I'm not trying to say a building isn't a good building if it isn't tall, just that OKC never seems to get any nice tall buildings. Nashville just had a new 40 something story proposed on top of everything else they have going. Even the Devon Tower was scaled back. It never seems to fail. Sorry, if OKC can't support a 40 story tower in the CBD, then this city isn't as hot as some are making it out to be.

Anyways, I didn't mean to sidetrack this thread. Hopefully something nice will be built there, even if it isn't tall, I'm betting it will be something cool.

Agree 100%.

Stop wasting our future land acquisitions on the nickel & dime developments. Something like the GE Global Research Center, yes; that a wise choice. If we continue to build small; what will happen when someone wants to build something comparable to the Chase (Cotter Ranch Tower) Bank, Oklahoma Tower or Devon Tower in downtown OKC.

Agree 100%.

Stop wasting our future land acquisitions on the nickel & dime developments. Something like the GE Global Research Center, yes; that a wise choice. If we continue to build small; what will happen when someone wants to build something comparable to the Chase (Cotter Ranch Tower) Bank, Oklahoma Tower or Devon Tower in downtown OKC.

I am certain one of the things working against height at the moment in downtown OKC is the vast amount of undeveloped land here. Most other cities don't have near as much vacant land as OKC so height is more attractive to developers. Until downtown starts running out of greenspace and surface parking, most proposed developments will likely continue to be low-rise. With that said, 4th and EKG is a location that I think a tower would be optimal. Imagine the views from all sides from the upper floors. CBD to the west, Bricktown to the east, Auto Alley to the north, and the Peake/Skydance Bridge to the south. It would be amazing.

I am certain one of the things working against height at the moment in downtown OKC is the vast amount of undeveloped land here. Most other cities don't have near as much vacant land as OKC so height is more attractive to developers. Until downtown starts running out of greenspace and surface parking, most proposed developments will likely continue to be low-rise. With that said, 4th and EKG is a location that I think a tower would be optimal. Imagine the views from all sides from the upper floors. CBD to the west, Bricktown to the east, Auto Alley to the north, and the Peake/Skydance Bridge to the south. It would be amazing.

Might be why you see so many parking garages built. Good investment for future growth.

Great spot for residential.


It would be a cool place for a park. Considering the city owns (or at one point owned) most of it. Like a real park, with a couple basketball courts, cross-fit weirdness, swings, and a water feature. For all the people who are going to move into PluPan's eventual 40 story tower.

Sandridge just sold all it's surface parking in the vicinity including 4th&Broadway and the lots to the north. How about that for the 600 unit condo?

Either is going to feel like it's on an island without some serious streetscape changes. The railway and how wide EKG is there don't do that location any favors. Even crossing 4th from where the parking lot is to the YMCA feels like a death trap.

Either is going to feel like it's on an island without some serious streetscape changes. The railway and how wide EKG is there don't do that location any favors. Even crossing 4th from where the parking lot is to the YMCA feels like a death trap.

Future streetcar extension...plenty of walkability in the area. The only people that need to worry about driving their cars from this point are the grocery shoppers, suburban workers and vacation go getters...

I'm not trying to say a building isn't a good building if it isn't tall, just that OKC never seems to get any nice tall buildings. Nashville just had a new 40 something story proposed on top of everything else they have going. Even the Devon Tower was scaled back. It never seems to fail. Sorry, if OKC can't support a 40 story tower in the CBD, then this city isn't as hot as some are making it out to be.

Anyways, I didn't mean to sidetrack this thread. Hopefully something nice will be built there, even if it isn't tall, I'm betting it.

FYI Devon Tower is the tallest building of any metro under 2 million. To assume that it is our standard for every development is highly unrealistic.

I am very familiar with development in Nashville as it is a city that I am strongly considering relocating to. The development you are probably referencing (the 505) would not be anywhere close to as tall as Devon.

The point of urban development should never be to throw up as many glass phalluses as possible.

