Sounds like stucco.

They should just put styrofoam up and let it go for a few years.

They should just put styrofoam up and let it go for a few years.

That's pretty funny.

Fortunately, it sounds like the Styrofoam is going away. I'm pretty sure the stucco is here to stay.

Maywood lofts just recovered one of their stairwells with EIFS.

Thanks to warreng88 for the photos:



http://www.okctalk.com/images/pete/mosaic111114a.jpg


http://www.okctalk.com/images/pete/mosaic111114b.jpg


http://www.okctalk.com/images/pete/mosaic111114c.jpg

I'm pretty sure this is real stucco. Was that part of the original plan?

I'm pretty sure this is real stucco. Was that part of the original plan?

This is still artificial. There are grades of artificial stucco, but this is still not real stucco.

I do notice the coloration and finish is such that it will hide flaws, cracks, etc. They might still be there, but it will look better than flat white or off white on which every stain, crack, warping, etc. becomes noticable. Doesn't mean this finish is better, but should look better longer.

This is still artificial. There are grades of artificial stucco, but this is still not real stucco.

I do notice the coloration and finish is such that it will hide flaws, cracks, etc. They might still be there, but it will look better than flat white or off white on which every stain, crack, warping, etc. becomes noticable. Doesn't mean this finish is better, but should look better longer.

Just curious. What is your definition of real stucco?

Thanks to warreng88 for the photos:
http://www.okctalk.com/images/pete/mosaic111114c.jpg
[/center]

Is that the finished exterior surface (texture/color)?

^

Yes, this is the finished color and texture.


This certainly seems to be "real" stucco. EIFS is applied directly over foam insulating board in one coat.

Stucco goes on over a vapor barrier (like the paper shown in the first photo I posted above) and then there are two coats of material; base and finish..

You can see in earlier photos that plywood went up, then the vapor barrier, then the base coat (darker material) then the final lighter material.


I'll try to confirm with the architects but I'm pretty sure Mosaic is traditional stucco while Level was EIFS.

You can see here the vapor barrier going over the plywood:

https://scontent-a-dfw.xx.fbcdn.net/hphotos-xpa1/t31.0-8/10357716_10203049503911047_72316169021888732_o.jpg

Then the base coat (on the right):

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


Then the finish coat:

http://www.okctalk.com/images/pete/mosaic111114c.jpg

Looking over the 26-page (!) Level thread, it actually looks like they used the same type of stucco as well.

However, it looks like at Mosaic it's being applied differently, in that they are finishing big sections with a base coat before coming back with the finish coat.

As the photo shows below, they would put on both coats (base and finish) before moving on to the next section:

http://i1251.photobucket.com/albums/hh553/FantasticOKC/DSCN0359.jpg

The synthetic stucco on LEVEL was applied to a cement board, not foam.

The synthetic stucco on LEVEL was applied to a cement board, not foam.

Are you sure?

I had assumed it was EIFS as well but look at the photo I posted of Level right above your post. It looks like the same process being used by Mosaic.

See the Tyvek (fabric vapor barrier over plywood) to the right, dark gray material going directly over that in the middle right of the photo, and the finished product on the left.


I dropped a line to the architects to get a definitive answer and also inquire about what cause the need for repairs at Level.

Also, look at this video Will took; start about 13 minutes and you'll see what I mean:

CS7Jvg3f9Gc

Just curious. What is your definition of real stucco?

Real stucco is hi grade fine grain cement laid in over a wire mesh coating. Vapor barrier isn't difference. Materials and technique is.

Oh yes, real stucco generally has a standoff for water to weep . Behind that is a vapor barrier. Artificial cement applied directly on board or foam that is directly attached to the wall, even with a barrier behind, is not real stucco.

Some home builders in OKC are doing cement over brick as stucco, as well. Technically, it isn't really stucco per se, but isn't cheap or temporary. Really that is a really high quality stucco finish.

And this isn't really MY definition. That's what stucco is.

On a side note, most everyone is fixated on the stucco vs. EIFS, but meanwhile look at those vinyl windows...

