Someone just posted on Twitter that the warehouses on this site are already being demolished.

I actually don't mind the design one bit. Obviously the DTOKC hotel market is very healthy so we will continue to see a lot of construction.

My major concern is the C2S area is still pretty sketchy. The park isn't going to be finished for at least another 4-5 years, and the hotel isn't even fronting the park. They will have a fabulous view of the industrial hellscape of the Producers Co-op and will be serenaded to sleep by the roar of traffic zooming up and down Shields. No restaurants that you can walk to, no public transit, nothing. Is this developer sure he knows what he's getting himself into?

Yeah, it's pretty early in that area.

Even the streets look like something out of a third world country.

Maybe he knows something we don't.

Yeah, it's pretty early in that area.

Even the streets look like something out of a third world country.

Agreed. Core2Shore is going to be a monumental task. However, 25 years ago Bricktown as almost in third-world condition. There are parts of Midtown that still are today but its rapidly improving. I think now is the time to establish standards and a good precedent for Core2Shore so it is developed the right way.

This reminds of the time my friends went to NYC and stayed at Hotel LeBlue in Brooklyn a few years ago. It is very nice boutique hotel, but it is literally a block from the notorious cesspool Gowanus Canal. My friends could barely stand staying there because the sewage/poop smell was so strong in their room. And the neighborhood itself was kinda rough, although not as desolate as this area. The key was the developers knew the area was eventually going to gentrify, which it is now, and they are being rewarded by being "first" in the neighborhood.

Maybe they are banking on this scenario?

This reminds of the time my friends went to NYC and stayed at Hotel LeBlue in Brooklyn a few years ago. It is very nice boutique hotel, but it is literally a block from the notorious cesspool Gowanus Canal. My friends could barely stand staying there because the sewage/poop smell was so strong in their room. And the neighborhood itself was kinda rough, although not as desolate as this area. The key was the developers knew the area was eventually going to gentrify, which it is now, and they are being rewarded by being "first" in the neighborhood.

Maybe they are banking on this scenario?

I think a better comparison is when Spaghetti Warehouse went into Bricktown. They took a chance when the district was mostly run down and dead but they made bank because they were first.

I expect "delays" to beset this project.

Maybe not, but if I'm wrong, I see this project having some financial issues.

I have a hard time believing the roads are in "third-world condition." Bad, yes. But that is an exaggeration.

I have a hard time believing the roads are in "third-world condition." Bad, yes. But that is an exaggeration.

Yes an exaggeration but they are very bad and will make a horrible impression -- as will the surrounding area -- on anyone staying at this hotel.

Put it this way: People will be 10 minutes away from Bricktown/CBD/Film Row and they will DRIVE there.

And people staying for multiple days will inexplicably be bombarded with traffic during Thunder games and not understand what the hell is going on.

It's one thing to pioneer a district, it's another thing to go it alone.

I really get the feeling they're hoping the city chooses this site for the convention center in order to make a quick flip.

^^^

While that has to be in their minds, I think they've done an awful lot of work on this project just for that possibility. Remember that just a month or so ago everyone thought they knew where the Convention Center was going to be located, and it wasn't here. I bet they are serious about this plan.

By the time this is built in 2 or 3 years, construction on the park will be well underway, and I bet other developments will have been announced. There might be a couple years early on when people are driving to Bricktown because there's nothing to do in the area, but it won't be long before this place is raking it in.

The
Put it this way: People will be 10 minutes away from Bricktown/CBD/Film Row and they will DRIVE there.

And people staying for multiple days will inexplicably be bombarded with traffic during Thunder games and not understand what the hell is going on.

It's one thing to pioneer a district, it's another thing to go it alone.

I really get the feeling they're hoping the city chooses this site for the convention center in order to make a quick flip.

No one will drive to Bricktown for the same reason we don't. It's easier to walk than find a parking place. However, there will be a streetcar and, unlike a large convention, a streetcar can easily handle people staying in a hotel.

No hotel should ever be allowed to be built downtown with air conditioners sticking through the walls. Central heat and air should be a must.

The

No one will drive to Bricktown for the same reason we don't. It's easier to walk than find a parking place. However, there will be a streetcar and, unlike a large convention, a streetcar can easily handle people staying in a hotel.

