Because anyone who did their proper due dilligence would realize that it wasnt worth what he paid. He shouldnt be given carte blanche on a historical architectural asset because he overpaid for it.

Im generally for the property owner to be allowed to decide the best use of a piece of property but there are only a handful of important properties like this and the city/powers that be should see to it that he does a little more work on re-purposing the building. And if not...I guess he will just have to take a loss in his "mistake."
I have no sympathy for him either. And if he ends up stuck with the place "as is" then he deserves what he gets for not doing proper due diligence. My point is that I read all these grand ideas about how we need to preserve these historic structures, yet all those with grand ideas are doing little to find the capital to save these historic "treasures." It's not just about this building; it's also about all the other historic structures that face elimination drawing lamentations from all the historic-building lovers out there who did little to rescue the buildings during the years (and decades) they sat vacant, neglected and generally forgotten until someone else comes along who wants to do something new with the property.

Heard from Box Talent directly that the roof will be taken off and preserved (stored where I wonder? and for what purpose?), but the building will be demolished. Will that make you pro-dome people happy? Probably not.

That covenant isn't going away. Sellers place restrictions on future use to gain a competative advantage. In this case, by keeping retail banking operations out of that property (and the restriction would apply to any buildings built to replace the Dome), Chase is assured its very close location (22nd and Western) faces less competition.

Interesting. While I can understand a restriction being placed on a buyer, that restriction is passed on to no matter how many owners come and go after, forever? Is there a time limit (sort of like a non-compete clause in a persons contract)??

Heard from Box Talent directly that the roof will be taken off and preserved (stored where I wonder? and for what purpose?),

Maybe they could repurpose the gold dome and one of the cargo looking chunks of Stage Center as a historical recollection collection down at the new park, perhaps somewhere near Union Station. They can call that section of the park Same Chit, Different Stay.

The buzz is that Box never really had much intention of saving that building and is hoping to put in an On Cue. If this is allowed to happen, I'm moving away.

If this is allowed to happen, I'm moving away.

I certainly understand your sentiment. But, if he can 'save the dome' and destroy the building structure - why could'nt he put his 'On Cue' under the dome? I mean they have canopies over the gas pumps anyway.....

Interesting. While I can understand a restriction being placed on a buyer, that restriction is passed on to no matter how many owners come and go after, forever? Is there a time limit (sort of like a non-compete clause in a persons contract)??
The link in post 52 is the Special Warranty Deed and Restrictive Covenants for the transfer from Chase Bank to Gold Dome, LLC. The only time limit in there was Chase Bank had to build a replacement facility within 1 year and within a 1 mile radius of the Gold Dome property, if they did not build a replacement facility in that time frame or distance, then the restrictive covenant would be vacated. There was no other conditions for release of the covenants and they do convey to all future owners. Since Chase built a facility one block away they are well within their rights to enforce the covenant.

If the roof could be saved and move it would make a nice pavilion cover for outdoor stage or some kind of general use project. Maybe incorporate as much of the interior as well. That floor is cool.

They could install gas pumps and incorporate a portion of the current building into the overall site plan.

Exactly zero reason to bring down the whole structure and likely more expensive.

I'm sure David Box is a nice guy, and I'm sure he's hit some major home runs...this is a strike out in the top of the 7th....

If he wants to put in an OnCue than maybe its in the best interest of preservationists to get the owners of the gas station across the street involved in protesting the gold dome demolition.

The link in post 52 is the Special Warranty Deed and Restrictive Covenants for the transfer from Chase Bank to Gold Dome, LLC. The only time limit in there was Chase Bank had to build a replacement facility within 1 year and within a 1 mile radius of the Gold Dome property, if they did not build a replacement facility in that time frame or distance, then the restrictive covenant would be vacated. There was no other conditions for release of the covenants and they do convey to all future owners. Since Chase built a facility one block away they are well within their rights to enforce the covenant.

Yep. There is no "expiration date." It can be deemed unenforceable a few ways (mostly if a bank was built, and Chase ignored it), but none of them just based on time passing. I don't see Oklahoma, unlike other states are doing, limiting anticompetitive covenants appurtenant. But if that happens, like it did with race based covenants, it could be invalidated at some point in the very distant future.

As an amusing side note (to me at lease); an arcade or a laudromat would also be in violation of the covenant because they make change. (But I don't see that being enforceable.)

Exactly zero reason to bring down the whole structure and likely more expensive.



This is not always the case. It could actually be much more expensive to renovate/repair the building rather than tear it down and start anew. The representative from Box Talent I spoke to gave a brief description of the buildings issues and that included major leaks and structural issues with the Dome itself. (I had inquired about renting the space for an event, and due to the buildings issues it is not capable of hosting any events or even tenants)

I think what we are all overlooking is that this building may already be beyond saving, no matter who owns it.