On a side note, most everyone is fixated on the stucco vs. EIFS, but meanwhile look at those vinyl windows...
Agreed. I think people are enamored with the design of this and Level and overlook the fact they are putting up not great quality. People think if they use granite counter tops that means the quality is good. Ugh

On a side note, most everyone is fixated on the stucco vs. EIFS, but meanwhile look at those vinyl windows...
The cheap windows used at Level have resulted in staining which has already contributed to increased maintenance. And this is after only a couple of years. This city needs an education on what quality and sustaining mean.

And generally when these kinds of cheaper alternatives are used, it is also shorted on other things that are behind walls, etc.

The cheap windows used at Level have resulted in staining which has already contributed to increased maintenance. And this is after only a couple of years. This city needs an education on what quality and sustaining mean.

What gets me is these companies selling vinyl windows convince idiots that the product has made great strides by waving these "lifetime" warranties. What they never see coming is that a lifetime is defined as the length of time doing business as a particular LLC...

Vinyl windows are the worst building product you can find. Bar none.

Vinyl windows are the worst building product you can find. Bar none.

I would like to nominate through the wall hvac units in hotels and residential split units in multi family housing.

Here are direct answers from Wade Scaramucci, the lead architect for both Mosaic and Level.


Pete: Is classic stucco (as opposed to EIFS) being used on Mosaic?
Wade: Yes this is a classic stucco system, there is no EIFS on either Mosaic or Level. Both are traditional Portland cement plasterwork ½” thick min. on metal lath, over asphalt building felt, over Tyvek commercial wrap, over oriented strand board.

Pete: Was classic stucco also used on Level?
Wade: Yes

Pete: Is there any difference between finishes used on the two buildings?
Wade: The top coat on Mosaic is a new product that contain self finishing acrylic beads as well as the pigmented base. It creates an very robust finish that has a mottled quality. The thing I'm most excited about is that we have been able to custom mix in mica flakes, which do amazing things in the Oklahoma sun, in the variety of conditions it produces. Additionally, the stucco specifications for Mosaic call for the stucco to be installed with a pump system as opposed to hand troweling. This gives the stucco a much smoother consistency and controlled finish.

Pete: What was the cause of the repairs that were recently made at Level?
Wade: There were three major causes:
1. There were a number of challenges created when the stucco was originally installed, including weather snaps which created some internal stress damage in the basecoat, unbeknownst to all at the time.
2. There was a series of window flashing installation issues which allowed water to damage the base coat. This created internal damaged, needed to be removed and replaced. It was done somewhat disappointingly however with new top coat it has been remedied and looks great.
3. There were some quality issues from the initial installation that we and Richard McKown were not happy with. We are genuinely pleased to work with owners that see the value in design and execution and are delighted that Richard has taken the initiative to ensure this building is maintained and remains a cornerstone of Deep Deuce.

Pete....great interview straight from the horse's mouth. I guess we have all missed the metal lathe system (or, at lease I did) as it appeared that it was more directly applied without appropriate offsets, etc. While there can be variations in the cement used, we must assume then they used the most appropriate high quality cement necessary.

This is from the Mosaic Twitter feed; shows the mica chips in the stucco finish:

https://pbs.twimg.com/media/B2-iv2aCAAApcpE.jpg

I've walked by, it looks pretty good up close.

I'll be interested to see what they get for retail, I think their website indicated a coffee shop.

Nice shot by catch22 showing the emerging street wall on Oklahoma:

http://www.okctalk.com/images/pete/mosaic120114a.jpg

Leaf + Bean -- which currently operates a drive-thru only location and NW 36th & May -- will be taking the lone commercial space at Mosaic.

They have quite a loyal following so this seems like a great fit.

https://pbs.twimg.com/media/BrBqlEeCEAAKM9C.jpg:large

http://www.leafandbeanokc.com/themes/leafandbeanC5/images/menu.png

BTW, Leaf + Bean will go in the NE corner of Mosaic along Oklahoma.

Small space but could be very cool.

BTW, Leaf + Bean will go in the NE corner of Mosaic along Oklahoma.

Small space but could be very cool.

Perfect for a coffee to go when I leave for work. Call me stoked.

They said that AHMM is doing their interior, so it should be pretty cool.

Also, lots of plug-in spots for people who want t hang out and work.


Deep Deuce continues to fill out; such a cool little neighborhood.

