Pete, if this gets approved and retail tennants move in, who is in charge of something like that? Devon will be taking a up the majority of the building, but Hines will be building the building. Would it be the same people who gather rent from the office building and monthly parking payments?

Devon may have been forced to put in those window boxes but they can't be forced to build them out for retail.

BTW, don't be surprised if the same thing happens with these two garages. If you haven't noticed, all the renderings show the same window box type of design, rather than pure storefront like you see across the street in the new Main Street Garage.

Note that the Main St. Garage had pretty much all their ground floor space leased before the garage even opened. It's true most of that is office, but that still adds life to the street and there will be some retail/restaurant use.

This is actually vacant retail space. That makes it much much different from the window boxes on the other garage

So they lied about creating retail spaces that they would eventually want to fill?

They never lied. At ddrc request they in the boxes in so that retail space would be possible in the future. That is all they never "promised" In this case there will be actuall retail space.

This is actually vacant retail space. That makes it much much different from the window boxes on the other garage

We'll see what actually gets built and marketed.

How many of you complaining about this have actually written and called the DDRC and City Council about your concerns rather than just being angry and not doing anything about it? I hope a lot of you. If you haven't yet, please do so now. If you don't try to do anything about it, stop complaining when things don't go the way you wish. I just emailed them and my council representative to tell them I'm unhappy with these garages and the architect's proposed urban deadzone.

City of Oklahoma City | Downtown Review Committee (http://www.okc.gov/planning/downtown_review/index.html)

I wish I could say I thought anything would help. We couldn't/didn't save the Stage Center and these buildings have far fewer redeeming qualities. Why would the DDRC save them when they didn't care to save an architecturally significant, unique building?

I wish I could say I thought anything would help. We couldn't/didn't save the Stage Center and these buildings have far fewer redeeming qualities. Why would the DDRC save them when they didn't care to save an architecturally significant, unique building?

And when these demolitions are approved, there is virtually no argument that can be made for any other historic building.

Developers can not only point to all these recent approvals, they will be completely emboldened to undertake projects where demolition is the easier path, with the full confidence they will get the required approvals without even a real fight.

And it certainly encourages people to buy, empty, let the buildings deteriorate then claim their are too costly to fix.

Regardless who owns this project. They should want to make sure it has a ROI that is substantial. There is an 80/20 rule that applies here too. 80% of the cost is in the lowest 20% of the building ( Land / Site / Lowest Levels of project if multiple floors project ). So, why not have the other items ( enhanced ) to make sure they reach the ROI quicker.

1. Ugly parking garages vs Ones with a full-face of retail and upper skin that represents the district.
2. Box on a slant vs. An attractive unique ( skin ) or design that is appealing to the eye.
3. If it is going to cost millions, why would you not have the most floors that footprint can handle ? ...and yes, adding more floors ( in the middle, not the lower levels ) would increase the profile of the structure thus, being more attractive to today / tomorrow tenants. Why would you want a shorter structure / blah design / and very little reason to be at the building ( vs ) A taller structure that makes a statement in OKC. A creative design that adds to the statement of design, not a negative ( cookie cutter ) . A building that makes the people of OKC want to be a part of the building ( future tenants ) and wonderful retail interaction....?

Regardless who owns this project. They should want to make sure it has a ROI that is substantial. There is an 80/20 rule that applies here too. 80% of the cost is in the lowest 20% of the building ( Land / Site / Lowest Levels of project if multiple floors project ). So, why not have the other items ( enhanced ) to make sure they reach the ROI quicker.

1. Ugly parking garages vs Ones with a full-face of retail and upper skin that represents the district.
2. Box on a slant vs. An attractive unique ( skin ) or design that is appealing to the eye.
3. If it is going to cost millions, why would you not have the most floors that footprint can handle ? ...and yes, adding more floors ( in the middle, not the lower levels ) would increase the profile of the structure thus, being more attractive to today / tomorrow tenants. Why would you want a shorter structure / blah design / and very little reason to be at the building ( vs ) A taller structure that makes a statement in OKC. A creative design that adds to the statement of design, not a negative ( cookie cutter ) . A building that makes the people of OKC want to be a part of the building ( future tenants ) and wonderful retail interaction....?

I like the way you think! As I mentioned earlier, I have already made my point about the by dislike of the height and won't be talking about that anymore. I do agree with you though Thunder and think you make some very good points that get dismissed by most people on here. If I were them and they are getting the resistance that they are, I would add about 5-6 more floors on top of the building for residential only- maybe about 70 units with killer views of the DT, BT, MBG, and the new park.

I think out of all the employees in those 2 towers, it would be a scramble to see who could get their names in first to live there! They could literally walk to work, can't beat that at all. With that said, they do need some good retail, such as some eating establishments, deli, small grocery shop in the building, etc. Note to the developers, these units would sell faster than you can say your name. Keep in mind, with the residential units on top, they would have their own private elevator and entrance as well. What are your thoughts?

deleted a few posts. let's stick to topic. -M

I am gonna call in and tell them I want a taller building there or I will carry a sign around the block demanding it. 40 stories or bust!

https://www.change.org/p/oklahoma-city-downtown-design-review-committee-preserve-oklahoma-city-s-history

here is the link directly to the petition.

