I don't understand this little building...one room...two at the most. What will it be used for?http://img.tapatalk.com/d/14/04/24/2yha9eba.jpghttp://img.tapatalk.com/d/14/04/24/u8u9y9e2.jpg


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I don't understand this little building...one room...two at the most. What will it be used for?Doesn't really matter. Their property, their house.

That's an interesting perspective. So, if something requires excessive maintenance and becomes a visual sore and dead spot, it isn't a big deal? If tenants have problems and you can't keep it leased except to low paying renters and they cant afford maintenance, it isn't a problem?

If you don't believe that poor constructions standards don't adversely affect property values, in downtowns or elsewhere, I find that an interesting hypothesis. If you think urban settings aren't subject to rolling ghetto's, I also find that interesting.

I'm going to let you reread what I said and see if you come to the same conclusions, because the only way you understood me to say those things is reading things into my text that simply aren't there.

I don't understand this little building...one room...two at the most. What will it be used for?

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As I understand it, it's being built because the brownstone it's attached to does not have a terraza and they wanted one. So it will be whatever they use it for on the inside + a terraza. What I'm more interested to see is what exactly they do with the yard. I assume they'll fence it in, but how is the big question.

I'm going to let you reread what I said and see if you come to the same conclusions, because the only way you understood me to say those things is reading things into my text that simply aren't there.

In the sense of nothing guarantees anything, I guess you are right. However, to dismiss the importance of having quality sustainable development to the maintainability and the continued desirability of an area is puzzling. It will be quite awhile before downtown is saturated to the point of insuring continued price escalation (above and beyond inflation) and pockets CAN depreciate if they dilapidate more quickly than they should.

I don't understand this little building...one room...two at the most. What will it be used for?


The owners have a three story brownstone. I've not been inside but that likely means they have a bedroom on the first floor with an adjacent bathroom and a two car garage. The second floor has a living room, kitchen, dining room. The third floor has either a big master and a study or two reasonably sized bedrooms. If you buy a four story brownstone the fourth floor is a big family room and a rooftop patio. So, this addition is about the size of the top floor family room on the four story brownstone. It's as if they added the fourth floor and they've now got a rooftop deck as well. In addition, they've got a small yard, which is nice for them because they have a child who can play there. I've seen the plans and IIRC, the yard will be fenced with the same wrought iron as the rooftop deck.

The owners have a three story brownstone. I've not been inside but that likely means they have a bedroom on the first floor with an adjacent bathroom and a two car garage. The second floor has a living room, kitchen, dining room. The third floor has either a big master and a study or two reasonably sized bedrooms. If you buy a four story brownstone the fourth floor is a big family room and a rooftop patio. So, this addition is about the size of the top floor family room on the four story brownstone. It's as if they added the fourth floor and they've now got a rooftop deck as well. In addition, they've got a small yard, which is nice for them because they have a child who can play there. I've seen the plans and IIRC, the yard will be fenced with the same wrought iron as the rooftop deck.

In doing the addition, they get two outdoor spaces and some extra square footage. I guess it works and if that's what has to be done to get the owners to finish the styrofoam covered walls, go for it.

Looking at the one story addition this morning, when you're looking from the west the addition basically disappears up against the now bricked wall of the adjacent brownstone. I actually think once this is done it's going to be an interesting part of the street, and I'm jealous of that little pocket of yard they're going to have. Or rather, my dogs are jealous. They have to hang out on a porch without grass to roll in. I've thought about putting grass on my top floor patio, but one of my dogs is a digger, and I think I'd have more of a mess than a lovely grass patio.

Bricks! Thanks to 5Alive for the photos:



http://www.okctalk.com/images/pete/brownstones042414.jpg


http://www.okctalk.com/images/pete/brownstones042414b.jpg

Bricks are even higher now. And for some reason, they're putting a construction fence around the two lots across the street. I haven't heard that any plans have been approved so am unsure what's going on over there.

Bricks are even higher now. And for some reason, they're putting a construction fence around the two lots across the street. I haven't heard that any plans have been approved so am unsure what's going on over there.

No, no plans have even been submitted for that site.

I doubt this is the case, but is there any chance that approval was granted for Brownstones way back when, but were just never built and they therefore still have the approval to build them?

More likely, they're just going to go ahead and brick in the wall, which I wouldn't think would require a permit, but if it's taking up 2 lots, maybe it's something bigger.

