From today:

http://www.okctalk.com/attachments/development-buildings/6678d1392506031-new-main-street-garage-main021514.jpg

That sucks there likely won't be any housing on top.. :( this would've been 10x as awesome.. this will still be a killer garage though

Just a random thought here, but it would be kind of cool to put a rooftop pool/lounge on the top of the garage if there were no housing proposals. There's a pool/lounge on top of a parking garage in KC called The Jones Pool. That's the first thing I thought of when I tried to think what could go up there if housing fell through. Like I said, just a random thought :)

That sucks there likely won't be any housing on top.. :( this would've been 10x as awesome.. this will still be a killer garage though

I am not trying to be a smart a** but can someone explain to me why housing would be cool here other than just more downtown housing? Living on top of a parking garage does not seem attractive to me. Think of all of the noise, exhaust and people coming and going. I know this is part of downtown living but these are the negative parts that would be worse living right on top of it. I am assuming they would have parking but who wants to drive up the down ten floors of parking everytime? The proposal was for three floors of housing on top of ten floors of parking. This is a parking garage with the afterthought of housing and not the other way around. I just don't get the attraction of living on top of this parking garage.

Why is everyone assuming the people who live in the houses would have to have their cars on the 10th floor? If you have to get in an elevator either way, they could park on the first floor.

Why is everyone assuming the people who live in the houses would have to have their cars on the 10th floor? If you have to get in an elevator either way, they could park on the first floor.

Looking at the diagram showing the proposed floor plan...it says parking would be on the tenth floor.

Looking at the diagram showing the proposed floor plan...it says parking would be on the tenth floor.

Huh. That sucks. But with streetcar access at the end of the block, you probably wouldn't need a car that much anyway.

I am not trying to be a smart a** but can someone explain to me why housing would be cool here other than just more downtown housing? Living on top of a parking garage does not seem attractive to me. Think of all of the noise, exhaust and people coming and going. I know this is part of downtown living but these are the negative parts that would be worse living right on top of it. I am assuming they would have parking but who wants to drive up the down ten floors of parking everytime? The proposal was for three floors of housing on top of ten floors of parking. This is a parking garage with the afterthought of housing and not the other way around. I just don't get the attraction of living on top of this parking garage.

Sure. It would be THE VIEW without having to pay for 10 stories of infrastructure of having to get that high for THE VIEW. Parking is a moot point as addressed by someone else. I'm sure it would be easy to negotiate parking on ANY level a resident choses and ride the elevator or stairs up to the housing levels. Noise can be avoided by modern construction methods.

Structured parking facilities are ventilated through the facades so the emissions aren't exactly piped directly into your bedroom while you're sleeping. It's all about the views on this site. Before breaking ground this site was a parking lot with phenomenal skyline views all around. Now imagine having a living room window 10 floors above.

It's a concept that would have sold very well. Otherwise the problem with having a 10th Story view is that you have to build (and ostensibly fill) the other 9 floors below. This was an incredible opportunity.

Structured parking facilities are ventilated through the facades so the emissions aren't exactly piped directly into your bedroom while you're sleeping. It's all about the views on this site. Before breaking ground this site was a parking lot with phenomenal skyline views all around. Now imagine having a living room window 10 floors above.

It's a concept that would have sold very well. Otherwise the problem with having a 10th Story view is that you have to build (and ostensibly fill) the other 9 floors below. This was an incredible opportunity.

Do we know it's dead?

Do we know it's dead?

Steve indicated it was dead in his chat on Friday.

Steve indicated it was dead in his chat on Friday.

Ah, didn't read it this week. Too bad.

They will reveal any responses to the RFP for housing on 2/24.

Doesn't sound like they have received any.

:(

Is this the last and final attempt? Also, could the city fund it somehow?

They've tried twice and it sounds like the potential developers can't make the numbers work.

Don't know how feasible it will be to add units once the garage is complete.

I'm sure the city could try to pay, but I'm certain that would make some heads explode...

Has there ever been a city project(not just OKC) that involved the city developing residential buildings(not low income)?

If the numbers won't work currently, is there any way they could allow for more than 3 stories of housing on top and would that make them work?

My guess is that the market doesn't appear to be ready for this yet. There's too much empty space downtown. The people with the money and inclination to build something like this are already invested elsewhere. 3 stories would be a fairly small development as far as number of units. The cost is not insignificant. The rents they would have to charge would be fairly high. My guess would be the numbers don't work yet.

