate a good venue. I'm not sure what's really left there. It'd be a good set up though, as it could draw 1000-2000 people and probably handle the parking without it clogging more residential streets. You don't see a whole lot of venues done with new construction, but it could happen.



If I lived in OKC, I'd be buying in HH / Mesta Park or SoSa. Prices have already gone up pretty dramatically than just three years ago and this area is soon going to be the most desirable in all o town.

Sosa is a great buy and hold. It's very driven by the architects/developers, though, who kind of mark it up and chain you to their work (which, in this case is probably fine, because they have done some awesome houses), but if you could get a lot before them, you could probably make a great return and/or get some great value out of it.


With MidtownR owning most of the properties, they stand to gain a lot more by holding on to all of the properties while they establish the area.

Yeah, I started by trying to figure out if there where any good places left to build single family home in MT proper, but they pretty much got it all. Which, isn't a bad thing, given the work they've done. I also have more immediate needs and want a more established neighborhood within the next year or so, which is why I'm thinking more DD or HH for now. I can't wait to see what MidTownR's ground up approach will be when they get to that point.