I think what helps at this location in Seattle is that the garages aren't taking up any on street parking since parking on that side of the street is not allowed. This is not the case on 1st. Like I said before, I'll bet that there will be ass ends of cars that are parked in the drive to negotiate around if you're walking down that sidewalk.

You are right in that this is not a black and white issue.

There are some newer infill areas that I saw on a recent trip to Philadelphia that are built with garages on both sides. It surprisingly doesn't inhibit street parking as much as you would think.

EDIT: Can't somehow get link to work, but search 1070 Christian St. Philadelphia PA to see what I'm talking about.

If someone is throwing down the cash necessary to buy a unit like these, they are probably not driving a jalopy and its reasonable to expect to store it in some sort of garage, especially in a crazy climate like ours. With that being said, there is a proper way to design it.

I walk that street every day, and while I will be annoyed if there's a car blocking the sidewalk, I think these people deserve the right to have a garage.

I'm sure blocking a sidewalk is against the municipal code but it also looks like the drive is plenty long for this not to be a problem.

I might agree with you if we didn't have such a problem with heat and hail in OKC. But there have been times this year when I was very glad I could put my car in a garage and avoid potential hail damage. When it's 110 degrees here, it's nicer to get into a garaged car. Also, there is a lot of competition for parking on 1st St. At night, that's where a lot of people park who are avoiding pay parking downtown, people going to The Wedge park there and there will be a hotel across the street. Then there's resale to consider. I've had a couple of people tell me they would never consider buying one of the brownstones because "where would you park"? They're quite surprised to hear we have an alley and garages in the rear.

Many of the rowhouses in Cleveland have garages, but most of the older, more authentic ones do not unless they added it later - and street parking is at a premium anywhere in the city or the inner suburbs. People just deal with it. Granted, it's 75 degrees during the summer, but there is the winter including frequent blizzards..

I'm not arguing against the garage for this beautiful proposed residence, I'm just mentioning that in case anyone assumes there always must be parking. In most Northeastern cities you can get parking, but it will run you another $50/mo. I used to mess with it (back in Lakewood, before I moved closer in) but I never even used it because I could park closer on the street and get in/out faster.

Chicago has alleys and most row houses either have a garage on the alley or at least a parking area on the alley. Same goes for my son's 100+ year old house in Jacksonville. Alleys are underrated. But there's no alley option for this house. As I said, I understand wanting a garage, and in Oklahoma City I think it would be difficult to resell an almost million-dollar house without one. Since I always at least consider resale, I would not build a house here without one.

But there's no alley option for this house.

Why not? Doesn't the city still have the easement behind this property? I know it's gated and provides access to the parking for properties to the east, but it seems to me that you should be able to access this property through this easement.

Maybe I'm way off here.

It would be tricky. You'd have to access a rear garage through a Deep Deuce Apartments gated and fenced parking lot with a fairly big change in grade. I think we need to accept that the simplest thing is a garage in the front of the house. And, if there aren't prohibitive covenants, the choice is probably up to the owner.

noticed the article for this thread still lists the place as 8 mil. rather than 800G

There is no way in hell it is going to cost 8 mil. Just no.

Maybe if walls and ceiling were pure gold.

There is no way in hell it is going to cost 8 mil. Just no.

Maybe if walls and ceiling were pure gold.

Yes. It has already been established that it was a mistake.

Is there a date for when this is going to kick off that I'm missing somewhere?

I guess this flopped?

Don't know why this hasn't started construction.

Has all the necessary permits and approvals.

It would require an alteration to the plate of the lot, but what you often see in places like NOLA's Garden District is a similar front to the home, but the front also includes a small yard with a iron fence. One thing that tends to do is frame the "parkable" space. So the garage is set back enough that one vehicle fits inside the fence line far enough to not block the sidewalk. It then leaves insufficient space behind the vehicle to park another without it being half in the road. It also adds some greenery to an otherwise concrete crapfest.

Is this still happening?

No movement in quite some time, so perhaps it's dead.

Looks like it's not dead, but there's no explanation for the delay: Development Update: Deep Deuce Firehouse, Maywood Apartments, Phase 2 | News OK (http://newsok.com/article/4894274)

So do we officially call this dead? Been browsing though the urban project summary looking at this. This was awesome, it really hope it still going to get built.

This project appears to be back on track, as there have been plans submitted to the Downtown Design Review Committee.

There have been no major changes but a bit more detail has been provided.

They filed for a building permit way back in May of 2013 but had never formally submitted for design review. They could start construction very soon.



http://www.okctalk.com/attachments/development-buildings/8724d1406072215-firehouse-townhome-firehouse1.jpg


http://www.okctalk.com/attachments/development-buildings/8725d1406072216-firehouse-townhome-firehouse2.jpg


http://www.okctalk.com/attachments/development-buildings/8726d1406072216-firehouse-townhome-firehouse3.jpg


http://www.okctalk.com/attachments/development-buildings/8727d1406072217-firehouse-townhome-firehouse4.jpg

There's a sign on this lot today 9024

Hmmm. Can't get it to turn right side up.

There's a sign on this lot today 9024

Hmmm. Can't get it to turn right side up.

Technically, the right side (frame) of the picture is up (top).

Has construction started on this yet?

There are new lot line stakes up on this lot. Did it recently sell?

Who owns the lots to the west and north and are they ever going to be developed?

There are new lot line stakes up on this lot. Did it recently sell?

No, it's still owned by Ron Walters / OCURA.

Who owns the lots to the west and north and are they ever going to be developed?

The lot north is owned by an individual.

The lot west is owned by the same group that built the Brownstones and most the first construction in DD.

Ron Walters now has a sign up there I noticed when walking my dog today. So, with that and the new stakes I suspect they're going to get started soon.

