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Mr. Cotter
09-19-2012, 04:46 PM
That looks almost like what Hogan promised.

Looking at the renderings used initially by Hogan, it reminds me of something we had in Dayton: The Greene | Dayton Ohio | Stores Restaurants Activities (http://www.thegreene.com)

For what it is, it's really nice. It functions as a national chain shopping mall, but adds a large ammount of office space and rented apartments. There is no canal, but it's a very walkable development, and is a nice place spend a day. Had Lower Bricktown been developed like this, I don't think anyone would have too much to complain about.

HangryHippo
09-19-2012, 05:01 PM
Imagine something like this in place of the single story strip mall in front of the theater.....

http://www.smartgrowthamerica.org/wp/wp-content/uploads/2012/09/carmel-city-center.png

Where is this? Carmel, Indiana? Oklahoma just doesn't get things like that.

CaptDave
09-19-2012, 05:07 PM
Where is this? Carmel, Indiana? Oklahoma just doesn't get things like that.

Yes, Carmel, IN.

I think we CAN do things like this if we insist on great rather than settling for "good enough" or "it is better than nothing".

Rover
09-19-2012, 05:07 PM
Where is this? Carmel, Indiana? Oklahoma just doesn't get things like that.

Looks similar to one in downtown Pasadena, CA.

Bellaboo
09-19-2012, 05:14 PM
Tip of the hat to everyone on this board for making an impact in OKC. First the boulevard and now hopefully KD's cafe.

HangryHippo
09-19-2012, 05:31 PM
Looks similar to one in downtown Pasadena, CA.

This illustrates my point. I never hear someone say that a nice development like that looks similar to anything here. I just would like to see better here.

Pete
09-19-2012, 05:55 PM
There are tons of developments like this in Cali, even in not very dense areas.

Given that the condos at the Centennial sold out in no time flat at very high prices, it shows the interest in housing in that immediate area.

BBatesokc
09-19-2012, 07:50 PM
Let's not rule out the presence of an engaged public, made possible in part by OKCTalk and other social media. We had Oklahomas Own at the time, but the audience was very small.

Speaking of..... I was really hoping Griffin Communications was going to do something cool with Oklahomasown.com when they bought it from me, but, as of yet, it hasn't panned out that way.

soonerguru
09-20-2012, 03:22 AM
I didn't attend the meeting, but does Hogan still sport that mullet?

soonerguru
09-20-2012, 03:24 AM
Speaking of..... I was really hoping Griffin Communications was going to do something cool with Oklahomasown.com when they bought it from me, but, as of yet, it hasn't panned out that way.

You mean, a repository for archived "My Two Cents" from Kelly Ogle doesn't make sticky online content?

OKCTalker
09-20-2012, 06:48 AM
Excellent quotes from Larry Nichols and Jim Tolbert in Steve's story in the DO this morning. I hope Randy was listening, but he seemed more interested in defending an unappealing proposal. I hope v 2.0 is better.

BoulderSooner
09-20-2012, 08:30 AM
Yes, and Steve's articles and blog definitely brought attention to the issue.


Just six months ago, OCURA didn't even publish it's agenda or minutes. Folding it into the Economic Development Trust has already brought massive changes.

Up until very recently, most of their dealings were very much out of the public eye.

this can't be stated enough ...... just a small correction ... it is really now part of the Alliance for economic development .. not the ED trust ..

the Alliance has a pretty good website now OCURA has a good site now as well ... and i believe that OCURA will be on SIRE soon as well

Richard at Remax
09-20-2012, 08:55 AM
There are tons of developments like this in Cali, even in not very dense areas.

Given that the condos at the Centennial sold out in no time flat at very high prices, it shows the interest in housing in that immediate area.

Im not dissagreeing with you that there is an interest in housing in that area, but when the Centennial opened a large chunk of the units were bought up by Devon/chk to use as corporate housing. So the numbers look better than they should. My folks just bought one of the units Devon was trying to unload back in January. Now there is a unit in forclosure and still some devon units that still havent sold yet. CHK has 2/3 for sale as well.

