development
|category1=Central Business District
|category2=Office Buildings
|category3=Tall Buildings
|category4=Buildings with Retail Space
|
|project=Robinson Renaissance
|address=119 N. Robinson (http://g.co/maps/d27km)
|status=complete
|owner=Oklahoma Commissioners of the Land Office
|cost=$8,950,000 9/30/14
|architect=
|start=
|finish=1927
|contractor=
|height=150 feet / 12 floors
|sq. feet=179,887 SF
|acerage=.2
|other=
|
|image=http://www.okctalk.com/images/wikiphotos/robinsonren1.jpg
|

Information & Latest News
9/30/14: Sold for $8,950,000 to the Oklahoma Commissioners of the Land Office
Links
County Assessor Record (http://www.oklahomacounty.org/assessor/Searches/AN-R.asp?ACCOUNTNO=R124431000)
Gallery

so is this building a bunch of offices or an apartment?

Offices. Retail on first floor, a large, popular, mall-style food court on basement level. Perhaps the most underrated/invisible renovation of a historic structure downtown, because it happened before the current wave of downtown redevelopment.

The retail has never been successful and the food court needs a facelift. While all else around them are being built and renewed, RR (and FNC) have fallen behind.

200 Park for Her seems to be doing a good level of business, and MidFirst Bank takes up a considerable amount of first floor retail space. The other retail space suffers by only opening to the inside, where there is only foot traffic during lunch time.

A computer repair business has opened and closed recently, but hasn't Doctor moved an office into the space recently? That kind of service business seems like it would do better with an interior space than traditional retail.

As to the food court, it's a little '80s for sure - but it's well maintained and I actually like it quite a bit. The Library is a good bar with some good food, and the Chicken Etc. in the food court has the best fried chicken downtown.

The other retail space suffers by only opening to the inside, where there is only foot traffic during lunch time.

This is one of the things I don't understand why the retail and building owners can't figure out. Retail needs to open to the sidewalk for a whole host of reasons.

Some photos of the interior...

Is the Library (restaurant / bar) still open here?

http://www.priceedwards.com/sites/default/files/imagecache/propertyThumb/for-lease/images/Atrium%20%28Small%29.jpg

http://www.priceedwards.com/sites/default/files/imagecache/propertyThumb/for-lease/images/Food%20Court%20%28Small%29.jpg

To tie into another thread, re-open Anna Maude. (joking)

The Library is still open. A few years ago, it was one of the better burgers downtown. They haven't gotten any worse, but there are several new and better options. I still like their bar, though.

The Library had closed last I went down there.

Closed for business or closed for the day?

Urbanspoon.com shows the Library as closed:

Library of Food & Spirits - Downtown - Oklahoma City | Urbanspoon (http://www.urbanspoon.com/r/46/500884/restaurant/Downtown/Library-of-Food-Spirits-Oklahoma-City)

Yeah, I was getting ready to post that it closed several months ago, but got sidetracked.

Urbanspoon.com shows the Library as closed:

Library of Food & Spirits - Downtown - Oklahoma City | Urbanspoon (http://www.urbanspoon.com/r/46/500884/restaurant/Downtown/Library-of-Food-Spirits-Oklahoma-City)

Interesting, I had a bar idea that I was interested in trying (or really, looking into the feasibility of) in part of the first national bank vault. When I got a tour of it, the property manager said the Library guys were looking into using part of it. I wonder if that is part of the reason they closed?

However if they shut down completely, it wouldn't surprise me, it was a restaurant and bar that only stayed open till 8 and didn't really promote itself at all.

I guess I should have gone more often.

Bummer. I was planning to go on Monday (am not usually downtown during the day but am off for Veterans Day).

Can't resist at least one photo from when the building was new, previously called the "Perrine" and also "Cravens" Building.

http://i83.photobucket.com/albums/j286/UnFrSaKn/Old%20Oklahoma%20City/Perrine-Cravens/perrine-cravens1.jpg

Interesting, I had a bar idea that I was interested in trying (or really, looking into the feasibility of) in part of the first national bank vault. When I got a tour of it, the property manager said the Library guys were looking into using part of it. I wonder if that is part of the reason they closed?