FYI Devon Tower is the tallest building of any metro under 2 million. To assume that it is our standard for every development is highly unrealistic.

I am very familiar with development in Nashville as it is a city that I am strongly considering relocating to. The development you are probably referencing (the 505) would not be anywhere close to as tall as Devon.

The point of urban development should never be to throw up as many glass phalluses as possible.

Personally I think the Devon Tower would have been better as two more moderately sized skyscrapers. It wouldn't have thrown the skyline so out of balance. It's so much taller than everything else that until a new second tallest is built its going to look a little out of place. It would have been even worse if it would have been built to its original height.

When it comes to high-rise residential, I think the lifestyle that it would bring to downtown is just as important as having another fixture in the skyline. As I've said, a residential high-rise at 4th and EKG would have so much potential when it comes to amazing views from the upper floors, no matter what side you are on. It would offer something currently not available anywhere else in Oklahoma City. I would be a home run. I don't think it needs to be 40 stories though (though I would have no complaints if it was). 20-25 would be good and anything above that would be icing on the cake.

The Devon Tower originally was suppose to be 925 feet high; its present high is 844 (-4 floors). OKC tallest (Devon) is taller than a lot of major cities' tallest building like:


Boston, Denver, Indianapolis, Minneapolis, Oakland, Phoenix, San Diego & Tampa to name a few.

First, so bchris02 will quit saying it, there is high rise residential in OKC. Maybe he wants to make a more nuanced complaint, but to say there's not high rise residential repeatedly is incorrect.

True! there is high rise residential in OKC, but there is no MODERN High Rise Residential in downtown. That is what we're talking about.

And to those who commented that OKC has land, true - but we don't use it. Instead, we tear down old buildings and turn them into parks, or build parking garages. I'm not being pessimistic but providing a little bit of prospective that 1) this is in the Central Business District (no height restrictions)!!!!! 2) the CBD does not have a lot of available land 3) therefore, if it is to be residential at this location; it SHOULD be high-rise and we might as well shoot for a 40-floor tower with a parking podium and ground floor retail. A 40-storey tower would be about the same height as Sandridge/Kerr McGee and would NOT stick out since it would be only a block away from the next building of similar height and would be in the compact CBD core of OKC. ...

I think we can shoot for mid-rises in Auto-Alley (where along Broadway a block to the north there is MUCH land available) and in Film Row; the CBD and new-CBD Expansion needs to be high rise and let the mid- and low-rises go elsewhere WHERE THE LAND EXISTS.

2 developers have mixed-use plan for property at NW 4, E.K. Gaylord | News OK (http://newsok.com/2-developers-have-mixed-use-plan-for-property-at-nw-4-e.k.-gaylord/article/5493654)

that last line from Cathy is what I think OKC needs to change; instead of requiring just a mid-rise

I think in the CBD, higher use should require high-rise development over 12-floors WITH STRUCTURED PARKING (OR NONE AT ALL). ie no surface parking lots. ....

First, so bchris02 will quit saying it, there is high rise residential in OKC. Maybe he wants to make a more nuanced complaint, but to say there's not high rise residential repeatedly is incorrect.

Since when has correcting BChris ever stopped him from repeating the same incorrect statements to push his narrative?

There was nothing incorrect about my statements. You can't compare the Regency or Park Harvey with what could potentially be built at 4th and EKG. Not just modern living but the kind of views you will get from that location.

I'm not being pessimistic but providing a little bit of prospective that 1) this is in the Central Business District (no height restrictions)!!!!! 2) the CBD does not have a lot of available land 3) therefore, if it is to be residential at this location; it SHOULD be high-rise and we might as well shoot for a 40-floor tower with a parking podium and ground floor retail.

You're not being pessimistic. You're being optimistically unrealistic... Who is "we"? Surely you are not financing a 40 story tower, are you? It is not as simple as you make it and standards, once again, have nothing to do with it.

The time will come, but you cannot simply dictate towers SHOULD be built because of your own personal expectation. That's what SimCity is for.