They just put an electrical pole up and moved the doggy waste pole. So, I suspect construction will soon commence.

The lack of shearwall in the short direction for a 4 story structure sure gives me pause....



http://www.okctalk.com/attachments/development-buildings/8724d1406072215-firehouse-townhome-firehouse1.jpg


http://www.okctalk.com/attachments/development-buildings/8725d1406072216-firehouse-townhome-firehouse2.jpg


http://www.okctalk.com/attachments/development-buildings/8726d1406072216-firehouse-townhome-firehouse3.jpg


http://www.okctalk.com/attachments/development-buildings/8727d1406072217-firehouse-townhome-firehouse4.jpg
[/QUOTE]

When I walked my dog last night I noticed they have started the dirtwork on this.

From Saturday.

11158

11159

https://twitter.com/cassi_sue/status/629650753271926786

11446

In that last shot from above* is that green space a park or is it undeveloped land?

It's an easement that can't be developed.

^Is that the case for a few spots in Deep Deuce? I wish they could put like a basketball court or something there.

From this AM:

http://www.okctalk.com/images/pete/firehouse092415.jpg

They're making quick progress on that. Much quicker than the one behind the brownstones.

http://www.okctalk.com/images/pete/firehouse102715.jpg

So this is still under-construction and seems to be moving slow. One thing I noticed it is already for sale. I thought someone was building this for their own residence.

It's completely bricked and they're putting on the stucco. They had the garage door open while I walked by today and it looks like sheetrock is in although I couldn't see if there was any trim work being done yet. I don't think it's moving that slowly, really. The townhouse behind us in Maywood is farther behind and I think they started at a similar time. It does appear to be for sale, if the sign is accurate.

It's completely bricked and they're putting on the stucco. They had the garage door open while I walked by today and it looks like sheetrock is in although I couldn't see if there was any trim work being done yet. I don't think it's moving that slowly, really. The townhouse behind us in Maywood is farther behind and I think they started at a similar time. It does appear to be for sale, if the sign is accurate.

Perhaps it isn't moving slow. I haven't been keeping up with it from start to finish, so I'm glad to hear it's moving along. I am disappointed by the garage door though. :/

I want to see more row homes around here!

It's a row house, but more like one in San Francisco than in Chicago, where they have alleys and detached garages. The garage is only wide enough for one car, but looks deep enough to park one car behind the other.

Yeah when I was in Chicago the row homes there looked different from San Fran, but I wasn't able to really explore Chi town like I was with San Fran. Chicago seems like a beast of a city though. I really want to go back soon and explore it more.

Pics?

Just about complete:

http://www.okctalk.com/images/pete/firehouse011516.jpg

If they want to sell this at a huge loss, I'd be willing to buy it.

Can we have more of these built throughout the core?!

If they want to sell this at a huge loss, I'd be willing to buy it.

Believe it or not, I would as well.

From Saturday.

12307

Can we have more of these built throughout the core?!

This builder has a sign up on one of the green spaces between the Deep Deuce Apartments on 3rd and I believe he owns at least one more lot there. If this one sells, I would think he'll continue. I'd love to see a small townhouse complex go up across the street from this on the lot that was supposed to house that incredibly ugly hotel, ala the Lisbon Lofts.

From Friday.

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Took these yesterday, noticed the interior looks mostly done with fixtures, etc:

1256212563

They have been going very slowly here...

I suspect they are still looking for a buyer but it's never been listed on the MLS.

Huh. I've only given this passing interest, but always assumed it was a custom for an identified owner.

They have been going very slowly here...

I suspect they are still looking for a buyer but it's never been listed on the MLS.

if it's not in mls, then a realtor had better not have a sign out front. -M

Seems like you need at least 400-500K to buy in deep deuce, will that be the standard going forward or will some stuff priced in the 200s pop up? Is this is a market thing or can you not build in DD for less than 400k and still make money?

Seems like you need at least 400-500K to buy in deep deuce, will that be the standard going forward or will some stuff priced in the 200s pop up? Is this is a market thing or can you not build in DD for less than 400k and still make money?

Central Avenue Villas had units for sale in the mid-$200's and Maywood Lofts had some units for sale in the low-$200's. I think you just need to find the right deals when they come up and move fast.

Seems like you need at least 400-500K to buy in deep deuce, will that be the standard going forward or will some stuff priced in the 200s pop up? Is this is a market thing or can you not build in DD for less than 400k and still make money?

Pretty sure that will be the standard going forward unless we see flats. The market rate for anything over about 1,450 sq.ft. is $400k+. I think anybody selling for less than that right now probably bought much cheaper and doesn't mind taking a lesser profit to move the thing quickly.

Anything selling for less than $300k would need to be quite less than 1,200 sf...Are there any for sale units that small anywhere downtown?

Pretty sure that will be the standard going forward unless we see flats. The market rate for anything over about 1,450 sq.ft. is $400k+. I think anybody selling for less than that right now probably bought much cheaper and doesn't mind taking a lesser profit to move the thing quickly.

Anything selling for less than $300k would need to be quite less than 1,200 sf...Are there any for sale units that small anywhere downtown?

Harvey Lofts at 11th and Harvey are for sale units. They vary in size, but are on average ~1,000 sf. I've looked at a couple units there and the only problem the seller has found is difficulty getting accurate comps for their appraisal. Both units I looked at wanted (and received) cash only offers.

just a question, does this reside on the corner or is there significant lot between it and the corner?

I "HOPE" that it is built to the corner so we have a complete block of development and not this happening later 'hey you can't build next to me to the corner because I have my windows/views, blah blah'. Why not preempt this and just build to the corner - then you'd always have your windows.