The stucco really does look great in person. The simplicity of the design really does something for me. It's a nice change from so many of the current projects.

Leaf and Bean's owner is an architect/planner who was a founder of COOP Aleworks, BTW.

From the Journal Record:

Double shot: Leaf + Bean plans Deep Deuce location

By: Molly M. Fleming The Journal Record January 7, 2015

OKLAHOMA CITY – In June 2013, architect Mark Seibold opened Leaf + Bean in a parking lot at an intersection populated by competitors, NW 36th Street and May Avenue. His neighbors are Starbucks and Dunkin’ Donuts.

Serving Tulsa-brewed Topeca Coffee and teas from T, an Urban Tea House, Seibold’s shop has been able to hold its own.

“It’s an interesting business being in coffee and tea,” he said. “Coffee and tea are both internationally traded commodities. We have to make a product that exceeds expectations.”

His products certainly impressed City Center Development, which is why the company is having Seibold open a second location in the Mosaic apartments, 321 N. Oklahoma Ave. The shop, which is expected to open in February, will be in the northeast corner. It will offer the existing products and possibly more Oklahoma coffee roasters’ beans. There will also be some light snacks.

City Center Development Coordinator Kara Bundren said the company met Seibold through a mutual friend of Richard McKown, lead partner at City Center.

“His coffee is awesome,” Bundren said. “The reason we picked Mark is because he’s a local guy. He’s an entrepreneur. He’s done a lot of great things for the city, and he would bring a lot of great things to Mosaic.”

She said with more than 1,000 residents in the Deep Deuce area, it was surprising there wasn’t a coffee shop. The company knew it wanted to bring one, but it wanted to bring the right shop. City Center is known for bringing local entrepreneurs into its projects, with Native Roots Market and Urban Johnnie on Level’s ground floors.

Seibold said the 1,100-square-foot shop will seat approximately 35 people. It will be an environment where people are welcome to sit, work, meet with friends and even move the tables. There will be an outlet with four plug-ins every 10 feet. He plans to incorporate live music into the space visual art on the television screens. He said he will likely seek videographers to make short clips of life in Oklahoma when the news or an Oklahoma City Thunder game isn’t being played. He saw the video idea on an elevator in Colorado and loved the concept.

Bundren said the City Center partners are excited about what the cafe will bring to the neighborhood.

“I think this is going to be a great place where ideas are going to be made,” she said.

The existing Leaf + Bean shop doesn’t have seating, and Seibold doesn’t expect future locations to have seating either. He wants to keep the business more friendly to vehicle drivers. He said plans to have more shack-like models in areas where people wouldn’t expect to find good coffee. He built the Leaf + Bean building and then placed it on the site.

“We have a lot of people that don’t have time to get out and get everyone to walk inside a place,” he said. “But the downtown where people walk around is perfect.”

Photo showing Leaf + Bean space on ground level; they should be starting construction soon (from https://twitter.com/TylerBHolmes):

https://pbs.twimg.com/media/B7Ue2jACYAQZUMD.jpg

First move-ins are planned for mid-March now. Apparently there were weather delays.

Walking by last night, it looked like they were finishing up the stucco on the southern portion.

Holy cow that looks amazing! Had never heard of it, but I suspect my wife and I are going to be there all the time. Awesome! I do worry about this taking some business away from Native Roots though - they also have an espresso machine and regularly pump out good stuff - and they carry scones/cookies from waving wheat. Although I'm not sure how much business they're getting anyway - and they'll still have their breakfast burritos, which are cheap and delicious!

True about Native Roots but they don't open until 8AM.

I suspect Leaf + Bean will open at 6, as does their location at 36th & May.

Also, the Native Roots owners were originally planning to do a coffee show in this location, but ultimately decided against it.

True about Native Roots but they don't open until 8AM.

I suspect Leaf + Bean will open at 6, as does their location at 36th & May.

Also, the Native Roots owners were originally planning to do a coffee show in this location, but ultimately decided against it.

I believe NR is open at 7 AM M-Sat and 10 AM Sundays. I know, I sometimes stop there on my way home after a night call :)

I believe NR is open at 7 AM M-Sat and 10 AM Sundays. I know, I sometimes stop there on my way home after a night call :)

Thanks for the correction.