When was the last time a 40-60 story building was started or built in the Dallas area?

Museum Tower (Arts District: 42-stories) broke ground in 2010 and was completed in early 2013.

FWIW and just doing some quick research, I found that Oklahoma City has among the highest residences of cities in similar size (which surprised me) at City Place (the top seven floors), beaten by Milwaukee and tied with Hartford in height, and higher than Jacksonville, Virginia Beach, Nashville, Salt Lake City, Louisville, New Orleans, Memphis, Indianapolis, Raleigh, and Providence (listed in order by height). However, in terms of mostly or fully residential buildings, OKC ranks behind Indianapolis and ahead of Raleigh with Regency Tower at 288'. When the conversion of First National is complete, it would then tie with Milwaukee by height.

FYI Devon Tower is the tallest building of any metro under 2 million. To assume that it is our standard for every development is highly unrealistic.

I am very familiar with development in Nashville as it is a city that I am strongly considering relocating to. The development you are probably referencing (the 505) would not be anywhere close to as tall as Devon.

The point of urban development should never be to throw up as many glass phalluses as possible.I never said the Devon Tower should be our standard. A 40 story residential would be significantly shorter than the Devon Tower.

I drove by this lot yesterday and noticed a sign for pre-leasing. Signed mentioned residential, office, and commercial. I drive by often and haven't noticed it before.

I'm pretty sure that sign has been there for a year or so?

Edit: Longer. I found the pic when it was first brought to our attention. Nov 1st, 2014.

http://www.okctalk.com/showthread.php?t=38885&p=839340#post839340

Yes, it has been there for a long time.

The RFP responses for this were due Friday, July 8th.

Pete, what is the expected wait time until we are able to see the proposal(s)? Do we know how many groups expressed interest in proposals for the site, or was Land Run the sole contender?

17-story residential tower... http://www.oklahoman.com/login?referer=/article/5509187?embargo_redirect=yes

Wow! Nice. Hopefully, it comes to fruition. If the ground level/retail is done well, this space could really help bridge the gap between Deep Deuce and Automobile Alley.

I can't read the article yet, but I'm happy to see that. Hopefully something comes of it.

I'll get the full plans later this morning and post.

Great news!

I suspect they are still trying to get a grocery store and/or a drug store as well.

The biggest development news since BOK Plaza and 21C, yet basically zero discussion on it on OKC's largest development community.

Shows just how little of us have subscriptions to the Oklahoman.

Article just says 17-story apartments with parking structure and some bigger box retail space, which had been predicted for some time.

The real interesting part will be the plans and images which I should have in a bit.

You can read most of the article from this picture tweeted this morning. Especially if you're like me and don't have a subscription.

https://twitter.com/KevinMotto/status/752819827211853824

The article says it's a 100 million dollar development to start in fall of 2018. Asking for 10 million in subsidies which the city says is reasonable.

Everything on paper sounds great. Then I saw the design. Very disappointed. Too long and too broad. Just looks like a big wall.

http://cdn2.newsok.biz/cache/w830-fd66f4b35a489210888595d03d307ad6.jpg
Good quality development. Sure it's no Bricktown Towers; but it continues to address the need for downtown residential developments.

It was modeled after some project just finished in Dallas. Same architects.

Everything on paper sounds great. Then I saw the design. Very disappointed. Too long and too broad. Just looks like a big wall.

I'm not a big fan of the design either because of how long and broad it looks.

I'm not a big fan of the design either because of how long and broad it looks.

reminds me of the same shape of Vegas hotels. I like it. Want to see some better renderings though

...Sure it's no Bricktown Towers...

If by that you mean this one is being proposed by known developers with documented track records and that it might actually happen, then I agree.

I would like to see the site plan before making any judgement. I like the set back but would like a larger scale project all over, not just one tower. I like the idea of 36,000 sf of retail, although, I assume most of that will be taken up with some sort of grocery store that has been rumored for a long time to go on this site.

