The downtown skyline was always lit about 7-8 years ago, now is very depressing. Sandridge Tower & Chase Tower not being illuminated makes a big difference.

Sandridge turned out their lights when they started experiencing financial trouble due to the oil crash, sometime around early 2015. I am not sure how much it cost them in electricity costs to light the building but I remember it being a very significant amount. I think the building is more likely to be lit again if/when it is owned by somebody other than Sandridge or when Sandridge is pulling in the kind of profit they did a decade ago. I do think lighting it would make a huge difference. Sandridge is a business though and I am not sure at this point the cost to light the building makes financial sense for them if they are footing the bill.

I also wish the crown of Cotter Ranch Tower would be lit again. Even something as simple as a logo would make a difference.

The Oklahoma Tower's lighting is proof that a little can go a long way.

Some cities have skyline lighting incentive/ordinances and I wonder if such a thing would be helpful here. A city's skyline greatly contributes to its image so I can definitely see the motive behind such an ordinance. I can also see the arguments against it.

The downtown skyline was always lit about 7-8 years ago, now is very depressing. Sandridge Tower & Chase Tower not being illuminated makes a big difference.

I would agree that it's depressing compared to 7-8 years ago but its improved since 2 years ago. The Devon Tower is usually always lit now (during the early years of its existence there were many nights that it wasn't lit). Oklahoma Tower is lit up again as is FNC. Like you said, Sandridge Tower and Chase Tower are the two biggest culprits. With Sandridge, it's very understandable that they don't light it given the financial shape the company is in. The Chase Tower is entirely on the apathetic owners.

BOK Tower's lighting should help out significantly once it is complete.

Something to think of when comparing Tulas's skyline to OKC's is the color of the buildings. Most of the taller structures in Tulsa are white (or have white towards the top), and thus are brighter at night with even a little lighting. Most of OKCs taller structures are not white....grey or glass/etc. You can do some quick comparing on that idea on 635 in Dallas as you go between the glass curtain vs stucco/stone surfaced buildings. The glass ones rely on a "line" of light like Devon to get any sort of light up on them outside of the office windows. There's nothing for a flood light to reflect off of really (think downtown Dallas' Bank of America). Whereas you see something like Park Central III on 635. Yes it's glass, but has the white stucco. I specifically chose that because it's the same design as the Valliance Tower on NWXway, just shorter and with stucco instead of stone. Compare those at night and you'll see what i mean.

13753

^

Thanks very much!

Here is a cropped and enhanced version. It looks like almost all the steel is now in place.

http://www.okctalk.com/images/pete/bok041317.jpg

I had forgotten that the crown was only on the "front half" of the building

I had forgotten that the crown was only on the "front half" of the building

Right:

http://www.okctalk.com/images/pete/bok041317b.jpg

Are they planning on starting interior work soon?

Are they planning on starting interior work soon?

I'm sure they have already started on the lower floors.

Bathrooms are currently being installed.
For now, until the tenant build-out, it's "just concrete for the floors and columns."
Elevators are about to go in.

http://www.okctalk.com/images/pete/bok041517.jpg

http://i.imgur.com/gktj6Lg.jpg?1

http://www.okctalk.com/images/pete/bok041817.jpg

Impressive. Most impressive.

BOK Park Plaza just barely popping out behind OG&E HQ. 13767

Workers were banging around on the crown this Sunday afternoon.

^
They were on Wednesday too.

http://www.okctalk.com/images/pete/bok042917a.jpg


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http://www.okctalk.com/images/pete/bok042917a.jpg


Is that Rainey Lake?

http://www.okctalk.com/images/pete/bok050317.jpg


http://www.okctalk.com/images/pete/bok050317b.jpg

Is that Rainey Lake?

Nope. That's the Stage Center Pond. :tongue:

Is that Rainey Lake?