Looking at the one story addition this morning, when you're looking from the west the addition basically disappears up against the now bricked wall of the adjacent brownstone. I actually think once this is done it's going to be an interesting part of the street, and I'm jealous of that little pocket of yard they're going to have. Or rather, my dogs are jealous. They have to hang out on a porch without grass to roll in. I've thought about putting grass on my top floor patio, but one of my dogs is a digger, and I think I'd have more of a mess than a lovely grass patio.

Most of the new urbanists on here would probably not have jealous dogs at all because they would just go for it..

Actually, I just heard today that the two lots where the flats were to be built might have contracts pending with separate individuals. If so, I would suspect we'll see more brownstones there. And the two lots adjacent to the one story building on the NW side of 3rd St. have sold and closed. A family bought both lots but I don't know what their plans are.

Actually, I just heard today that the two lots where the flats were to be built might have contracts pending with separate individuals. If so, I would suspect we'll see more brownstones there. And the two lots adjacent to the one story building on the NW side of 3rd St. have sold and closed. A family bought both lots but I don't know what their plans are.

I was thinking that I had heard the Bill Gummerson had purchased these lots to build spec homes on... I could be wrong

I was thinking that I had heard the Bill Gummerson had purchased these lots to build spec homes on... I could be wrong

Could be. He's been finishing out a bunch of the existing brownstones. Maybe he already has them pre-sold to 2 different individuals and that's the reason I heard what I did.

Directly west of this little expansion project are 4 lots.

2 each have been sold to private buyers in the last few months.


There are two lots directly west of the Brownstones on the south side of the street and as of yet, have not been sold. Still owned my Maywood Flats LLC.

So if these are being developed by different developers, will we see something consistent with the Neo Dutch Brownstone look of what's been developed or is there wiggle room for something different?

https://farm3.staticflickr.com/2925/13988656256_4e07d84b2e_b.jpg (https://flic.kr/p/nj8w9y)
Deep Deuce (https://flic.kr/p/nj8w9y) by lazio85 (https://www.flickr.com/people/77483833@N04/), on Flickr

Is it me or does the brick of the 1-story not match that of the brownstone? Is that by design?

I was thinking the same thing, but thought it was just me so I didn't mention it.

I'm sure it's meant to match because all the other design elements like windows are designed to match.

However, unless you warehouse bricks from the same lot from the original construction, they will never match completely.

Also, the Brownstones were built six years ago... Bricks do weather a bit.

Also they haven't cleaned the grout off of the face yet. That makes it look lighter from a distance.

I see. Hopefully they were trying to match. That's probably all we can ask for. As long as they weren't careless about it I'm cool.

Is it me or does the brick of the 1-story not match that of the brownstone? Is that by design?

Per the owners, the bricks and mortar are an exact match to the existing mortar. It will take awhile for the mortar to fade. I have seen the mortar dry on scraps around the addition and it's much lighter. I also looked at the existing mortar and it indeed has a faint pink tinge to it. Any differences in brick color may simply be differences in "dye lot" which definitely happens with paint, fabric, wallpaper and, I'm guessing, brick.

Is it me or does the brick of the 1-story not match that of the brownstone? Is that by design?

Yeah, it's 1 story.

HAHA, wtf. They bricked right over the real estate banner that is hanging up. I feel like it is symbolic, but I am also easily entertained.

Years from now when they're tearing down the 1-story addition to add a full Brownstone because there are no other options for expansion due to maxed out density in DD, someone will find that and shake their head...

Years from now when they're tearing down the 1-story addition to add a full Brownstone because there are no other options for expansion due to maxed out density in DD, someone will find that and shake their head...

lol…That's literally never going to happen…Unless OKC starts seeing an influx of +5% population growth every year for some 25 year span.

I didn't say how many years... :-)

HAHA, wtf. They bricked right over the real estate banner that is hanging up. I feel like it is symbolic, but I am also easily entertained.

No they didn't.

No they didn't.


Oh, yea?

https://pbs.twimg.com/media/BnH7hvRCQAABOVO.jpg:large

Looks torn to me...

It does look sort of torn, but why would they not just take it all down? lol good stuff.

Couldn't reach?

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What a non-issue. They clearly removed the part of the banner that was in the way of the bricks that have been put up, and the rest of it will almost certainly be removed when they finish the other half of the wall.

No one ever said it was an issue. It appeared they had just bricked over it and I found it funny. However, blown up on a non-mobile screen - it looks like they cut the banner. So it isn't funny anymore.

