What do the white areas represent on the front -- did they change that portion from brick to stucco, with only the columns being brick now?

No, it's still all brick. The scan of the image was just a bit over-exposed.

Originally this was to be built as a spec building but now the developers have found a buyer that wishes more space and a 3rd floor.


That's a successful spec project then...

They were excavating on this site when I went by today.

http://www.okctalk.com/images/pete/walkerbldg021916.jpg

This little stretch of Walker is really shaping up nicely. I hope the momentum spreads to the huge empty lots throughout the rest of Midtown.

Glad they are finally starting on this.

I assume that sidewalk is also now closed. Does that mean that if you are walking - or worse yet maneuvering your wheelchair - from the NE corner of 13th and Walker that you would now have to cross Walker THREE TIMES if going to someplace like Louie's, Stella, Irma's, McNellie's, or the YMCA and wish to use a sidewalk and ADA ramps?

The response to a stated desire for parallel pedestrian access during construction projects is often met here with a derisive "this is temporary" and "just cross the street," but this is a perfect example of how construction in Midtown and downtown (thankfully) probably won't be a "temporary" condition for years to come. Every time one project winds down, another is likely to be popping up.

Again, I'm not blaming the developer here. While it would be nice if they voluntarily submitted to the expense and inconvenience of providing PPA, the are in the business of doing things as quickly, inexpensively and uncomplicated as possible.

A PPA requirement for projects that temporarily close existing ADA sidewalks should be included in the permitting process, like it is in pretty much every other major American city. And in fact, I think that this position is required by federal law. OKC needs to be on board. This isn't rocket surgery.

I assume that sidewalk is also now closed. Does that mean that if you are walking - or worse yet maneuvering your wheelchair - from the NE corner of 13th and Walker that you would now have to cross Walker THREE TIMES if going to someplace like Louie's, Stella, Irma's, McNellie's, or the YMCA and wish to use a sidewalk and ADA ramps?

The response to a stated desire for parallel pedestrian access during construction projects is often met here with a derisive "this is temporary" and "just cross the street," but this is a perfect example of how construction in Midtown and downtown (thankfully) probably won't be a "temporary" condition for years to come. Every time one project winds down, another is likely to be popping up.

Again, I'm not blaming the developer here. While it would be nice if they voluntarily submitted to the expense and inconvenience of providing PPA, the are in the business of doing things as quickly, inexpensively and uncomplicated as possible.

A PPA requirement for projects that temporarily close existing ADA sidewalks should be included in the permitting process, like it is in pretty much every other major American city. And in fact, I think that this position is required by federal law. OKC needs to be on board. This isn't rocket surgery.

Rocket surgery seems complicated.

What's the alternative? No construction

What's the alternative? No construction

I doubt it. Plenty of places here in L.A. manage to do it and still make a profit in the end, so I doubt it is that big of an impact.

What's the alternative? No construction

Are you being serious here, or are you being DELIBERATELY obtuse? Parallel pedestrian access happens every day in cities all over America. It is an accepted part of the construction process. In many major cities they somehow even manage to build supertalls without interrupting pedestrian sidewalk access or its equivalent during construction.

In the case of Walker it would only require taking the center turn lane temporarily for auto traffic and building temporary barricades protecting a walkway in the current traffic lane. It's not brain science.

https://www.workzonesafety.org/files/documents/training/fhwa_wz_grant/images/atssa_pedestrian_work_zones/s31.jpg

This is how Seattle does it. I'm not even suggesting standards to this level:

http://cossdotblog.wpengine.netdna-cdn.com/wp-content/uploads/2015/12/reroute2.jpg

Are you being serious here, or are you being DELIBERATELY obtuse? Parallel pedestrian access happens every day in cities all over America. It is an accepted part of the construction process. In many major cities they somehow even manage to build supertalls without interrupting pedestrian sidewalk access or its equivalent during construction.

In the case of Walker it would only require taking the center turn lane temporarily for auto traffic and building temporary barricades protecting a walkway in the current traffic lane. It's not brain science.

I drive up and down that street everyday, and to be honest there isn't very much foot traffic and I've yet to see someone in a wheel chair... Now that's during the daytime, maybe it's different at night or evenings....

I drive up and down that street everyday, and to be honest there isn't very much foot traffic and I've yet to see someone in a wheel chair... Now that's during the daytime, maybe it's different at night or evenings....

I see. Since you don't notice much foot traffic in the daytime during the few seconds it takes you to drive through there, it's not needed. I'm very glad to know that and now everyone else can relax about it. And anyone who happens to be in a wheelchair that you don't see should know they shouldn't be there.

I see. Since you don't notice much foot traffic in the daytime during the few seconds it takes you to drive through there, it's not needed. I'm very glad to know that and now everyone else can relax about it. And anyone who happens to be in a wheelchair that you don't see should know they shouldn't be there.

80% of Oklahoma City doesn't have sidewalks, just not sure why people go crazy because someone is trying to improve an area and may have created a short term inconvenience for someone that could just take a different route, it's done with cars via detour signs, are walkers not able to do the same?