Message from David Box to the "Save OKC's Historic Gold Dome" Facebook page:


We are meeting with the City , Uptown 23rd association, and talking to dozens of people who have ideas right now. There aren't any real specifics that can be done. Chase Bank has two signs that hamper the redevelopment for the property around the dome , we have the easements and are trying to see if there is a possibility of working with them on these.

There is a covenant that prevents it from being a bank - which if that was removed it would be nice because then it could go back to its intended use. The building really needs to be a one-user building-- that is what it was designed for. Everything else is just going to be mismatched and no one is going to be really happy or profitable - this is basically what has happened over the last 9 years or so.

I am sure one place would do well but the others would suffer , you can't really have a concert venue until 2 am, then have someone come into there office at 8 am. They just won't work.......... without major changes.

So to answer your question someone just needs to buy it that wants to use the entire building , then develop the outside land - which is going to be tough with those signs. The architectural plans that were put together were to save to dome for a retailer - and those were cost prohibitive. We can argue back-and- forth on what the cost is - so lets say it is only $1,000,000 to fix the building up - which is about 1.4 less than a certified architect stamped it - then you have almost 2 million in a building that you need to lease for 20 K per month to break-even. That is tough to make work...........

so Richard Mize was correct in the paper in a lot of ways when he said it needs to be a nonprofit or donation-based project for long-term survival. I will continue to work with the City, talk to people who are interested, and talk to the different associations to see if there is a better plan. I will always go back to this - it is a one user building. That is what it was designed for and what it needs to be ........ a mismatch won't make it work........

Gold Dome: the Debate Continues | OKC Central (http://blog.newsok.com/okccentral/2013/03/28/8954/)

David Box via the "Save OKC's Historic Gold Dome (https://www.facebook.com/pages/Save-OKCs-Historic-Gold-Dome/590644714296325)" Facebook page


We had a excellent meeting with the 23rd Street association today to come up with ideas. Our team and the association thought it went well. No promises but at least there are more heads at the table. It was nice to go over the situation and how we got here with parts of there board.

David Box via the "Save OKC's Historic Gold Dome (https://www.facebook.com/pages/Save-OKCs-Historic-Gold-Dome/590644714296325)" Facebook page

Imagine if this had been 2 or 3 years ago before there was an active association. If somehow the Gold Dome is saved, we gotta be thankful for all the small players that have contributed to the pride that has helped resurge 23rd to the point of having a 23rd Street association that is active.

So where are all the picketers like we had against Walgreens?

But has anyone wondered if this was being used as a publicity stunt to attract attention to the place? What better way to get people talking about it than talk about tearing it down? I'm not saying that's what happened, but it is at least a possibility given the quick turn around to putting the demo on hold was after the buzz started.

So where are all the picketers like we had against Walgreens?

But has anyone wondered if this was being used as a publicity stunt to attract attention to the place? What better way to get people talking about it than talk about tearing it down? I'm not saying that's what happened, but it is at least a possibility given the quick turn around to putting the demo on hold was after the buzz started.

From the information we have, it doesn't really seem like a publicity stunt...it seems like a call for help.

Oklahoma City Gold Dome roundup (http://blog.newsok.com/ok-property-lines/2013/03/24/oklahoma-city-gold-dome-roundup/)

Oklahoma City Gold Dome roundup (http://blog.newsok.com/ok-property-lines/2013/03/24/oklahoma-city-gold-dome-roundup/)

I was trying to search for one of those "gold and silver" threads, but this kept coming up instead, lol!

so anyway, did they tear this thing down yet?

IIRC, I thought the owner claimed there was only a small time frame until he moved to scrape the lot.

I still would like to see it repurposed. It would make a great addition to the downtown airpark venue. Put a stage under it or a bunch of vendors. Some restrooms would be nice too.

No, it hasn't been demolished and that is not going to happen without a big series alerts here (and no doubt by Steve Lackmeyer as well) and an organized fight.

I believe the owner is still trying to figure out what can be done, including the possibility of selling to someone else.

No, it hasn't been demolished and that is not going to happen without a big series alerts here (and no doubt by Steve Lackmeyer as well) and an organized fight.

I believe the owner is still trying to figure out what can be done, including the possibility of selling to someone else.

I thought Steve had announced he was taking a more-or-less permanent vacation from OKCTalk....

I thought Steve had announced he was taking a more-or-less permanent vacation from OKCTalk....

which he has said several times ... and while he has not been posting .. there is little to no doubt that he was on this site yesterday

Steve's latest:

Landmark Gold Dome in Oklahoma City set to be sold, preserved | News OK (http://newsok.com/article/3854798)

Premium Access for the first day.

Great news, although the plan is for the new owners (TEEMCO), a company providing environmental services for oil & gas companies, plans to make it offices for their 65-person staff.