I wish this were true, but unfortunately it isn't. I personally know people who live, work, and play downtown using private vehicles to get around -- even when changing locations within the same district. :-/

Perhaps, but there are plenty of people who walk, because I'm walking and I see them. I think the streetcar will greatly impact the driving habits of individuals, visitors included.

This hotel only has half the parking spaces of the room count, so they obviously expect a good portion of their guest to walk, take a taxi, or use Uber. What is the parking ratio at the Holiday Inn Express? As for Thunder games, I suspect a lot of their game-day customers will be here for the game.

In 5 years we will be calling these guys geniuses. In 10 years we will be asking why they even built parking at all.

I wish this were true, but unfortunately it isn't. I personally know people who live, work, and play downtown using private vehicles to get around -- even when changing locations within the same district. :-/

Same here. In fact I know more people who do this than walk. When I am in a group, a lot of times people act like I am crazy for suggesting walking from Myriad Gardens to Bricktown or Deep Deuce. Personally I really enjoy walking around downtown but OKC is still by and large getting used to not driving everywhere. Once the streetcar is in place and there is enough traffic and density to make driving less practical I think more people will start to walk. The way Hogan developed Lower Bricktown which all but discourages walking prolonged the cars-first mindset. This is a situation where people are just going to have to be forced to change.

This hotel only has half the parking spaces of the room count, so they obviously expect a good portion of their guest to walk, take a taxi, or use Uber. What is the parking ratio at the Holiday Inn Express? As for Thunder games, I suspect a lot of their game-day customers will be here for the game.

In 5 years we will be calling these guys geniuses. In 10 years we will be asking why they even built parking at all.

They will be offering valet parking as well.

HIE has dedicated spaces in the public lot to the north.

This hotel only has half the parking spaces of the room count, so they obviously expect a good portion of their guest to walk, take a taxi, or use Uber. What is the parking ratio at the Holiday Inn Express? As for Thunder games, I suspect a lot of their game-day customers will be here for the game.

In 5 years we will be calling these guys geniuses. In 10 years we will be asking why they even built parking at all.

As to the parking thing, I don't think anyone would be asking why? Once the rest of the area reaches critical mass, they can just expand on top of parking. Right now it is a necessity. In the future, if they think that parking is more necessary than another building, then yes, we'll be scratching our heads.

However I think the timeline for calling them geniuses is closer to 8 years.

4/17/2015

http://i1178.photobucket.com/albums/x378/KerryinJax/OKC%20Stuff/CAM03594_zpslgctrk11.jpg (http://s1178.photobucket.com/user/KerryinJax/media/OKC%20Stuff/CAM03594_zpslgctrk11.jpg.html)

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I think JTF is on to something in his last 'written' post. These people are on-to something.

Definitely First-To-Market: First Brand for Downtown, First Hotel in this Location, Capitalize on bottom floor market that will ONLY rise regardless of what is decided (due to the new park), AND - script a template for the new C2S district by the hotel's design features and lack of parking. ... Urban planning. ... or at least, this might lead to it for C2S. I like it and applaud the developers for taking that initiative.

Bchris is also right, Spaghetti Whse was first-to-market in Bricktown and set the tone for the district for 20 years. We are JUST NOW maturing away from that model (restaurant/entertainment only on bottom floor of a brick building with LOTS of local parking with hours limited to an entertainment theme) into Bricktown becoming more of an URBAN neighborhood with all building floors utilized, structured parking, and 24/7 occupants (residents, office workers, entertainment, dining/late night).

With this in mind, C2S might start out as an urban 24/7 district should this and other pioneers set that expectation with their properties/development. This is the only section of downtown left that hasn't yet been developed (but is sure to given the new park/relocation of I-40) or have a 'solid' master plan. Be first and you can not only make a killing but you can establish the brand of the location for 20 years.

Pete Is another historic warehouse in the DT area in jeapordy of being demolished and removed forever to make way for that Fairfield Inn in the Core to Shore area. I noticed that the owners of the The Sanctuary and Voodoo lounge purchased property near Frontier City. I looked at the pictures of the new hotel it shows that warehouse being removed. So curious would hate to see another large Historic warehouse being removed from downtown.