80% of Oklahoma City doesn't have sidewalks, just not sure why people go crazy because someone is trying to improve an area and may have created a short term inconvenience for someone that could just take a different route, it's done with cars via detour signs, are walkers not able to do the same?

Have you ever considered what any of this might be like if one wasn't 100% ablebodied?

^^^^^^^
Pushing a stroller? Sprained ankle? Vision impaired? Simply have broken glasses and headed to Midtown Optical? Elderly? Lots of senior housing in Midtown. Luggage? There is a hotel a block from here. An already-existing business dependent on pedestrian traffic? These aren't imaginary conditions.

Obviously, even though he didn't bother to answer my question, he indirectly did; he's being deliberately obtuse. New development and the preservation of the pedestrian environment through temporary means are hardly mutually exclusive; they both somehow happen in pretty much every other major city in America.

And the whole "temporary" argument is also pure BS. It's everybody's hope and expectation that as these projects wrap other ones closeby will come online. Construction and renovation is a permanent condition in successful cities.

I'm hardly suggesting an exotic solution. In fact, it's one that is probably REQUIRED by federal law. The fact that we DON'T require it possibly leaves OKC voters subject to exposure. I'm also not suggesting it be done on projects on Memorial Road or similar locations. It only need happen where there is EXISTING ADA access that will be interrupted by construction.

If our litmus test for the pedestrian environment is that "80% of the city doesn't have sidewalks" or that a random dude on the Internet drives through on the regular and never notices people walking or in wheelchairs, that's a pretty embarrassing standard.

^^^^^^^
Pushing a stroller? Sprained ankle? Vision impaired? Simply have broken glasses and headed to Midtown Optical? Elderly? Lots of senior housing in Midtown. Luggage? There is a hotel a block from here. An already-existing business dependent on pedestrian traffic? These aren't imaginary conditions.

Obviously, even though he didn't bother to answer my question, he indirectly did; he's being deliberately obtuse. New development and the preservation of the pedestrian environment through temporary means are hardly mutually exclusive; they both somehow happen in pretty much every other major city in America.

And the whole "temporary" argument is also pure BS. It's everybody's hope and expectation that as these projects wrap other ones closeby will come online. Construction and renovation is a permanent condition in successful cities.

I'm hardly suggesting an exotic solution. In fact, it's one that is probably REQUIRED by federal law. The fact that we DON'T require it possibly leaves OKC voters subject to exposure. I'm also not suggesting it be done on projects on Memorial Road or similar locations. It only need happen where there is EXISTING ADA access that will be interrupted by construction.

If our litmus test for the pedestrian environment is that "80% of the city doesn't have sidewalks" or that a random dude on the Internet drives through on the regular and never notices people walking or in wheelchairs, that's a pretty embarrassing standard.

Drive a car down Hefnerarkway towards rose creek any day of the week...., Construction is a pain for drivers yet ,either you take a different route or you take you time and life in your own hands... But we know at some point when it's done everyone will benefit.

Hefner Parkway is your analogue? Wow.

Hefner Parkway is your analogue? Wow.

Evidently it is when he is struggling to justify what he said. LOL

A much better analogy would be if a business closed down all of its handicapped parking spots, forcing drivers with disabilities to park across the street or completely avoid the business all together. But that doesn't fit his argument.

It should absolutely be a requirement that if existing sidewalks exist before construction, they should be required to provide reasonable access along or adjacent to the closed route.

From Saturday.

12296


And, by the way, I saw a guy walking in the street where the sidewalks end almost get hit by a car on Saturday morning. Unreal that the city let's this happen.

maybe the city of OKC will learn the hard way.

BTW - we/Seattle also learned (with several pedestrian/vehicle impacts). That is the reason why we go a little above the cuff with regard to pedestrian egress in construction zones. Lawsuits and Loss of Life/Limb is surely more expensive than providing access in the way Urbanized has shown and that I have also advocated in the past.

OKC can learn the hard way OR Oklahoma City can use other major cities as benchmark. I prefer the latter.


Also, nobody is suggesting we bring this level of pedestrian egress to Hefner Parkway - an obvious automobile corridor. We're talking about the inner core of Metropolitan Oklahoma City, you know - the 2-3 mile circle from OKC city hall that is supposed to be urban and pedestrian. In other major cities, this zone is preserved regardless of construction; it is mitigated during construction cycles which (as Urbanized so eloquently stated) are continuous in successful cities and NOT temporary. Projects themselves are temporary but the city should expect construction to be continuous even once the city runs out of develop-able land - see Vancouver, Canada (which has even more strict pedestrian egress standards than Seattle).