Skyline
09-20-2012, 09:13 AM
I would like to see Mr. Hogan step up to the plate and hit a home run with a "Centennial II" type project. Ground floor restaurant / retail and upper level either offices or condos. He has done it before and the Centennial is his crown jewel of Lower Bricktown. There is absolutely no reason that Hogan can not be successful with a higher quality development here.

betts
09-20-2012, 09:20 AM
And yet I know people who are buying at Centennial, and I know someone who sold their apartment there almost as soon as it went in the market recently. It wouldn't be my choice, but there are certainly sales occurring.

We still don't have the demographic interest in downtown living that many bigger and more well-established cities have, but I do see opinions changing. I suspect there is housing that could be built in lower Bricktown that would have even more appeal than the Centennial. Parking is a Bricktown issue, but its the perfect location for true loft living and might provide a closer to entry level housing than new construction. I wonder why that isn't being explored more for unused upper floors in Bricktown.

CaptDave
09-20-2012, 09:30 AM
Parking is a Bricktown issue, but its the perfect location for true loft living and might provide a closer to entry level housing than new construction. I wonder why that isn't being explored more for unused upper floors in Bricktown.

I've wondered this for quite a while now. I think most larger buildings' upper floors are vacant from appearances from the street save for a few offices here and there and ACM@UCO. It seems to be a perfect opportunity to convert several of the upper floors to lofts.

king183
09-20-2012, 09:32 AM
I would like to see Mr. Hogan step up to the plate and hit a home run with a "Centennial II" type project. Ground floor restaurant / retail and upper level either offices or condos. He has done it before and the Centennial is his crown jewel of Lower Bricktown. There is absolutely no reason that Hogan can not be successful with a higher quality development here.

Yeah, but there is absolutely no way he's going to do that. Based on his first design for this restaurant, he's just trying to do the minimum "nice" thing allowable. He has no interest in making this a "homerun" project. He'll update the design to placate the commissioners, we'll all be pissed about it, he'll go ahead and build it, and for the next 20 years we'll be lamenting what could have been and the missed opportunities. We've seen this show before.

Steve
09-20-2012, 09:50 AM
Attention Architects, Designers, Architectural Students! | OKC Central (http://blog.newsok.com/okccentral/2012/09/20/attention-architects-designers-architectural-students/)

Buffalo Bill
09-20-2012, 09:50 AM
And yet I know people who are buying at Centennial, and I know someone who sold their apartment there almost as soon as it went in the market recently. It wouldn't be my choice, but there are certainly sales occurring.

According to the Assessor site, 7 units have changed hands so far this year.

CaptDave
09-20-2012, 09:54 AM
Attention Architects, Designers, Architectural Students! | OKC Central (http://blog.newsok.com/okccentral/2012/09/20/attention-architects-designers-architectural-students/)

Great idea Steve. I have seen what these talented people can do when their creative talents are used. It wouldn't surprise me to see half a dozen viable concepts that far exceed the least common denominator mess thrown out previously.

Steve
09-20-2012, 10:31 AM
Apparently some OKC Central readers aren't happy with this post....

Just the facts
09-20-2012, 10:40 AM
Apparently some OKC Central readers aren't happy with this post....

LOL Steve, you seemed to hit a nerve. I only wish I possed even a minimal amount of drawing/design skills.

CaptDave
09-20-2012, 10:40 AM
Apparently some OKC Central readers aren't happy with this post....

They are the ones that would be ok with a metal arch span building thrown up there because of property owner rights. There will always be a number of people who won't care about good design if they do not have to look at it every day. They completely ignore the public side of the public/private partnership and the duty of the public side to protect the tax payer's interests from cheap, lowest common denominator development.

HangryHippo
09-20-2012, 10:40 AM
Apparently some OKC Central readers aren't happy with this post....

What is their problem?

My earlier assertion that hogan is a fool is ringing truer and truer.

BoulderSooner
09-20-2012, 10:43 AM
Shawn and I were talking about this yesterday and he mentioned something really important to note. Toby Keith's restaurant used to have a decent canal frontage but once they were allowed to close that patio off, they lost it.

they closed the patio off because no one ever used it

Pete
09-20-2012, 10:49 AM
Hogan's argument that the "tenant is king" doesn't even make sense.

Hal Smith restaurants occupy lots of beautiful elaborate buildings: Redrock Canyon Grill, Mahogany Steakhouse, Charlestons, even Louies have great patios and curb appeal.

I don't believe for a minute Hal is demanding a plain Jane building with absolutely zero character or interaction with one of the most unique settings in all of OKC. It would be like having Redrock oriented to the parking lot instead of Lake Hefner.