Pete Is another historic warehouse in the DT area in jeapordy of being demolished and removed forever to make way for that Fairfield Inn in the Core to Shore area. I noticed that the owners of the The Sanctuary and Voodoo lounge purchased property near Frontier City. I looked at the pictures of the new hotel it shows that warehouse being removed. So curious would hate to see another large Historic warehouse being removed from downtown.

No, I think they just left it out because they don't own.

Nobody's filed demolition plans. It's a cool building and I'm sure it will be renovated at some point.

The International Harvester building is in the rendering at the top of this thread.

Deal set to revive hotel development next to new convention center (http://www.oklahoman.com/article/5522963?access=331433d2cc8ff33acf9efaaae9000c5d&utm_medium=social&utm_source=twitter_theoklahoman)


Instead of just asking, backed up the power of eminent domain, to acquire the Patel property, Urban Renewal Director Cathy O'Connor started talks with Patel on how best to help him continue on a nearby site.

The deal awaiting approval by Urban Renewal Commissioners would sell Patel city-owned land at the southwest corner of SW 5 and E.K. Gaylord — immediately south of the Convention Center.

“We see this as a win-win for the city that allows us to buy the property needed for the convention center while being able to sell of a piece of our property so he can move ahead with his project,” O'Connor said.

Looks like this project might not have been permanently derailed by the convention center site selection.

So, wait... They're going to do a land swap for the SW corner of 5th and EKG? Wasn't this hotel going to be on the NW corner of 5th and EKG? So... it's just moving to the lot directly south of the parcel that was originally to be developed?

sounds good to me. Make it happen

Not sure why the City wants to swap this land (maybe because 5th will be the major thoroughfare for all the convention trucks?) but shown in yellow is the current Patel property where the Fairfield was proposed and red is the land the City wants him to develop instead:

http://www.okctalk.com/images/pete/fairfield101916.jpg

Seems like a win for the developer to be moved to the corner of 4th rather than on 5th

Especially since the parking structure will likely be directly north and this location will put them closer to the convention hotel.

Especially since the parking structure will likely be directly north and this location will put them closer to the convention hotel.
yup.. it's like a little gift for that developer. that location for Fairfield will totally kill it when the convention center is complete.

Especially since the parking structure will likely be directly north and this location will put them closer to the convention hotel.

All the more reason for them to increase the size and quality of the hotel, no? It would be a similar setup to what Indianapolis got with the JW and the other Marriott.

Perhaps the city sees this as a way to get a miniature convention hotel at no real cost.

I would agree with that if it were a full service brand vs a Fairfield. If Patel changes the flag to a full service brand then I'll buy that...

(or imagine if he moved Canopy here, would look pretty amazing next to CC hotel)

(or imagine if he moved Canopy here, would look pretty amazing next to CC hotel)

That would be a win-win for everyone!

Pete, are you sure the red box you have highlighted is correct?

The article says the city wants him to develop the SW block of SW 5 and EK, which is south of his current lot, not north.

I went back and re-read the OCURA resolution on this matter and it clearly states the property that Patel currently owns (in yellow below, the '5th Street Property') is to the south of the property the City is looking to sell him (in red, the '4th Street Property').

It also says Patel plans to develop both properties, so this would be an out-right sale from the City to Patel, and Patel would keep the land he currently owns; both properties would be part of the proposed hotel development.

Just traded emails with Cathy O'Connor and the only other point of clarification is that Patel would sell to the City the area shaded in pink below for the relocation of Broadway.

The Oklahoman article also incorrectly states this property is to the south of the convention center while it is actually to the immediate east.


http://www.okctalk.com/images/pete/fairfield102016b.jpg

Who owns the property directly east of the potential hotel site?

Who owns the property directly east of the potential hotel site?

I updated my post above yours and it should make more sense now.

Both the hotel and the cc would benefit from each other's proximity, but just to be clear this is NOT a de facto expansion of convention hotel function. A publicly-partnered convention hotel and a fully private hotel function very differently, and I think posters here are still not entirely grasping the differences.

This hotel will be under no obligation to block/discount rooms to help book meetings. They can (and will) demand market rate as long as they stay full, which they almost certainly will at all times. It really won't be much of a factor in pitches to convention planners, other than the fact that they will know that a nice limited services hotel is by coincidence very conveniently located to the CC.