I say yet because I think something like this could work in 10 or 15 years. OKC will change a lot in that time period.

I don't understand why it would cost so much to build this. I am not a structural engineer, but wouldn't be just like building 3 stories from the ground up seeing as the major load bearing beams are already in place? I understand they will require a crane, but one is already there. They have parking, they the support ready, they are getting to build 10-13 stories with excellent views that some people might move there for that reason alone. I honestly don't see why this couldn't be supported today and I'm willing to bet it would sell-out if built. If had the money, I'd look into it.

My guess is that the market doesn't appear to be ready for this yet. There's too much empty space downtown. The people with the money and inclination to build something like this are already invested elsewhere. 3 stories would be a fairly small development as far as number of units. The cost is not insignificant. The rents they would have to charge would be fairly high. My guess would be the numbers don't work yet.

I say yet because I think something like this could work in 10 or 15 years. OKC will change a lot in that time period.

Where is there too much empty space downtown?

I think people will see the views from the top of this garage and wish they had made "the numbers work."

It's a risk right now to build those. A risk that probably ends up paying off huge, but a risk none the less.

How many developers in OKC have stepped out with huge risks?

I just don't understand the risk. These units don't HAVE to be super high end - it's just that most developers wouldn't waste those views on modest units. I have a feeling that the non-working "numbers" are for high-end condo (like City Place) when the comps don't exist in the Arts District.

I think it's a case of having lots of available options for anyone wanting to build for-rent units.

Heck, there is another RFP for an empty lot at 4th & Shartel.

The recent RFP for a parking lot on Couch Drive only drew one response.

Looks like the 2/24/14 deadline came and went without any responses to the housing RFP.

I just don't understand the risk. These units don't HAVE to be super high end - it's just that most developers wouldn't waste those views on modest units. I have a feeling that the non-working "numbers" are for high-end condo (like City Place) when the comps don't exist in the Arts District.

Generally the higher you go in a building the smaller the units become as the trade off from 'size' to 'view' transitions, that is until you get to the Penthouse levels where 'size' AND 'view' are factored into the price. Maybe having this lack of transition is why they couldn't make the numbers work. It is cheaper to build five 2,000 sq ft units than it is to build ten 1,000 sq foot units, but since there is no place to put the 2,000 sq. ft. units the higher cost to build only small units can't be off-set.

Do you think developers are worried about too many for rent residences downtown in the next few years? Maybe they should wait a year and try again. Seems like everyone that wants to be in the game is in the game or in the works. Outside developers probably won't bid on something like this.

Would letting them build more than 3 stories of housing changed the numbers for any of the groups that were interested?

Do you think developers are worried about too many for rent residences downtown in the next few years? Maybe they should wait a year and try again. Seems like everyone that wants to be in the game is in the game or in the works. Outside developers probably won't bid on something like this.

The RFP for the lot near the Civic Center drew a nice proposal and next month applications are due for another lot at 4th & Shartel.

Even with everything under construction and planned, there seems to be plenty of demand for apartments and more recently, condos.

http://www.okctalk.com/attachments/development-buildings/7024d1395077995-new-main-street-garage-main031714.jpg

http://www.okctalk.com/attachments/development-buildings/7026d1395080714-new-main-street-garage-main031714b.jpg

7585

Thanks for the photo!

Looks like they are up to level 8 of 10. Should top out in about a month.

Had never http://img.tapatalk.com/d/14/04/25/y6evaram.jpgnoticed or paid attention to this little building before


Sent from my iPhone using Tapatalk

One of the coolest buildings in OKC. I can't remember the details, but they told us about it on one of the bike tours a couple years ago. I think it was something about Mr Hightower loving the french architecture after visiting and so building himself a replica structure? Not sure...

Couple of pics from earlier today courtesy me!
http://img.tapatalk.com/d/14/04/27/u3uje8eb.jpg
http://img.tapatalk.com/d/14/04/27/3asu4yna.jpg


Sent from my iPhone using Tapatalk

It is starting to look like a real city as it fills in at the street level.

One of the coolest buildings in OKC. I can't remember the details, but they told us about it on one of the bike tours a couple years ago. I think it was something about Mr Hightower loving the french architecture after visiting and so building himself a replica structure? Not sure...