However if they shut down completely, it wouldn't surprise me, it was a restaurant and bar that only stayed open till 8 and didn't really promote itself at all.
Oh man, great minds think alike! I've dreamed of putting a bar into the First National vault since the day Boatmen's hijacked the bank operations and took them to Leadership.

When I worked downtown (1993) I would go there for lunch often.

This building has sold and I don't think I saw anything about this in the news section of OKC TALK.

Oklahoma's Commissioners of the Land Office buys Robinson Renaissance building in downtown Oklahoma City | NewsOK.com (http://m.newsok.com/oklahomas-commissioners-of-the-land-office-buys-robinson-renaissance-building-in-downtown-oklahoma-city/article/5362481)


The Commissioners of the Land Office state agency has bought its own piece of the action downtown: the 13-story Robinson Renaissance office building at 119 N Robinson Ave.

Tenants, which include law firms and other service firms, need not worry about an incoming rush of state agencies: space in Robinson Renaissance remains on the open market.

“The Commissioners of the Land Office has one role in life: to make as much money for public education as we can,” Birdwell said.

We did a story on 10/30 I just didn't link it here:

OKCTalk - Robinson Renaissance building sells in the heart of downtown (http://www.okctalk.com/content/62-robinson-renaissance-building-sells-heart-downtown.html)

1903219032

I don’t know the name or if it has its own thread, but the building across the street just sold.

1903219032

I don’t know the name or if it has its own thread, but the building across the street just sold.

that is robinson renaissance

looks like it was up for auction last month with a 10.2 mil starting price ..

the state paid 8.95 mil for it in 2014

This is another good candidate for residential conversion.

Another building purchased by Tanenbaum that'll be converted to multi-family.

According to the last office property survey by Price Edwards at the end of 2023, this building was 61% vacant.

I believe Tanenbaum will keep the current commercial tenants while he works out the residential conversion plans.


Really wish Tanenbaum or someone else would do the same with the Dowell Center building.

Not my idea... ...I was standing in front of Gilded Acorn talking with Chef Andrew Black about this building a few months ago, but he is exactly right... ...a hotel conversion of this building makes a crazy amount of sense. It is already configured like an atrium hotel, with the glassed-in light well and the terraced floors. Combine that with the F&B and retail spaces on the ground floor plus LOTS more F&B in the basement...it would be a cinch.

Also, if I lose Snow Pea in this deal imma be PISSED

Also, if I lose Snow Pea in this deal imma be PISSED

What's good there? I went once and the fried rice had an old oil flavor and haven't tried them again because of how good the competition is with places like Chow's, Golden Phoenix, Fung's, VII, etc.

I’m not comparing it to Chow’s et al…I live downtown and I work downtown. Just looking to keep a true pan-fried option nearby. Pork fried rice is solid.

I also work downtown it doesn't need to be the best; I am just looking for recommendations I don't need to get in my car for. I had one bad experience, I am really bad of not giving places a second chance because we have such great options here for just about everything. We are honestly spoiled when it comes to food here and I love it.

What's good there? I went once and the fried rice had an old oil flavor and haven't tried them again because of how good the competition is with places like Chow's, Golden Phoenix, Fung's, VII, etc.

I agree. Snow Pea is fast and cheap, but not so good.

I agree. Snow Pea is fast and cheap, but not so good.

We find it to be hit or miss. When they are on...its pretty decent food for lunch place. The off days seem to be oil too hot or old and the are rushing food out. Not a lot of options for reasonable priced downtown chinese food though

Pete do you have any recent interior shots of the atrium? I’ve driven by here a thousand times and always admired the architecture. It took me until now to look up what few images I could find on Google of the inside. Incredible building. Downtown office space being converted to housing is some of the best news we can receive

http://www.okctalk.com/images/pete/robren072824a.jpg


http://www.okctalk.com/images/pete/robren072824b.jpg

http://www.okctalk.com/images/pete/robren072824a.jpg


http://www.okctalk.com/images/pete/robren072824b.jpg

These pictures a several years dated. The previous owner, which I believe was the state as an investment, renovated the lobby 1st and 2nd floors and elevators recently. This will be excellent housing. With this and the Harlow, this will start adding a decent population in the core.

Plus add in potential with OG&E or other buildings that could easily be converted. There is definitely a need for this type of housing.