I think this is the case of a developer putting in the least amount of effort and investment while still pulling good rent from restaurants anxious to take advantage of a very heavily tax-supported development.

Mr. Cotter
09-20-2012, 11:07 AM
You're right. The Louie's in Midtown has a great sidewalk patio, and most of the Lake Hefner locations take full advantage of their location.

Larry OKC
09-20-2012, 11:31 AM
Why didn't they bring these issues up with Toby Keith's?
While TK's main entrance was the parking lot side, it did interact with the canal with patio seating and an entrance. Didn't it also have a Canal drop off/on as well? TK is pushed fairly close to the Canal edge too IIRC. I know they enclosed the patio area but isn't it still accessable from the Canal side? Plus TK looks like a 2 story building from the outside. As someone suggested, if he doesn't want to build 2 "real" stories and the increased density, he can fake it again.

Bellaboo
09-20-2012, 11:34 AM
Red Rock Canyon Grill has it's entry oriented on the side of the building, as not to cater to the parking lot. The same could be done here, thus putting the emphesus on the canal.

Larry OKC
09-20-2012, 11:37 AM
they closed the patio off because no one ever used it
It was used often (weather permitting)


It wasn't attached to the canal would be the reason I would speculate.
??? It is very close to the Canal

Pete: true, there is the small 2nd level "private" dining area. From what I heard, it was intended for Mr. Keith's personal use for his friends & family etc. Don't know if it is open to the general public for private events or not.

Pete
09-20-2012, 11:39 AM
Toby Keith's does have a 2nd level, it's just a small area:

http://www.tobykeithsbar.com/files/images/Toby16.jpg

And besides, TK's was allowed under the old OCURA regime which also allowed all the other half-arsed development in Lower Bricktown. AND it has a significant patio on the canal (now enclosed):

http://www.tobykeithsbar.com/files/images/Toby10.jpg


Our expectations and requirements of developers should be increasing, not rolling backwards.

Skyline
09-20-2012, 11:51 AM
Is there anyway that a new building in this location could interact with the canal and the new boulevard?

Fantastic
09-20-2012, 01:11 PM
TK is pushed fairly close to the Canal edge too IIRC.

I wouldn't say it is all that close to the Canal. Toby's patio, even before it was enclosed was NOTHING like Bourbon Street's patio (which is right next to the canal, unlike Toby's)


I know they enclosed the patio area but isn't it still accessable from the Canal side?

It is not. The canal side entrance has been closed, and there is a sign telling people to go to the other side.

Rover
09-20-2012, 01:24 PM
It was used often (weather permitting)

Not to be argumentative, but why would any business close a section that is used often and is profitable, or at least creates a draw for the rest of their business? And, if they determined it to be not-profitable, should they be forced to keep it open and in service at a loss? What would you do as a business owner?

I think sometimes we want things to be what they are not. Wishful thinking doesn't make facts. The truth is there is very little on-canal eating/drinking now. OKCitians prefer the comfort of indoor and the bug free climate controlled eating areas except on 25-30 really fine evenings. On top of that, their is very little foot traffic along the canal level in lower BT, even in front of the theaters. It is lively at street level, not so much at canal level. The most exciting thing for patio diners to see at TKs or the new restaurant is the back of the Sonic building - an area devoid of complementary activity. People arrive and park in the lot and enter from the south...nobody walks there from the canal or takes a canal boat there.

Like shopping centers place anchor stores at each end to get people traffic throughout the mall when they walk between them, the Canal needs a popular draw at the east end of the current TK parking lot. Build the structured parking at the boulevard facing side on the west end of the parking lot and make the people walk past these places. Activity will beget activity. Instead of trying to force them to do something that will be unsuccessful, try creating an atmosphere that will make it profitable to do what is preferred.

Rover
09-20-2012, 02:23 PM
Possible answer...don't build anything on the lot, but make it a passageway to create traffic. Line it on East and West with small shops & outdoor seating. Entrance to the shops from the canal side. Boulevard side for drop off and pick up only.
2636

BoulderSooner
09-20-2012, 02:30 PM
Possible answer...don't build anything on the lot, but make it a passageway to create traffic. Line it on East and West with small shops & outdoor seating. Entrance to the shops from the canal side. Boulevard side for drop off and pick up only.
2636

that is not a possible plan

Fantastic
09-20-2012, 02:51 PM
The most exciting thing for patio diners to see at TKs or the new restaurant is the back of the Sonic building - an area devoid of complementary activity.