I'd love to see how this proposal looks up against the existing downtown skyline.

The article said in the 200 foot range.

Looks good. I think some set back is necessary due to the nature of traffic at that intersection. If it actually happens, this will make a great foray into high-rise condos for downtown.

I would like to see the site plan before making any judgement. I like the set back but would like a larger scale project all over, not just one tower. I like the idea of 36,000 sf of retail, although, I assume most of that will be taken up with some sort of grocery store that has been rumored for a long time to go on this site.

The article says that there will be 10,500 sf of commercial space in the tower. It also says the pad site could be increased from 26,000 sf of retail to 52,000 sf, two-story. So in addition to the long rumored grocery store, there's at least 10,500 sf of additional space for something else.

Where is the sky bridge?

I'll be stunned if this actually happens. Stunned.

I'll be stunned if this actually happens. Stunned.

Why?

Why?

The weakness in the overall economy was my first reason for skepticism, but I'm reminded that it's not that bad anytime I go out to eat on a Saturday night. I think if it's priced well, it will be a hit.

I'll be stunned if this actually happens. Stunned.

KD's departure will have little effect on these developments.

The weakness in the overall economy was my first reason for skepticism, but I'm reminded that it's not that bad anytime I go out to eat on a Saturday night. I think if it's priced well, it will be a hit.

Remember, in the best case scenario these units won't be open for rent for at least 2 years, probably 3. Not only will the economy likely be very different (better) then, rents will have had that much time to continue their upward climb.

Also, this is a fantastic location and there are zero new construction high-rise rental units in OKC. Unless they are planning to ask completely unreasonable amounts, my opinion is that this will likely be a big success.

Agreed. I could see some college grads starting professional careers wanting something like that as long the jobs are here. Thus, preventing them from moving to DFW or elsewhere in TX.

Just a fantastic location:

Easy access to the CBD, Deep Deuce, Bricktown, Auto Alley and most of Midtown
On the streetcar line
Directly across from the Y
Enough distance from the skyline to be able to see most of it


I can't see why people wouldn't be lining up to live here.

Love the design, think this will fill up fine. To those complaining about it's length and broadness - what would you suggest? Interested to see different ideas here. However, I think it being a triangle shaped property, this is a perfect fit. A square building would leave to much empty surface area.

Is there a site plan available?

Working on getting the detailed plans.

The article says that there will be 10,500 sf of commercial space in the tower. It also says the pad site could be increased from 26,000 sf of retail to 52,000 sf, two-story. So in addition to the long rumored grocery store, there's at least 10,500 sf of additional space for something else.

I didn't read the whole article, just saw the 36,500 sf of retail space, so that is good news. I could see a CVS or Walgreens opening up down there and maybe an urban fast food kind of place, like Arby's in DT Tulsa. I would love to see a more modern Uptown Grocery with a second floor like the one on May and Britton, but I know that is being saved for midtown.

I would love to see a more modern Uptown Grocery with a second floor like the one on May and Britton, but I know that is being saved for midtown.

Say what?

Love the design, think this will fill up fine. To those complaining about it's length and broadness - what would you suggest? Interested to see different ideas here. However, I think it being a triangle shaped property, this is a perfect fit. A square building would leave to much empty surface area.

Very well stated! Every development brought up on this forum is going to get critiqued. Is this a done deal?

The final design plans will probably differ somewhat from the initial plans announced.

Considering the state of our present economy; let's savory the moment that we continue to see growth & development in our area. Just wait until the energy sector gets back on its feet.

Will be posting the info and plans in chunks, then will ultimately consolidate:


Project Summary

In response to the redevelopment vision and other stated goals outlined in the RFP dated May 9th, 2016 for approximately 1 acre located at Gaylord and NW 4th, Precor Ruffin and Landrun Commercial (LRPR) propose to construct a mixed use project consisting of a residential tower, adjacent retail/commercial building and complementary parking garage. This development is part of an overall plan that consists of about 3 acres of which LRPC owns 2 acres.