It's such an interesting mix of old and new. It's really a unique structure with that atrium. Is this class B space?

Hotel would be great here.

If anything with Legends happens, i wonder how many of these are going to make it?

Those pics don’t include most of the basement food court, which is robust, though half-empty thanks to the greatly-reduced number of office workers downtown over the past 4 years. Besides the aforementioned Snow Pea there are two - TWO! - African places (one is Kenyan and I’ve really enjoyed the few things I’ve gotten there), plus a place that has some Mexican dishes (but I think you can also get more traditional sandwich fare from them too). Probably 3-4 stalls are currently vacant. There is also the former home of The Library, which has probably been 15 years empty at this point. It’s a more formal wood-paneled place that felt a bit like a Garfield’s or something. Would make a great bar.

Those pics don’t include most of the basement food court, which is robust, though half-empty thanks to the greatly-reduced number of office workers downtown over the past 4 years. Besides the aforementioned Snow Pea there are two - TWO! - African places (one is Kenyan and I’ve really enjoyed the few things I’ve gotten there), plus a place that has some Mexican dishes (but I think you can also get more traditional sandwich fare from them too). Probably 3-4 stalls are currently vacant. There is also the former home of The Library, which has probably been 15 years empty at this point. It’s a more formal wood-paneled place that felt a bit like a Garfield’s or something. Would make a great bar.

I think the library was open until 2014 ..

Those pics don’t include most of the basement food court, which is robust, though half-empty thanks to the greatly-reduced number of office workers downtown over the past 4 years. Besides the aforementioned Snow Pea there are two - TWO! - African places (one is Kenyan and I’ve really enjoyed the few things I’ve gotten there), plus a place that has some Mexican dishes (but I think you can also get more traditional sandwich fare from them too). Probably 3-4 stalls are currently vacant. There is also the former home of The Library, which has probably been 15 years empty at this point. It’s a more formal wood-paneled place that felt a bit like a Garfield’s or something. Would make a great bar.

And don't forget Mom's Kitchen..... best chicken nuggets in the city, by far.

I think the library was open until 2014 ..
For real? Feels like it’s been gone much longer than that.

For real? Feels like it’s been gone much longer than that.

I think so .. but that is still long ago so my memory is fuzzy as well ..

the last yelp review is from 2013 .. but i think i was there in 2014 as well ..

I think so .. but that is still long ago so my memory is fuzzy as well ..

the last yelp review is from 2013 .. but i think i was there in 2014 as well ..

We have our own little private club attached to my office for hanging out so I don't go out for after work drinks anymore. Has anyplace really replaced The Library or the Oyster Bar at Colcord? Nice places downtown with just a little bit of dive bar in them for cheap beer and drinks after 5? I know the out of downtown stuff like the Cock and Ednas are still thriving but thinking core area.

I think so .. but that is still long ago so my memory is fuzzy as well ..

the last yelp review is from 2013 .. but i think i was there in 2014 as well ..

March of 2013.

https://journalrecord.com/2013/03/the-library-closes-a-chapter-longtime-downtown-restaurant-shuts-its-doors-looking-for-new-location-real-estate/

We have our own little private club attached to my office for hanging out so I don't go out for after work drinks anymore. Has anyplace really replaced The Library or the Oyster Bar at Colcord? Nice places downtown with just a little bit of dive bar in them for cheap beer and drinks after 5? I know the out of downtown stuff like the Cock and Ednas are still thriving but thinking core area.

Yes, had the privilege of checking out your spot for a whiskey tasting a while back. If I had that set up, I wouldn’t venture out often either!

We have our own little private club attached to my office for hanging out so I don't go out for after work drinks anymore. Has anyplace really replaced The Library or the Oyster Bar at Colcord? Nice places downtown with just a little bit of dive bar in them for cheap beer and drinks after 5? I know the out of downtown stuff like the Cock and Ednas are still thriving but thinking core area.

The Flea.

We have our own little private club attached to my office for hanging out so I don't go out for after work drinks anymore. Has anyplace really replaced The Library or the Oyster Bar at Colcord? Nice places downtown with just a little bit of dive bar in them for cheap beer and drinks after 5? I know the out of downtown stuff like the Cock and Ednas are still thriving but thinking core area.