Only partially true. Asside from the organized break dancing, I have seen other activities (mostly music related) on that little stage area. True these events are few and far between, but they do happen on occasion. I would like to see that area put to more use for entertainment.


People arrive and park in the lot and enter from the south...nobody walks there from the canal or takes a canal boat there.


Again, only partially true. Yes the majority of people enter from the parking lot side. But there is a large number of people (tourists and locals alike) that enjoy walking the Canal from end to end. Usually they complain about the parking lot only entrance. As far as Water Taxi passengers go... you are DEAD WRONG on that one, friend. The Toby Keith's dock is BY FAR the most popular drop off point along the tour (and it's not because that's where they parked). There is a very large number of people who ask to be let off there. When asked if they are eating there or if this is where they parked, a vast majority say are eating there, and will eventually be picked up there again with to-go boxes (either that or they are going up the ramp to Earl's)

CuatrodeMayo
09-20-2012, 03:27 PM
that is not a possible plan

I really don't know why you post these useless bits of commentary on this site if you don't bother to provide any shred of supporting reasoning.

Stating the reason or reasons why this idea is not possible would be a good start.

Rover
09-20-2012, 03:35 PM
that is not a possible plan

Okay, I'll bite...why not?

Rover
09-20-2012, 03:39 PM
If we put parking at the ends and the primary entances and exits on the canal side with destinations in between, would it not help? The boulevard will see the back of the theaters and the parking lots....pretty bad.

Using the exiting opening as a passage/plaza might encourage funneling more foot traffic from parking and walking in bricktown and less that just drives into the backside and goes ONLY to a single destination.

Just the facts
09-20-2012, 03:44 PM
I like the idea of adding side retail between the canal and parking. Heck, even a side enterance to the restraunt wouldn't be bad, especially if it had a covered canopy leading out to the canal.

Rover
09-20-2012, 03:46 PM
Only partially true. Asside from the organized break dancing, I have seen other activities (mostly music related) on that little stage area. True these events are few and far between, but they do happen on occasion. I would like to see that area put to more use for entertainment.



Again, only partially true. Yes the majority of people enter from the parking lot side. But there is a large number of people (tourists and locals alike) that enjoy walking the Canal from end to end. Usually they complain about the parking lot only entrance. As far as Water Taxi passengers go... you are DEAD WRONG on that one, friend. The Toby Keith's dock is BY FAR the most popular drop off point along the tour (and it's not because that's where they parked). There is a very large number of people who ask to be let off there. When asked if they are eating there or if this is where they parked, a vast majority say are eating there, and will eventually be picked up there again with to-go boxes (either that or they are going up the ramp to Earl's)

I think rather than catagorizing is as "partially" true, it is more accurately "mostly" true. There is nothing that creates continuous foot traffic at the bottom end. There is no energy and excitement created along the canal itself. Nobody wants to sit outside in marginal weather and watch water in a concrete ditch. It is the activity and the liveliness that people want to see and be a part of. Otherwise, you may as well be grilling burger on your backyard patio in the burbs. The outdoor store might have helped if it would have been on the west side of the property with the parking lot on the south and east sides with the main entrance abuting the corner of the canal. People exit their cars and walk away from the canal. And, there is nothing to attract that clientel to the upper part of the canal where the restaurants, etc. are. People just get back in their car and drive away. The anchors need to be ON the canal.

Rover
09-20-2012, 03:53 PM
The Residence Inn does not funnel their clientel onto the canal, but rather onto the parking lot OPPOSITE the canal. They even created their own barrier on the backside, something you RARELY see occupied.

Even Sonic failed to create a connection to the canal.

And the theater creates traffic above the canal, not on it. It almost makes the canal something to be overcome, not something that feeds it and it feeds the canal.

Red Pin...well, you have to know it is there and it doesn't create any substantial traffic or great interaction with the canal.

All in all, it is no wonder that there is no great rush to put another "patio" on the canal in an area that is woefully underutilized.