It's a nice amenity, it puts more rooms inside the ten minute walkable bubble convention planners look for, it is a BRILLIANT location for the hotel operator, but it should not be considered an expansion of the CC HQ hotel's function.

Oh, absolutely, This is a home run position for both convention center operations and the hotel itself, but this is not in any way a suitable replacement for an actual convention center hotel.

Who owns the property directly east of the potential hotel site?

If you mean the property in the upper right corner of Pete's diagram, at the corner of Oklahoma Blvd and Shields, that property is owned by OG&E. It's a data center, if I'm not mistaken; I also seem to remember there was a plan for the City to buy that property, but I'm not 100% sure if I'm remembering that right.

If you mean the property in the upper right corner of Pete's diagram, at the corner of Oklahoma Blvd and Shields, that property is owned by OG&E. It's a data center, if I'm not mistaken; I also seem to remember there was a plan for the City to buy that property, but I'm not 100% sure if I'm remembering that right.

Yep, that's the one. Thanks, baralheia!

Yes, that's where they're talking about buying for the $53MM (?) parking garage that they're trying to find money for.

Yes, that's where they're talking about buying for the $53MM (?) parking garage that they're trying to find money for.

That is one of the sites being considered, and most likely.

The other primary option is to put it under the convention center itself. While that seems to be the more expensive option, it may not be when you consider the City already owns that land.

That is one of the sites being considered, and most likely.

The other primary option is to put it under the convention center itself. While that seems to be the more expensive option, it may not be when you consider the City already owns that land.

And would leave that other prime lot open for development.

If they put the parking under the convention center, I will be beside myself with joy.

If they put the parking under the convention center, I will be beside myself with joy.
Delete

If they put the parking under the convention center, I will be beside myself with joy.

here, here

If they put the parking under the convention center, I will be beside myself with joy.

Yeah, but an above ground parking garage would mesh well with the style of the nearby Parking Garage District. ;)

First look at new hotel planned adjacent to convention center (http://www.okctalk.com/content.php?r=348-First-look-at-new-hotel-planned-adjacent-to-convention-center)

Plans for the new MAPS 3 convention center required Tulsa hotelier Andy Patel to negotiate with the City of Oklahoma City to sell part of his property and receive some additional city-owned property in return.


http://www.okctalk.com/images/pete/fairfieldnew3.jpg


The result is a new design Fairfield Inn for the area immediately west of the proposed convention center.

The new plans call for a 5-story, 133-room hotel of approximately 71,000 square feet on the southwest corner of SW 4th and Shields.


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


Based on a prototype for the chain, this property would substitute metal panels, large format tile, stucco and glass for what would typically be synthetic stucco finishes.

However, their application cites prohibitive costs as the reason for surface rather than structured parking.

This would be the 25th downtown hotel as per our Downtown Hotel Summary (http://www.okctalk.com/showthread.php?t=34292&p=659682#post659682).


The Downtown Design Review Committee will review the plans at its January meeting.


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


http://www.okctalk.com/images/pete/fairfieldnew9.jpg


http://www.okctalk.com/images/pete/fairfieldnew2.jpg


http://www.okctalk.com/images/pete/fairfieldnew4.jpg


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http://www.okctalk.com/images/pete/fairfieldnew7.jpg


http://www.okctalk.com/images/pete/fairfieldnew8.jpg

That surface parking lot is going to bring lots of questions.

I can't tell, but is that a rooftop bar ? Would be great if it is.

That surface parking lot is going to bring lots of questions.

Perfect turn around for those trailers using the convention center loading docks. ;)

Is there any hope that once the convention center, hotel and parking garage are built, the parking lot will go away and be used for something better? I mean, it will front Shields, I would think that we could find better use than surface parking...

I like the original materials better. 133 rooms seems like a missed opportunity.

Considering there will be a big parking garage directly north, I suspect the DDRC is going to have pretty big issues with all that surface parking.

I love the hotel itself. Looks modern, and I love that it addresses the corner! The hotel could be bigger, but it's size isn't bad. I agree with the other comments on the surface lot though - that should not be allowed to fly here. Other than that, if the hotel itself is built as depicted, it'll be quite nice!