News conference later today with more details. Ground-breaking planned for July.


Seem to be very committed to renovation and preservation.

TEEMCO is currently based in Edmond:

TEEMCO, LLC - Home (http://theteemco.com/)

This is just one man's opinion, but I like the idea of a company putting their headquarters there. As much as I liked the idea of shopping and a restaurant/club there, this will bring consistent business to the surrounding areas at least five days a week and it will preserve the Gold Dome instead of it being torn down and another strip mall put in its place. Now I just wish someone would do something with the old Rainbow Record across the street. That thing is such an eyesore right now.

There seems to be a lot going on in this area. I noticed yesterday that Paladin Energy bought the former Post Office building at 1117 NW 24th and is converting it to offices.

There seems to be a lot going on in this area. I noticed yesterday that Paladin Energy bought the former Post Office building at 1117 NW 24th and is converting it to offices.

That's exciting. That building needs some work.

That's exciting. That building needs some work.

The permit was for a $195,000.00 remodel.

The permit was for a $195,000.00 remodel.

Well, I'll go with "every little bit helps" then. haha

News9 story:

Iconic OKC Gold Dome Finds A New Owner - News9.com (http://www.news9.com/story/22657890/iconic-okc-gold-dome-finds-a-new-owner)

http://kwtv.images.worldnow.com/images/9017054_vk.jpg


Direct link to video here:

http://kwtv.videodownload.worldnow.com/KWTV_20130621184730853AA.mp4

This appears to be great news for the Gold Dome. Hope that the new owners are up to the task of giving this old gem the treatment it deserves.

http://www.okgazette.com/oklahoma/article-18601-saving-gold.html

My wife works for them. She's very much so looking forward to the extra space.

Any news on special events? There is still a sign outside saying that event space is available.

We should move this thread to urban development?

New article on this from the Journal Record:

New owner reveals renovation plans for Gold Dome | The Journal Record (http://journalrecord.com/2013/07/24/teemco-refurbishing-gold-dome-real-estate)

Ther'e a pdf for this article here:
http://www.naisullivangroup.com/OKNews/NewownerrevealsrenovationplansforGoldDome.pdf

Money quotes:



Lorson said the panels will be repaired, but will remain on the building.

....

He said the panels will be resurfaced with gold metallic chrome.
“We will restore the exterior of the dome to the original luster of bright gold chrome,” he said.
Inside the building, the surfaces will be updated and many of the original accents will be kept.

Then, Teemco will bring its knowledge of earth science to life within the space.

“We’re going to have that space tell a story,” he said. “And that story will be the story of the Earth.”
The dome ceiling will represent the sky while the geodesic dome design will represent the structure of the universe.
“We’re going to have very creative water features on the inside and very creative high-tech stuff,” he said.

The lobby will be open to the public to rent for special events, and schoolchildren will be able to tour the exhibits.


Sounds good.

New owner reveals renovation plans for Gold Dome
by Molly M. Fleming
Published: July 24th, 2013

OKLAHOMA CITY – More than 10 years ago, Teemco CEO Greg Lorson was bidding in an auction on the former Citizens Bank Tower against Richard Tanenbaum. Tanenbaum won the auction and has since turned the building into The Classen highrise apartments.

But Lorson never forgot about the building next to the Citizens Bank Tower, the iconic Gold Dome.

“I actually went into that building when it was still a bank,” he said. “I’ve always loved it and have been impressed by it. I’ve always had a love and admiration of architecture. Growing up in Bartlesville with all the Frank Lloyd Wright buildings, you get acquainted to the benefits of architecture early on.”

When the Gold Dome went up for sale, Lorson’s company wasn’t in a position to buy it. He then started talking to former owner David Box about his plans for the building and the two eventually reached a point where Lorson was interested in purchasing the building.

The price has yet to be unveiled.

Teemco, an environmental services firm, has been searching for a new space for almost a year, as employees are sitting in corners and hallways at their existing office. Lorson said they plan to be in the new space by November.

The company could have built its own space, or even used some of the space in office buildings downtown, but Lorson said the dome fit better with their image.

“We’re lucky at our company,” he said. “What we do matters. We are so lucky at Teemco that the bigger we become, the more successful we become, and the better off the planet is. We wanted a building that mattered. We wanted to do something that mattered. We wanted that to be symbolic of our company.”

Box said that since Teemco would be the dome’s only occupant – which is what the building was built for – they were the perfect buyers.

The dome was built in 1958 along the thriving Route 66. It has been listed as one of Oklahoma’s Most Endangered Historic Places. It was put on the National Register of Historic Places in 2003.

According to the National Register, the building was designed by Robert B. Roloff with Bailey, Bozalis, Dickinson, and Roloff. The infamous dome is made of 625 anodized aluminum panels.