CuatrodeMayo
09-20-2012, 04:33 PM
Attention Architects, Designers, Architectural Students! | OKC Central (http://blog.newsok.com/okccentral/2012/09/20/attention-architects-designers-architectural-students/)

I'll repost my comment from the blog here:


While I doubt “they don’t know how to design this building differently”, the blame for this must fall on the developer. The architect can’t make his client spend more money or “do the right thing” from an urban design standpoint. Ultimately the developer is the client of the architect and unless the developer is asking for something illegal, the architect will design what his client desires within the constraints of budget. As an employee of Rees, Jason Wint does not have much say in the decision to take the job. His directive from his firm is to design a building to meet the requirements of their client. If he did make that statement about lacking the ability to design the building any other way, then that is unfortunate. However, his responsibility is to his client and it is unfair to call him out this way. The portions of the design that are in question are 100% the results of client requirements and not a lack of skill or understanding on the part of the design team. I realize this is frustrating, but to throw blame around wherever it will stick is reckless.

I’d love to take a crack at this design problem, but I don’t want to step on the toes of a fellow architect. I have no doubt, that if Mr. Wint didn’t have the constraints of budget, client requirements, etc., he could design a building that would make all of us happy.

If I am going to spend my time designing a better OKC, I'd rather devote my effort to other places. I'm particularly excited about some ideas for the Plaza District, but that is a discussion for another time and thread...

Fantastic
09-20-2012, 06:16 PM
I think rather than catagorizing is as "partially" true, it is more accurately "mostly" true. There is nothing that creates continuous foot traffic at the bottom end. There is no energy and excitement created along the canal itself. Nobody wants to sit outside in marginal weather and watch water in a concrete ditch. It is the activity and the liveliness that people want to see and be a part of. Otherwise, you may as well be grilling burger on your backyard patio in the burbs. The outdoor store might have helped if it would have been on the west side of the property with the parking lot on the south and east sides with the main entrance abuting the corner of the canal. People exit their cars and walk away from the canal. And, there is nothing to attract that clientel to the upper part of the canal where the restaurants, etc. are. People just get back in their car and drive away. The anchors need to be ON the canal.

Don't get me wrong, I absolutly agree with you, I was just pointing out that there are things going on, and people walking around in that part of the Canal. But it is true and you are 100% correct when you say that the anchors need to be on the Canal, and that would bring more activity.



If we put parking at the ends and the primary entances and exits on the canal side with destinations in between, would it not help? The boulevard will see the back of the theaters and the parking lots....pretty bad.

Using the exiting opening as a passage/plaza might encourage funneling more foot traffic from parking and walking in bricktown and less that just drives into the backside and goes ONLY to a single destination.

Very much agree.

Fantastic
09-20-2012, 06:17 PM
The Residence Inn does not funnel their clientel onto the canal, but rather onto the parking lot OPPOSITE the canal. They even created their own barrier on the backside, something you RARELY see occupied.

Even Sonic failed to create a connection to the canal.

And the theater creates traffic above the canal, not on it. It almost makes the canal something to be overcome, not something that feeds it and it feeds the canal.

Red Pin...well, you have to know it is there and it doesn't create any substantial traffic or great interaction with the canal.

All in all, it is no wonder that there is no great rush to put another "patio" on the canal in an area that is woefully underutilized.

All true

dankrutka
09-20-2012, 09:36 PM
I'll repost my comment from the blog here:


If I am going to spend my time designing a better OKC, I'd rather devote my effort to other places. I'm particularly excited about some ideas for the Plaza District, but that is a discussion for another time and thread...




OKC needs this area and others to develop positively. A tourist is 100 times more likely to see Bricktown than the Plaza District...

onthestrip
09-20-2012, 10:00 PM
OKC needs this area and others to develop positively. A tourist is 100 times more likely to see Bricktown than the Plaza District...

A city has to focus on things for its residents too, not just worry about tourist districts.

bluedogok
09-20-2012, 10:20 PM
The problem is that 'entertainment districts' aren't sustainable. Bricktown either needs to evolve or die.

