Am I the only one that sees the irony of this statement followed by a post from "Anonymous"? LOL.

But that's his actual name. To be precise, Anonymous Smithers, of the well known Smithers family of Mesta Park.
:wink:

Aw man, that was bad timing. LOL

:)

My point is the conflict is between people that know each other well and has a lot to do with things not directly related to OKCTalk.

It's sad that OKCTalk keeps getting dragged into this. OKCtalk is a medium just as relevant as the DOK now. Different format but a medium nonetheless. We don't paint the Oklahoman as full of perverts who take up skirt pictures.

Why can't Steve let it go? Instead of publishing an unprofessional blog article through his employer bashing a member online. If you can't handle heat, message forums probably are not the best place to engage.

I'll probably be reprimanded for this but... :congrats:

A good example from film row of how to tone down monotony:

http://www.okctalk.com/images/pete/629main1.jpg

Even a lot of historic buildings do not have flat roofs, it is quite common to see buildings with parapets around the edges which hides the slant(s)

Right, but Film Row is mostly a historic warehouse district, not a quasi-Georgian state university campus..

Most building tops in downtown Norman are slightly sloped front to back, some more so than others. It isn't obvious from street level, irrespective of whether the spaces house law offices, other professional space, eateries or retail. I can agree that flat isn't a great option, growing up in a flat top house until we added a new roof to it. It looked danged weird until we got the paper and shingles over the campaign signs we used for the decking. Not even sure how the contractor put up with us and our buds, but we got it done and fortunately it's still sound three decades later.

I'm surprised, though, that you're not required to have an architect for buildings not only downtown, but in an historic district. And the owner's choice of a home builder rather than a commercial builder makes me wonder as well.

Sid - I think it should also be noted that there was local opposition to the design - not the project - from several property owners, a local architect, and one of the downtown groups. I also understand that everyone who spoke in opposition offered their thanks and appreciation of the effort any building project takes and made numerous suggestions of how to improve the design to fit better within the neighborhood architectural milieu.

I hope John takes the constructive criticism in the spirit in which some have given it - a desire to protect our investment(s), help promote appropriate growth of the CBD, and set a high standard for future development in OKC given historical practice.

In full disclosure, we did voice our opposition this morning to the design as it was presented to the committee. The DDR mtg was considering a particular design and a new design was attempted to be given immediately prior to the hearing although it was not accepted per DDR procedures. We hope the design process iterates a design that we can support and thereafter welcome John and his firm to the neighborhood.

I walked away from that meeting feeling pretty sorry for this building/owner. I feel that Development Services didn't do an adequate job of explaining what steps and what materials they would need to have on hand and at certain times during this process to be successful. They obviously didn't know they would need full CAD renderings and that should have been articulated before today. These types of "setbacks" during projects are the kind that alienate good business owners trying to expand with their host city. I won't speak for him but if I was him, I'd be a little frustrated with how things have been handled.

I was also a little surprised at the amount of ambiguity there was on the powers of the commission. They weren't exactly sure if they could make recommendations to the Board of Adjustment to approve the variance without approving the design.

I find this a typical issue with design review entities. They're good at telling you what they don't want, but have trouble communicating what would be acceptable. I think that's the most frustrating thing for any designer / builder. You kind of have to guess at it sometimes.

And it always gets a little awkward when you ask what their actual jurisdiction and enforcement powers are...

Yes, and often they do not have the legal right to deny certain things.

This was the case with the House of Bedlam project and parking directly on the canal. In the end, the design review committee did not have the legal capacity to deny this so they had to ultimately give approval.

I find this a typical issue with design review entities. They're good at telling you what they don't want, but have trouble communicating what would be acceptable. I think that's the most frustrating thing for any designer / builder. You kind of have to guess at it sometimes.

And it always gets a little awkward when you ask what their actual jurisdiction and enforcement powers are...
Good points.
I think one of the biggest problems I have witnessed on OKC's commissions is that in general the appointed commisioners are not appointed for their competence for the skill needs of the commission or committee. They are appointed as a thank you for their political support of the mayor or a councilperson or at worst they are there to assure certain outcomes.
You can often tell that the commissioners have not reviewed their packets before meetings and are not prepared . There is a different mindset for what should be acceptable in the inner loop than the outer loop of Oklahoma City but IMO it is not being conveyed by the commissioners.

These boards are a major commitment; I wish the appointees would treat them as such; and if not be promptly replaced. The board of adjustment is one of the worst IMO.

The commission recommended the variance on the height but did not approve anything else.

Did the variance get approved this afternoon by the Board of Adjustment?

Steve Lackmeyer: Protests against Oklahoma City hotel, office projects suggest design matters | News OK (http://newsok.com/steve-lackmeyer-protests-against-oklahoma-city-hotel-office-projects-suggest-design-matters/article/3854793)

Did the variance get approved this afternoon by the Board of Adjustment?

yes it did ...

Here are the revised plans submitted to design review.