I thought it was the Urban Noodlers training facility

They have started putting glass on the crown. Looks like they are about halfway or maybe a bit more than halfway done with the first of 3 levels.

http://www.okctalk.com/images/pete/bok051217b.jpg


http://www.okctalk.com/images/pete/bok051217a.jpg

http://www.okctalk.com/images/pete/bok051317.jpg

Wow, this building is turning out to be alot nicer than expected. Enjoy it people, this will be the last office tower we see rise in Oklahoma City for sometime. The office market facancy in OKC is a whopping 22% so we won't see nothing new for a while. At least we have the new Omni Hotel to look forward to.

Wow, this building is turning out to be alot nicer than expected. Enjoy it people, this will be the last office tower we see rise in Oklahoma City for sometime. The office market facancy in OKC is a whopping 22% so we won't see nothing new for a while. At least we have the new Omni Hotel to look forward to.

6.1%, far below the national average:

http://www.costar.com/News/Article/Market-Trend-Oklahoma-Citys-Office-Vacancy-Decreases-to-61/190617

Stop confusing us with facts, Pete.

Is there anyway to estimate what the actual vacancy is for downtown, including office space that is leased but empty?

6.1%, far below the national average:

http://www.costar.com/News/Article/Market-Trend-Oklahoma-Citys-Office-Vacancy-Decreases-to-61/190617

Oh, I forgot to cite my reference. I guess I am the only who actually reads the business section:

http://newsok.com/realty-check-oklahoma-city-office-vacancies-higher-than-they-appear/article/5549003

If the vacancy rate downtown was in the 8-10% range or less there would certainly be some spec space being developed.

Let's hope that much of the vacant space is absorbed by 2019. Anxious to see what the Producers' COOP Mill site (Funks) may have planned for the 37 of the 43 acre site.

Was there a group with early talks of building a hotel on some of that acreage?

So which "fact" is correct?

Given the fact that energy prices are depressed, The state is broke and can't even complete all the construction projects it has going, and education is still grossly underfunded, I'm not optimistic of anything new getting started anytime soon.

Is he still a puppy, Pete^? His paws look huge! Looks like he was enjoying the day :)

Oh, I forgot to cite my reference. I guess I am the only who actually reads the business section:

http://newsok.com/realty-check-oklahoma-city-office-vacancies-higher-than-they-appear/article/5549003

If you actually read that survey it says:


2016 YEAR-END CENTRAL BUSINESS DISTRICT REVIEW
• Class A vacancy increased from to 2.7% to 6.1%

Any new construction is considered Class A.

And, such surveys exclude owner-occupied buildings (typically 100% occupied) like all of the Devon complex, Sandridge, Continental, OG&E, etc.


And BTW, there is and has been a bunch of spec space:

- All of the Dowell properties including Dowell Center
- Pioneer Building
- Plow Building
- Bunch of renovated buildings on the canal

And even the BOK Park Plaza could be considered spec; leases with BOK and Devon but there is other space for tenants as well.

Is he still a puppy, Pete^? His paws look huge! Looks like he was enjoying the day :)

Eddie, that is Violet (female) and she is 9.5 years old.

But still a huge puppy at heart.

And BTW, the Myriad Gardens is a fantastic place for dogs. Not only the small dog park but the splash pad by the cafe (now Pitchfork) is very dog friendly and there are other places where they can get a drink.

I walked with Violet for hours all over downtown on Saturday and there were people everywhere. Lots of graduations, some small event in the gardens (so many I can't keep track any more) and loads of people all over Bricktown.

Have learned that the construction crane should come down in a few weeks.

At the rate they are going, they will have the crown glassed in within a week or two and that will be the end of the need for the crane.

With any luck, move-in's will start by the end of the year.

^^^ BOK moved (or are about to) their employees from their May location to the downtown tower as their lease was running out with the intention of moving them into the new tower by the end of the year.

Thanks for that info.

The Devon situation is interesting... They are supposed to take the large majority of this tower yet they are not even full at their existing facilities.

I'm hoping there is some sort of acquisition that happens soon that results in lots more employees. Otherwise, I'm not sure what they are going to do with all that space.

Thanks for that info.

The Devon situation is interesting... They are supposed to take the large majority of this tower yet they are not even full at their existing facilities.