This does matter becasue there are people in the core of OKC now, so this must be addressed (AND IT WILL BE) either once somebody is hurt/killed and sues the city and state for not requiring pedestrian accommodations in construction zones OR OKC steps up and defines the central core (IMO Asian District to Capital Hill) as requiring full pedestrian egress and separation from vehicle corridors for all medium construction sites (larger than a single family house) and larger. Please somebody at City Hall read this post and this thread - and let's get ahead of this quickly.

https://www.workzonesafety.org/files/documents/training/fhwa_wz_grant/images/atssa_pedestrian_work_zones/s31.jpg

They have something similar to this on Robert S Kerr near Harvey where P180 is happening.

^^^^^^^
That's because P180 is a public project and the city can't/won't do a project of this type without giving consideration to interrupted access. The problem is PRIVATE development, and that the City does not enforce the same basic standard when issuing permits.

You use Robert S. Kerr as an example, so I'll show you a private project only one block away, where pedestrians are forced to walk around the barricades unprotected, in the traffic lane, and those with mobility challenges have no alternative except to backtrack, cross the street, and then cross the street again. The solution of course would be to provide a simple temporary barricade/ramp like the one shown above, and tin this case probably also some overhead protection. These are not exotic solutions; they happen every day - automatically and without difficulty or hardship on the developer - in cities all over this country.

Instead, here in OKC we get this shameful setup:

http://www.okctalk.com/images/pete/dowell030216.jpg

I noticed there is a real estate broker's sign in front of the site. Did the previously discussed deal fall through, or was the deal for only a portion of the space?

^^^^^
Thanks for fixing my image upthread, Pete. For some reason I have an unreasonably difficult time posting personal images on this site, at least from my iPad. The impact of the image is now probably lost on people who read the post, didn't see an image, and now probably won't scroll back up to see it. Anyway, same song different verse.

So, I ask again (not regarding this instance, but in general), is there anybody we can report this pathetically inadequate (and possibly illegal WRT ADA) setup to? And if so, are there any teeth for enforcement or would they just send a sternly worded letter?

I don't think there are any (local) rules being broken; that's the problem. It should simply be a matter of permitting. If a permit is filed that requires sidewalk closure in a prescribed area (you would define areas that qualify as urban in nature), it would trigger a requirement for an access plan. Public works already requires all sorts of site plans before issuance of construction permits; this would be a very simple requirement. The problem is that I don't believe that it exists, at all.

Thanks for the clarification, still sucks that it happens. Guess that since OKC has never really cared much about pedestrians (given the complete lack of sidewalks and access in huge parts of the city, as well as the poor repair that dozens of miles of sidewalks are in), they've never even thought about blocking sidewalk access, they just do it, because who walks in OKC anyway, whereas cities that have cared/thought about pedestrians (or have been made to care/think about them) created ordinances/requirements to create alternative access instead of just taking it away completely during a construction project.

Little hard to see but they have already started work on the foundation:

http://www.okctalk.com/images/pete/walker030616.jpg

A little bit of progress.

12532

12533

Going vertical.

12601

12602

I saw those verticals yesterday and couldn't make sense of how they fit in with the renderings we have. Unless those are the balcony supports?

I saw those verticals yesterday and couldn't make sense of how they fit in with the renderings we have. Unless those are the balcony supports?

You may have missed the newer renderings up-thread that now show a 3rd level.

Oh that's right. I just went to the first post thinking that would have the latest info.

Starting to take shape

12685

Always loved the design of this building. Wish more projects went in this direction. One more empty lot vanquished.

http://www.okctalk.com/images/pete/walker072016.jpg

The streetwall from this building really makes Walker feel much more dense and urban in person.

Thanks, as always, for the pictures, Pete.

From yesterday.

12854

Did they scrap the third floor?

^

No, it's just set back and you can't see it from that angle.

From yesterday.

12854

As much as you're here, you should just move back. ;)

As much as you're here, you should just move back. ;)

Ha ha. I'm glad I live close enough to visit friends and family so easily... Came in for a good friends' birthday this weekend. Under the right circumstances I'd love to be back in OKC. As you might guess, I really fell in love with the city -- and its potential -- when I lived there. But jobs and family makes things more complicated.

http://www.okctalk.com/images/pete/walker081216.jpg

I didn't see anything up thread... Any info on the occupants? Thanks.

http://www.okctalk.com/images/pete/walker092216.jpg

13112

As you can see in Dan's picture, there's a new broker's sign in front of the building (was previously Newmark Grubb). I wonder if Newmark Grubb was having trouble finding tenants. Also, if I remember correctly at least a portion of the building was pre-leased (which had something to do with adding the third floor). Pete, or anyone else in the know, is my memory correct? If so, does anyone know who the tenant will be?

http://www.okctalk.com/images/pete/walker102616.jpg

So many areas are starting to get good density these days.

So much potential along Walker from 6th all the way to 10th

That is some seriously top notch human scale development on that street. Way too often now a days new urban developments are foux urban and don't really enhance the street much. Kudos to the developers here.

From today.

13264

This building is really well done. From this morning.

13391

13392

13393

From this evening:
https://s17.postimg.org/nq5cl6ycv/IMG_8927.jpg

^
looks great!

^
looks great!