It is connected to the hightower building and last time I was in it several years ago, the building management offices in it. Don't remember much about inside other than I thought it was cool and wished it was available to rent instead of the space they showed me upstairs. Nothing wrong with space on the upper floor of Hightower...this was just cool.

From https://twitter.com/dtOKCbuilds:

https://pbs.twimg.com/media/Bo0ycDLIEAIjZ-z.jpg:large

I noticed it on an aerial shot during the game on TNT. It really creates some nice infill! OKC on the rise!

Wow... that is a pretty striking picture.

Drove down that street not five minutes ago.

That is creating a very nice street wall and, along with the Project 180 improvements, it is very striking.

Looks like this structure has topped out.

First two are from warreng88 and last one from catch22:



http://www.okctalk.com/images/pete/main062114a.jpg


http://www.okctalk.com/images/pete/main062114b.jpg


http://www.okctalk.com/images/pete/main062114c.jpg

That first picture makes for a fantastic street wall.

Another street wall view http://img.tapatalk.com/d/14/06/23/y4any5yv.jpg


Sent from my iPhone using Tapatalk

Did they ever do another RFP for housing on top? If so what kind of response did it get?

They did and no dice.

Yeah, they actually sent it out twice without receiving any formal proposals.

Just couldn't make the numbers work; or probably more of a case of still plenty of other sites to develop (like the subsequent Civic Center and old Sycamore Square vacant land RFP's).

Still lots of vacant lots which make for better economics.

Sneak peak at some of the glass panels for this project... Looks pretty slick!

Image courtesy TAP Architecture:


https://pbs.twimg.com/media/Bq0rfBFCYAEGw33.jpg:large

Nice. This and the Park Harvey are adding some color.

Couple of questions here:

Is this structure going to be illuminated in any way at night?

Also, those lit tunnels that were proposed: are those still happening?

Couple of questions here:

Is this structure going to be illuminated in any way at night?

Also, those lit tunnels that were proposed: are those still happening?

As far as I know, the lit tunnels are happening and will definitely be a pretty neat feature.

As far as I know, the lit tunnels are happening and will definitely be a pretty neat feature.Awesome!

Not tunnels, it's the blue walkway / corridor shown below.

And they did award the contract for artwork, so something cool will be installed there:

http://www.okctalk.com/attachments/development-buildings/4675d1381869967-new-main-street-garage-garage2.jpg

You know what would be awesome; for the City to lease space in the new Preftakes Tower and convert the two City buildings on Main St into housing, then take the proceeds from that and build a new art-deco city office building on the surface parking lots between Main and Colcord Dr. next to Bicentennial Park.

Yeah, they actually sent it out twice without receiving any formal proposals.

Just couldn't make the numbers work; or probably more of a case of still plenty of other sites to develop (like the subsequent Civic Center and old Sycamore Square vacant land RFP's).

Still lots of vacant lots which make for better economics.

I think it's a case of project planning. The only downtown housing product we know to build is Level or Edge or something in the $900/mo range w nice, innocuous bldg materials, marketed at millennials. That's not going to work here. Here you build truly upscale, capitalize on being so high up in the middle of the city, and push the envelope.

This is more to say that downtown residential still isn't ready to go above 5 levels or so. We are doing so well close to ground that the developers with skin in the game aren't ready to blow the top off yet. I think FNC will be the first large scale (City Place doesn't count) effort at high rise residential and it's success will be the green light for high rise housing.

Keep in mind everyone is expecting a huge tower to go directly south and east, so that cuts off the best views of downtown. All that is left is the northern exposure which would be nice overlooking City Hall and Bicentennial Park, but not amazing.

Seems our local developers are getting spread pretty thin; all of them have multiple projects going right now with more in the pipeline.

Once Bomasada (Metropolitan) and LIFT (Milhaus) get rolling, maybe they will be looking for more projects or may merely entice other out-of-market developers.

Definitely topped out now and they have started to add the facade:



http://www.okctalk.com/images/pete/main070714a.jpg


http://www.okctalk.com/images/pete/main070714b.jpg

Colored panels going up (from https://twitter.com/GreenwellOKC):


https://pbs.twimg.com/media/BsmjJlRCcAAJ-xi.jpg:large

http://www.okctalk.com/attachments/development-buildings/4677d1352059438-new-main-street-garage-garage4.jpg