The proposed plan contained herein is subject to modification depending on market conditions as they may evolve but initially consist of the following:

327 residential units
36,500 SF of commercial space: 10,500 sq.ft. within the tower and a 26,000 sq.ft. pad site (pad site able to accommodate a 2‐story retail/commercial building for 52,000 square feet if market conditions warrant).
712 space parking garage (plus an additional 45 surface parks); total parking spaces provided is 757.

The total cost of the Project is anticipated to be approximately $100 million. Based on the financial projections included with this proposal, the developer anticipates the need for approximately $10 million of assistance via tax increment financing (“TIF”) provided by the City of Oklahoma City.

The development team includes LRPR as developer, WDG architects of Dallas, and GE Johnson (“GEJ”) as the general contractor.


Site Summary
Total site area consists of 2.97 acres. LRPR acquired the easternmost 1.93 acres in September of 2014 with the intent of unifying this parcel with the westernmost 1.04 acres; the subject of this RFP (Parcel A).

In addition, there are 2 additional parcels that the developer seeks to secure for the purpose of completing the project contemplated herein (see site map that follows):
Parcel B: .16‐acre former street right‐of‐way for NW 3rd for the purpose of creating a plaza complementing the commercial area occupying the south 1/2 of the site.
Parcel C: .34‐acre parcel situated on the south side of NW 3rd and east of Gaylord; this site’s intended use is an off premise project marquee sign.

Say what?

It's been long know that the long term plan for where Bleu Garten is is to build an Uptown Grocery. Not new knowledge, pretty old, actually.

Couple of points:


Will be posting the info and plans in chunks, then will ultimately consolidate:
Project Summary
In response to the redevelopment vision and other stated goals outlined in the RFP dated May 9th, 2016 for approximately 1 acre located at Gaylord and NW 4th, Precor Ruffin and Landrun Commercial (LRPR) propose to construct a mixed use project consisting of a residential tower, adjacent retail/commercial building and complementary parking garage. This development is part of an overall plan that consists of about 3 acres of which LRPC owns 2 acres.

The proposed plan contained herein is subject to modification depending on market conditions as they may evolve but initially consist of the following:

327 residential units
36,500 SF of commercial space: 10,500 sq.ft. within the tower and a 26,000 sq.ft. pad site (pad site able to accommodate a 2‐story retail/commercial building for 52,000 square feet if market conditions warrant).
712 space parking garage (plus an additional 45 surface parks); total parking spaces provided is 757.

The total cost of the Project is anticipated to be approximately $100 million. Based on the financial projections included with this proposal, the developer anticipates the need for approximately $10 million of assistance via tax increment financing (“TIF”) provided by the City of Oklahoma City.

The development team includes LRPR as developer, WDG architects of Dallas, and GE Johnson (“GEJ”) as the general contractor.

Site Summary
Total site area consists of 2.97 acres. LRPR acquired the easternmost 1.93 acres in September of 2014 with the intent of unifying this parcel with the westernmost 1.04 acres; the subject of this RFP (Parcel A).

In addition, there are 2 additional parcels that the developer seeks to secure for the purpose of completing the project contemplated herein (see site map that follows):
Parcel B: .16‐acre former street right‐of‐way for NW 3rd for the purpose of creating a plaza complementing the commercial area occupying the south 1/2 of the site.
Parcel C: .34‐acre parcel situated on the south side of NW 3rd and east of Gaylord; this site’s intended use is an off premise project marquee sign.

1. Is it really necessary to have over two spaces per residential unit?
2. Does this mean NW 3rd will dead end on the other side of the railroad tracks in DD?

http://www.okctalk.com/images/pete/times1.jpg


http://www.okctalk.com/images/pete/times2.jpg


http://www.okctalk.com/images/pete/times3.jpg


http://www.okctalk.com/images/pete/times4.jpg


http://www.okctalk.com/images/pete/times5.jpg