Say what? (this will be a shock to folks in several decades-old entertainment districts across the country)
Practically the only "new" buildings being built on many of the existing surface parking lots in Denver's LoDo area is residential, most with ground floor retail and this areas life as an entertainment district is almost 30 years old. On our street there are many office/residential in many of the original buildings, an apartment on the top floor of our building and in the building next to us. Most vibrant entertainment districts morph into a mixed use district. The Dallas West End is a prime example of an entertainment district that stagnated because it stayed mainly an entertainment district. There were a few offices, my former company in Dallas was located next to Dick's last Resort and moved out because of the issues of being located down there, many of the same issues we face being located in LoDo. I would actually prefer being in another part of Downtown Denver rather than right in LoDo.

dankrutka
09-21-2012, 01:32 AM
A city has to focus on things for its residents too, not just worry about tourist districts.

Agreed. That's why I said "AND." We need both and more...

Praedura
09-21-2012, 12:43 PM
A nice shot of where the restaurant will go:

http://1.bp.blogspot.com/-7a2MxU4jK3w/T4e8bSVic7I/AAAAAAAAAJs/n2rmRDEtLi4/s800/Bricktown+2.JPG

Taken from this blog entry:
The Fantastic Adventures Of Oklahoma City: Cha-Ching! A Lower Bricktown Moneyball! (http://fantasticokc.blogspot.com/2012/04/cha-ching-lower-bricktown-moneyball.html)

That blog post is from April, long before the current controversy, but still a good read.

Fantastic
09-21-2012, 01:03 PM
A nice shot of where the restaurant will go:

http://1.bp.blogspot.com/-7a2MxU4jK3w/T4e8bSVic7I/AAAAAAAAAJs/n2rmRDEtLi4/s800/Bricktown+2.JPG

Taken from this blog entry:
The Fantastic Adventures Of Oklahoma City: Cha-Ching! A Lower Bricktown Moneyball! (http://fantasticokc.blogspot.com/2012/04/cha-ching-lower-bricktown-moneyball.html)

That blog post is from April, long before the current controversy, but still a good read.

Hmmm... I was about to delete that (didn't feel it was well written).

Praedura
09-21-2012, 01:14 PM
Ah, so that's you!

No, don't delete that -- it's a good read. Informative and funny. Especially like your description of the spousal disagreement on the tastiness of Mickey Mantle's food, and the attempt by water taxi guides to draw away attention from the dull/empty sections of the canal.

Fantastic
09-21-2012, 01:55 PM
Ah, so that's you!

No, don't delete that -- it's a good read. Informative and funny. Especially like your description of the spousal disagreement on the tastiness of Mickey Mantle's food, and the attempt by water taxi guides to draw away attention from the dull/empty sections of the canal.

Thanks! That's the best compliment I've recieved in a while! And for the record... when I said in the blog that I had no problem with the development, I was more focused on the idea of it shielding the parking from the canal (I don't want anyone confused by what I ment there)... I would have gone further into detail in future blogs about how the development could be better, but I quit writing the blogs due to a summer long crisis (I plan on writing again soon)

Pete
10-15-2012, 01:25 PM
Revised plan for restaurant building to be considered by OCURA on Wednesday:



http://www.okctalk.com/images/pete/ocura0.jpg


http://www.okctalk.com/images/pete/ocura1.jpg


http://www.okctalk.com/images/pete/ocura2.jpg


http://www.okctalk.com/images/pete/ocura3.jpg


http://www.okctalk.com/images/pete/ocura4.jpg


http://www.okctalk.com/images/pete/ocura7.jpg


http://www.okctalk.com/images/pete/ocura5.jpg


http://www.okctalk.com/images/pete/ocura6.jpg

CaptDave
10-15-2012, 01:34 PM
An improvement over the original and relatively easy reconfiguration. Not sure why this wasn't the design submitted from the beginning. I would prefer more height - at least 3 floors - but what would occupy that space? Is it cost prohibitive to build that space as a blank slate that could be configured as commercial, residential, or retail eventually? I know it would only add to the large amount of upper floor empty space in Bricktown, but that location should be in demand for something in the relatively near future.

Praedura
10-15-2012, 01:40 PM
That is much, much better!

Love the sign and the patio deck.

Pete
10-15-2012, 01:45 PM
Big Improvement but why not make the deck bigger?

I wonder if there is some reason they can't extend it further to the west. Seems strangely truncated.

dankrutka
10-15-2012, 01:46 PM
Definitely an improvement. I also wish it were taller, but I appreciate the interaction with the canal.

Just the facts
10-15-2012, 01:55 PM
oops - never mind. Looked at it backwards.