Give Mr. Hunsucker credit: flat roof, lots of detail, all brick (will post more views later):

http://www.okctalk.com/images/pete/600wsheridan1a.jpg


http://www.okctalk.com/images/pete/600wsheridan2a.jpg


http://www.okctalk.com/images/pete/600wsheridan3a.jpg

More..

http://www.okctalk.com/images/pete/600wsheridan4a.jpg


http://www.okctalk.com/images/pete/600wsheridan5a.jpg


http://www.okctalk.com/images/pete/600wsheridan6a.jpg


http://www.okctalk.com/images/pete/600wsheridan7a.jpg

Much better.

Note the separate entrance on the far west end... Says "retail entrance".

Sooo much better. It seems that they addressed all of the concerns.

Bravo!

That will be a nice addition to Sheridan.

Developer definitely deserves from credit, this looks great!

Excellent ! Give the man some respect ! He's a very good corporate citizen.

Hunsucker definitely deserves some credit, this looks great! It's awesome that he went out of his way to address many of the concerns posted here, hope more developers and business owners would follow suit.

Rather excellent, and then a tad more for good measure. Well done sir, well done.

Very nice!!

Outstanding! Really like the cast stone and Deco-inspired details along the roofline.

Outstanding! Really like the cast stone and Deco-inspired details along the roofline.

This has turned from a ground-out at first to a bases loaded grand slam.

http://farm8.staticflickr.com/7380/9272644146_b4d0b2e17a_b.jpg

Great job. Really commendable!

Pete's second depiction of the building shows that he is doing exactly what he should have been doing to address his concerns. It has a concealed sloped roof to take care of any drainage concerns. Good job.

Thumbs up! Would enjoy seeing this building on the corner for sure.

I'm impressed. Dr. Patel needs to take a page from Mr. Hunsucker's book. How nice to see someone who is responsive to the location.

From Steve's article today:


Hunsucker will find out if his plans can proceed at Thursday's design review meeting. He also is including a retail space facing Sheridan that he hopes to lease out to an art gallery or related use. His fallback plan is to open a gallery for his own photography, which he displays at festivals throughout the year.

“I think this building will provide a nice transition, a nice step down that will bring together the business district and Film Row. We are moving a bit quicker than we wanted to with everything changing around us.”

That answers the "Retail Entrance" marking on the rendering. Another gallery would be a great amenity, as most people don't interact with a law office. This is a good addition to that area, and I hope he gets his variance. I'd like this project even if I weren't comparing it to the initial proposal.

I believe the variance (allowing for two stories instead of three) has already been granted.

It's just a matter of design review approval, which should come on Thursday.

Sounds like they are very anxious to get under construction since they are being booted from One N Hudson.

4193

Working from iPad so hope this worked. This is the final design.

Bravo. Excited to see this being built.

4193

Working from iPad so hope this worked. This is the final design.

Very sharp! When is construction expected to start?

As soon as final permits . Hopefully in the next several weeks.

As soon as final permits . Hopefully in the next several weeks.

Awesome. This is a fantastic design for that lot. Bravo and congratulations on the new space.

As soon as final permits . Hopefully in the next several weeks.

This is very exciting. It looks top notch, I applaud you for taking the criticism in stride and working up a great looking project. I look forward to seeing the construction.

4193

Working from iPad so hope this worked. This is the final design.

great looking building and great job going through the process ..

4193

Working from iPad so hope this worked. This is the final design.

That is just Excellent ! You may have the best one on the block.

4193

Working from iPad so hope this worked. This is the final design.

Very, very nice. This will enhance the entire district. Super job!

4193

Working from iPad so hope this worked. This is the final design.
I applaud your commitment to producing an excellent building. You, sir, deserve a cookie.

Nice. It's nice to see lot's of infill development going on. I do hope that people like this who have money to invest are building these buildings with the possibility for expansion is mine. They'll probably fill the space soon if not immediately, I'd love to see more spec building going on by private entities building space for themselves.

4193

Working from iPad so hope this worked. This is the final design.

Well done!

4193

Working from iPad so hope this worked. This is the final design.

Bravo indeed, thank you for your committment to downtown!

Film Row (October 3 2013) - a set on Flickr (http://www.flickr.com/photos/williamhider/sets/72157636160330005/)

Today is the first time I saw the design. Holy cow it's fantastic.

I *LOVE* the Glass blocks here.

Kudos sir. Can't wait to find out what happens with the Retail.

Very excited for this project.

The slab foundation is supposed to poured today.

Great job John !

This might end up being a better looking building than the school next door.

Was very pleased that John -- the owner and developer of this project -- was at the OKCT get-together last night.

Very nice guy who really cares about that district.

Was very pleased that John -- the owner and developer of this project -- was at the OKCT get-together last night.

Very nice guy who really cares about that district.

Thanks Pete. i enjoyed meeting you in person as well as teo, bellaboo, JohnH, and others as well as seeing Sid. Nice to put faces with names.

We did get slab poured today and if all goes well, will have first floor framed next week

4558

Nice pace underway. Congrats again.

Film Row (November 4 2013) - a set on Flickr (http://www.flickr.com/photos/williamhider/sets/72157637317247916/)

Nice!

They better hustle as One North Hudson has to be vacated by April.