Anyways so about those Brownstones... That's a lot of brick! Would be neat to see them try and grow vines up it.

Here's some pictures from yesterday with the one story addition and the cleaned up sides:

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Anyone know how the auction went?

Everything sold, including the 2 lots between the brownstones and the Maywood Apartments, which reportedly sold for $140,000. I was told everyone had to put down 10% and close within 30 days.

Forgive me, but what was the auction for?

Ron Bradshaw wanted to get rid of his last 3 brownstones and the two lots he held. He probably wants to direct his attention to his other projects. Which is fine with me. Owners have a vested interest in their houses looking good. Since 13 lots are sold as well, hopefully we'll see some new construction soon.

What are the odds some of these lots are being held for flipping at a profit years down the road? I mean it doesn't take a real estate agent to guess that housing/lot values are going to rise over the next 5-10 years.

I believe the last unoccupied brownstone just sold, although four haven't closed as far as I can tell. The addition to the most NW brownstone was getting its rooftop railings this morning. And there are surveyors stakes on the two lots adjacent. I don't know plans for the two lots across the street, but I believe all the lots on the NW side of 3rd St by the Untitled Arts Space have plans in the works.

Here's that completed addition. I hope that they allow others to use that basketball goal...

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Here's that completed addition. I hope that they allow others to use that basketball goal...?

Isn't the basketball goal inside of the fenced area?

It looks like they're getting ready to start the house on the two westernmost lots between the Brownstones and the Maywood Apartments. Foundation materials were delivered yesterday.

Which lots are you referring to? I wasn't aware there were actual plans to build more brownstones.

There are 8 lots that have been sold to 4 people to the west (and two northwest) of the existing Brownstones. I believe at least three of them plan to build houses, and I believe they will at least be in the style of the brownstones, although I don't know how close.

Cannot confirm anything, but I heard Jim Thompson's name being thrown around in regards to the Brownstones.

Cannot confirm anything, but I heard Jim Thompson's name being thrown around in regards to the Brownstones.

All the lots are currently owned by people other than Jim Thompson. But Pat Garrett owns most of the lots between the brownstones and the Maywood Apartments, and the 3 farthest east lots(owned by a private individual) are currently for sale. Perhaps he's involved in some plan with Pat.

They're digging footings today. It looks as if it will be a two-lot house. I was told it will be 3 stories and have a rooftop deck, but haven't seen the plans.

Great to see some movement on finishing out the Brownstones. I hope whatever they have planned can test whether the market is ready for more Brownstones (which I think it is), rather than the sure bet of more high-end rental..

I think everything planned is custom rather than speculative construction at this point in time, but Pat Garrett has been talking about doing some speculative housing in the land just north of the existing brownstones. I don't think anything has gone beyond discussion though.

Is there a plan to do anything about the horrific exposed styrofoam with paint peeling off on the eastern end? It continues to adversely impact the entire neighborhood. It's a shame that the most expensive housing in the entire district consistently looks the worst.

Is there a plan to do anything about the horrific exposed styrofoam with paint peeling off on the eastern end? It continues to adversely impact the entire neighborhood. It's a shame that the most expensive housing in the entire district consistently looks the worst.

+1111

They're digging footings today. It looks as if it will be a two-lot house. I was told it will be 3 stories and have a rooftop deck, but haven't seen the plans.

Is this on the lot that Ron Bradshaw sold at auction through Dakil a few months ago?

Is this on the lot that Ron Bradshaw sold at auction through Dakil a few months ago?

I believe so, although it is two lots.

Is there a plan to do anything about the horrific exposed styrofoam with paint peeling off on the eastern end? It continues to adversely impact the entire neighborhood. It's a shame that the most expensive housing in the entire district consistently looks the worst.

I suspect the problem is that there is no covenant to deal with this. Both uncovered walls had units planned adjacent and those lots have sold, so Ron Bradshaw has no interest in the development any longer. Pat Garrett only owns lots behind the Brownstones. It they were bricked I don't know if it would interfere with attaching a new townhouse when the owners are ready to build. And who would be responsible for paying for the brick - the person who owns the unit, the person who owns the adjacent lot or the homeowner's association? I tried multiple times to convince Ron Bradshaw to do it to no avail. But all the houses have live-in owners now, so perhaps we can come up with a plan at the next homeowner's meeting.

I believe so, although it is two lots.

I think it was sold as double lot at auction. I was there that night and pretty sure - sold for bit over $100k.