The Flea downtown is a solid dive bar. Cheap drinks with pool/darts and a decent patio. My only gripe is the bathrooms are pretty horrible.

We have our own little private club attached to my office for hanging out so I don't go out for after work drinks anymore. Has anyplace really replaced The Library or the Oyster Bar at Colcord? Nice places downtown with just a little bit of dive bar in them for cheap beer and drinks after 5? I know the out of downtown stuff like the Cock and Ednas are still thriving but thinking core area.

JJ's Alley

Park Harvey Sushi immediately comes to mind.

Kind of crazy how commercial rates have continued to climb despite all of the inventory and so many people moving to WFM. Post pandemic, I was eyeing a potential move in case my landlord did something with the building we've been in for 30ish years. I was thinking with all of the vacancy, I could get a steal... and really? Nope. They'd apparently rather sit on empty inventory than admit that these properties don't command the rents they used to.

Kind of crazy how commercial rates have continued to climb despite all of the inventory and so many people moving to WFM. Post pandemic, I was eyeing a potential move in case my landlord did something with the building we've been in for 30ish years. I was thinking with all of the vacancy, I could get a steal... and really? Nope. They'd apparently rather sit on empty inventory than admit that these properties don't command the rents they used to.
Arvest Tower has the best space for cheaper offices downtown. 17.50-19/sqft for spaces with a good TI allowance on a regular multi year lease, or executive suites with wifi/ coffee/ water services included for under $500 for an office for a 6 month lease, or $515 for mtm. These offices were done last year too, so nice and new!

Kind of crazy how commercial rates have continued to climb despite all of the inventory and so many people moving to WFM. Post pandemic, I was eyeing a potential move in case my landlord did something with the building we've been in for 30ish years. I was thinking with all of the vacancy, I could get a steal... and really? Nope. They'd apparently rather sit on empty inventory than admit that these properties don't command the rents they used to.

I have heard many commercial real estate loans have restrictions on how low the property owner can charge per foot. Sometimes a loan has to have a revenue potential to justify mortgage amount.

I have heard many commercial real estate loans have restrictions on how low the property owner can charge per foot. Sometimes a loan has to have a revenue potential to justify mortgage amount.

Kind of amazing that some banks would choose for the revenue to be nothing rather than something.

You know that's a problem across the country. There's no pressure to the property owners to reduce the price to put someone in there. They have the long-term goal in mind and can sit with empty structures for a LONG LONG LONG time and still be fine. I was watching something on the news but I can't remember where it was at this moment, where a particular city was looking at charging the property owners a "empty space" fee to encourage them to make better deals to keep buildings from sitting vacant. Commercial office space is one of those we're going to see a lot more of this when the leases expire in the next few years.

It's one thing if there just isn't a market, but how many of us have seen regular commercial spaces sit vacant for years and years when something gets filled in next door or even built while the existing place continues to sit because the landlord won't negotiate? If the vacancy was dis-incentivized, maybe it would help encourage them to stop this practice.

I didn't realize this even went for auction and a sale at the minimum bid amount doesn't inspire a lot of confidence in how downtown is going to weather the commercial real estate crisis...

https://www.loopnet.com/Listing/119-N-Robinson-Ave-Oklahoma-City-OK/31751332/

^

That's because it was only about 60% occupied and is an old, chopped up building.

Anybody who bought it was going to have to put a ton money into it, as Tanenbaum is planning to do.

I'm a bit surprised since I'd assume the state has deeper pockets and would be less sensitive to the short term losses. Any predictions on what will happen to the rest of the buildings downtown which also have low occupancy and the added baggage of loans up for renewal?

I'm sure the state realized the downward trend for office space, especially Class B.

As far as I know, they've never put a ton of money into properties.

It wasn't truly an auction. The seller was the Commissioners of the Land Office, so the auction is more of a procedural formality. Tanenbaum likely approached them about purchasing the property at around $10.2.
19063

I knew a few people who wanted to sell commercial office space and instead of listing it and the brokers having to answer calls and back and forth with borrowers, they just listed it for auction at a minimum amount and it was purchased for more than originally they would have sold it for.

With how office space is now, it wouldn't surprise me if this became normal practice.