Their website says 7AM M-F, 8AM Sat and 10AM Sun.

2/8/2015

https://farm8.staticflickr.com/7394/15858742163_884e2bacec_c.jpg

https://farm8.staticflickr.com/7370/15856318834_2ab3f600ed_c.jpg

https://farm8.staticflickr.com/7432/16452847176_5db4148073_c.jpg

https://farm9.staticflickr.com/8561/15858744903_bbb087b383_c.jpg

https://farm8.staticflickr.com/7306/16477109531_07d30be855_c.jpg

https://farm8.staticflickr.com/7402/15858741983_c149692fe7_c.jpg

https://farm8.staticflickr.com/7383/15856315934_39173e23b0_c.jpg

https://farm8.staticflickr.com/7291/16291418280_0de0e74ff0_c.jpg

https://farm8.staticflickr.com/7290/16452845626_419aaf0ac0_c.jpg

https://farm8.staticflickr.com/7326/16478853945_e97aff9ef2_c.jpg

https://farm8.staticflickr.com/7342/16292596669_3caf3a53f3_c.jpg

Great skyline views!

https://farm8.staticflickr.com/7371/16291152938_c2e853d1a1_c.jpg

https://farm8.staticflickr.com/7444/16478852235_b5d5f13986_b.jpg

Get out of my apartment, PluPan! :)

Sorry. LOL I almost was going to live here, but I then decided to move to LA. This development is awesome though. I like the exterior; it looks awesome in person.

PS, I would call the management about your balcony. There is no floor and it is a long ways down! ;)

I noticed that when I drove by yesterday! I'm excited. Just ready for it to be done.

I think your balcony floor is installed now.

What is Mosaic charging for rental rates? Couldn't find out on Level's webpage, only has pre-leasing form to fill out.

Yeah, they started installing them last week. Should be close to finishing now I would guess. I am paying $1175 for 660 sq. ft.

I am paying $700 less that for 160sf less in NW OKC and I'm fine by that!

I am paying $700 less that for 160sf less in NW OKC and I'm fine by that!

It'd be interesting to see the hidden costs that could be made up between your place and one like this.

Probably not much. There's no place like Deep Deuce in the entire state.

Yeah, they started installing them last week. Should be close to finishing now I would guess. I am paying $1175 for 660 sq. ft.

Assuming that's a one bedroom place. Do you know sizes/prices of other layouts?

Assuming that's a one bedroom place. Do you know sizes/prices of other layouts?

Yeah, it's a one bedroom. I have no idea what the rent is for the other layouts.

I'm a little confused because looking at the floorplans on their website, I thought I was getting one of the bigger one-bedroom units. A friend of mine lives in Level, and her one-bedroom unit is at least 700 sq. ft. (she says), and it also looks bigger than most of the one-bedroom units at Level from the diagrams on their website. I guess the units at Mosaic are just smaller than the units at Level? It's possible they just copied the Level floorplans on their Mosaic diagram thing. When I called, I was told that my room had a different layout than the units at Level and that my kitchen has a window, which isn't how it is shown on the website. Once I get my keys, I'll take pictures and post them here.

Unless the plans have changed from what is posted here. Having a window in the kitchen means your unit most likley is on the south side of the complex, and you will have an open-end walkway just outside said window. Then your balcony will be facing interior of the complex over the courtyard.

I'm on the west side. Window and balcony facing the CBD. That's why I'm confused.

Ah, that narrows it down to 4 units on that end, then. So yea, don't see how it's possible you have a kitchen window. However, you will likely have one of the better views of the CBD for longer time since Rudy's autoshop looks like it won't be going anywhere for a long time.

Delayed another month...looking at a mid-April opening now.

If anyone is interested in rental prices.

http://www.okctalk.com/attachments/development-buildings/10303d1425574579-mosaic-mosaicrentalprices.jpg

10356

10357

10358

Is there a breakdown of costs for this project?

Particularly, how much was the land in that $24M figure? What percentage was construction costs, and how expensive was the structured parking?

The land hasn't been transferred, so I don't know how that figures in.

Also, I only saw the building permit which only gives a total, so I don't know how to break this down further.

The permit at the top of the page says $9M, but Total Cost is listed at $24M, was there more than 1 permit?