Lorson said the panels will be repaired, but will remain on the building.

The gold on the panels was applied by an electroplating process, which would require all the panels to be removed, updated and then reattached to the roof.

“That is not an option,” Lorson said. “That is so beyond our economical consideration it’s not even funny. I’m not sure the dome would even survive if we did that.”

He said the panels will be resurfaced with gold metallic chrome. “We will restore the exterior of the dome to the original luster of bright gold chrome,” he said.

Inside the building, the surfaces will be updated and many of the original accents will be kept.

Then, Teemco will bring its knowledge of earth science to life within the space.

“We’re going to have that space tell a story,” he said. “And that story will be the story of the Earth.”

The dome ceiling will represent the sky while the geodesic dome design will represent the structure of the universe.

“We’re going to have very creative water features on the inside and very creative high-tech stuff,” he said.

The lobby will be open to the public to rent for special events, and schoolchildren will be able to tour the exhibits.

Besides renovating the building, the company will bring a nonprofit organization to the city as well. The company realized the publicity it would receive from the project and decided to use that in a positive way.

The groundbreaking and grand reopening of the building will both be opportunities to throw parties and raise money for the Teemco Foundation. The money raised will be used to benefit Moore tornado victims and a single mother who is seeking a kidney transplant.

Via Facebook:

http://i83.photobucket.com/albums/j286/UnFrSaKn/Downtown%20OKC/270333_653915461302583_121510562_n.jpg

The Gold Dome is SCREAMING for lighting on the dome at night...It could be truly incredible. Let a food truck set up shop outside the building at night when nothing is going on and have walk-up business with temporary tables in the parking lot...it would be a pretty cool place to spend an evening.

Yes, lighting up that refurbished dome at night would be iconic.

If nothing else, if they can restore the dome to it's previous brilliance and get this property long-term viability, I'll be very happy.


BTW, score another victory for citizen activism. This property WAS going to be torn down if not for the uprising.

And because of the publicity and concern, this turned into a win/win situation for everyone involved.

Here's an article that popped up last week on my Architect Magazine newsletter.

Architect Magazine - TEEMCO Purchases the Iconic Gold Dome Building on Route 66 (http://www.architectmagazine.com/adaptive-reuse/teemco-purchases-the-gold-dome-building-on-the-historic-route-66.aspx)

Here is a new article from Inhabitat.com website: Buckminster Fuller-Inspired Gold Dome To Be Preserved As Historic Site in Oklahoma (http://inhabitat.com/buckminster-fuller-inspired-gold-dome-to-be-preserved-as-historic-site-in-oklahoma/)

Teemco's website has these two pages: TEEMCO Gold Dome (http://theteemco.com/golddome/) and Architectural Masterpiece to be Preserved (http://theteemco.com/golddome/press_release.php)

Sounds like all good news for the dome. Outside lighting would look cool.

This is an excellent victory! Hopefully we will score more.

It needs a good power wash.

I'm excited the dome has been saved. :-) I agree on the exterior illumination on the dome. It would be breathtaking to say the least.

And if they could just fix the coloring on it. It's run/faded/whatever so badly over the years.

Did you read that each panel will be repainted?

New sign for this property... New owners must be getting close to starting the renovation:



http://www.okctalk.com/attachments/urban-development-buildings/4639d1381862539-gold-dome-domesign1.jpg


http://www.okctalk.com/attachments/urban-development-buildings/4640d1381862540-gold-dome-domesign2.jpg


http://www.okctalk.com/attachments/urban-development-buildings/4641d1381862540-gold-dome-domesign3.jpg

Like it better than the old sign. Pete, have you seen renderings of the renovation or have I just missed them?

No, they haven't released the renovation plans other than as described in articles (see post #120 above).

Nice looking sign.

Just a note that may be related to this project. The Classen is replacing the "skirt" at the bottom of the building and the awning over the retail. I'm not sure if the original material was the same as what makes up the dome of the gold dome, but they always seemed similar. So, it could provide some early insight as to how they might replace or repair the dome to bring its color back.

Wish they could've keep the Gold Dome sign and place it on top of the new sign, like it is now. This is really great though!!! So exciting to see this building is staying.

TEEMCO Gold Dome Groundbreaking

https://scontent-a-dfw.xx.fbcdn.net/hphotos-ash3/11160_566080713459974_1052960712_n.jpg

Here is the rendering

https://scontent-a-dfw.xx.fbcdn.net/hphotos-prn2/1450824_566109776790401_1655480535_n.jpg

More renderings

https://pbs.twimg.com/media/BX21DiYCEAA7zTt.jpg:large

I like how the rendering has a photo effect similar to a fifties postcard, apropos of a drawing of this building.

hopefully another star for 23rd/Uptown!!