I'm hoping there is some sort of acquisition that happens soon that results in lots more employees. Otherwise, I'm not sure what they are going to do with all that space.

That was one reason I was wondering about the true vacancy rate for downtown. From what I've heard they will be subleasing a majority of it unless there is an acquisition, and this is obviously Class A space.

http://www.okctalk.com/images/pete/bok051317.jpg

For starters, LOVE the dog! :)

Secondly, is the the crown going to be covered with the same exact glass or material as the rest of the building? I'd almost like something a little different just to help distinguish between the crown and body of the building during the day time. Nighttime wouldn't matter since it will be lit up.

^

Thanks for complimenting my pup! She's pretty awesome.

As for the crown, yes, it will have the same glass as the rest of the building.

However, it will be back-lit with LED lighting so it will really stand out at night.

I actually like that its the same glass as the rest of the tower.. looks more substantial during day and then nice LED Lighting at night.

I know there's probably no way of knowing this, but does anyone have any idea how long it might be before we start seeing some testing of the crown's lighting?

I know there's probably no way of knowing this, but does anyone have any idea how long it might be before we start seeing some testing of the crown's lighting?

I don't have any inside info but do remember that Devon started testing quite early.

Of course, they had the whole height of the building to test but I seem to recall the crown was tested pretty early too.

Considering they should start moving people in by the end of the year, I bet we'll see some action in the next couple of months.

http://www.okctalk.com/attachment.php?attachmentid=13852&stc=1

http://www.okctalk.com/images/pete/bok052117a.jpg


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Impressive pic of the skyline! Kyle, where were you when to took that shot?

Impressive pic of the skyline! Kyle, where were you when to took that shot?

Picture is from the weather website...

Looks like the glass in the crown is a slightly different color.

Looks like the glass in the crown is a slightly different color.

I think the glass is the same but it is backed by a white wall just behind (which is likely where the lighting will be housed) and so the glass looks to be a different color than the floors with nothing behind the glass.

nice!

I think the glass is the same but it is backed by a white wall just behind (which is likely where the lighting will be housed) and so the glass looks to be a different color than the floors with nothing behind the glass.

Regardless of the cause, the effect provides much needed contrast.

I feel that I might be part of the minority, but if OKC manages to get one or two more high rises around this height or a little taller, that would be enough for me. I want more focus on quality low-mid rises throughout the metro and urban developments spread throughout. Either way this building looks sharp and I'm glad that we have it.

From Tinker AFB this weekend.

13863

^ Nice, the girth of the building from that angle looks good.

I feel that I might be part of the minority, but if OKC manages to get one or two more high rises around this height or a little taller, that would be enough for me. I want more focus on quality low-mid rises throughout the metro and urban developments spread throughout. Either way this building looks sharp and I'm glad that we have it.

I think we can support more than one or two more. We're not going to become Manhattan, but we can have more than we do right now. In 20 years, I'd like to see the blocks on each side of the Myriad Gardens filled up. Half a dozen skyscrapers on each side.

400' to 450' or so seems to be a good "average" skyscraper height here. It adds mass to the skyline, and looks pretty tall with nothing else around to gauge height against. I'd say if we get one in the range of 650' to 700', it'll bridge the gap between Chase and Devon. Then get another at 500' or so, and maybe 4 or 5 more at 400', our skyline will look great.

seems like we may be a long ways away from more towers, aside from the convention hotel and possibly the residential at 4th/Gaylord, based on the office space availability issues cited elsewhere on the forum. unless we have another energy boom in the near future, of course.

seems like we may be a long ways away from more towers, aside from the convention hotel and possibly the residential at 4th/Gaylord, based on the office space availability issues cited elsewhere on the forum. unless we have another energy boom in the near future, of course.

Yeah it would be cool to get new towers, but I'd take quality small scale infill over a new tower any day. I think the economic downturn has actually benifited us in that developers ore more inclined to scope out small lots to develop rather than huge projects. (but maybe in a stronger economy we'd still be seeing small infill in addition to the mega towers... IDK)