Seriously,there's nothing anyone can do to stop this so all the petitioning is a waste of energy. The Black Hotel could & should be saved and if they moved to new building to the west a bit they could add a sky bridge to the Black and continue over to Devon. Turn the Black back into a Hotel. That is really the only building I will be sad to see go. Lets face it. The bus station isn't really significant and the Auto Hotel will be torn down for a better structure of the same use. But the bottom line is it's their money and their land and they own these buildings so they will do pretty much what they want to do. My only real gripe is I thought that they would build something similar to the Devon tower and this new building doesn't come close to that. If it was 40 stories I bet there wouldn't be near the hand wringing going on here.

Amazing to me the gripes coming from okc folks now. The amount of construction and proposals is staggering compared with 7 or 8 years ago and is blowing those of us in Tulsa out of the water. Is it perfect? No... But it is solid regardless.

And of course Devon wants their second tower close to their first. That's reasonable.

9913 They could have kept The Hotel Black and created an intersting design around it like 1999 Broadway in Denver.
I work at a Prime Steakhouse now and noticed Nick Preftakes had a reservation with us, fortunately for me I was bartending at the Chesapeake Christmas Party the day he dined with us... It would have been hard to hold my tongue about demolishing such historical buildings.

Amazing to me the gripes coming from okc folks now. The amount of construction and proposals is staggering compared with 7 or 8 years ago and is blowing those of us in Tulsa out of the water. Is it perfect? No... But it is solid regardless.

And of course Devon wants their second tower close to their first. That's reasonable.
You guys in Tulsa can have this tower. Please, by all means take it. Ridiculous when there is ample surface parking to make it work and they can build a sky-bridge for just a little bit more money but they don't want to listen to it.


At this point, I would not be surprised if someone proposed to tear down FNC and build a 45 story building that has a horrible layout and a park between it and the building like the Devon Lawn when there is a parking garage the could be torn down and rebuilt for a new high-rise; I'm not even going to mention the countless number of vacant lots around the downtown area.

My favorite building on the block is the bus station and I wish it could be saved (I do have many fond memories of the Hotel Black as it was the place my business grew from one singular office to having a whole floor).

Two issues that were brought up at the DDRC are still not being addressed. These changes do nothing to prevent Walker being a empty block of parking garages from Sheridan to Main and these changes don't do anything to make this corner compliment John Rex.

The amount of retail considering the amount of sq footage available on the first floor is a joke. Do we really need more than enough space for ramps to the second floor and some loading docks? With the Montgomery and possibly two more residential towers in the Clayco block along with the residential going in near 21 c...this will be prime retail space. This doesn't take into account having the Devon Tower and the two new office buildings with all of their workers converging in the same area. Parents picking up their kids from school...makes a convenient place to run into drug store or other retail before picking or after picking up kid. There is also the new condos going up near civic center.

Amazing to me the gripes coming from okc folks now. The amount of construction and proposals is staggering compared with 7 or 8 years ago and is blowing those of us in Tulsa out of the water. Is it perfect? No... But it is solid regardless.

And of course Devon wants their second tower close to their first. That's reasonable.

What is wrong with trying to make it perfect? Even if we don't achieve perfection we at least will land on 'better', and better is...well...better.

Preservation problems: Groups plan to protest updated 499 Sheridan plans | The Journal Record (http://journalrecord.com/2014/12/29/preservation-problems-groups-plan-to-protest-updated-499-w-sheridan-plans-real-estate/)

Preservation problems: Groups plan to protest updated 499 Sheridan plans | The Journal Record (http://journalrecord.com/2014/12/29/preservation-problems-groups-plan-to-protest-updated-499-w-sheridan-plans-real-estate/)

Preservation problems: Groups plan to protest updated 499 Sheridan plans

By: Molly M. Fleming The Journal Record December 29, 2014

OKLAHOMA CITY – Three groups are planning to voice concerns over the planned 499 Sheridan building. Two organizations are worried about historical buildings being demolished, while a third entity isn’t pleased with the complex’s redesign.

The American Institute of Architects Central Oklahoma chapter is upset with the 499 Sheridan design, which has a 692,000-square-foot, 27-story office tower and two adjacent parking garages totaling 757,000 square feet. During its December meeting, the Downtown Design Review Committee criticized the design for having too much space devoted to parking. The AIA of Central Oklahoma agrees, according to a written statement to The Journal Record.

“AIA supports good urban design principles that are not readily evident in the proposed development,” the organization said. “The placement of the tower, the significant space devoted to parking, as well as the limited retail space available are contrary to creating a dense, vibrant civic core.”

While the AIA is concerned with the overall design, Preservation Oklahoma doesn’t want to see existing buildings razed. In total, nine buildings would be removed on the block between Sheridan, Hudson and Walker avenues, and Main Street. Some of the significant buildings include the Union Bus Station, the Motor Hotel, One North Hudson Avenue and the former home of Carpenter Square Theatre. The organization started an online petition that has collected 130 signatures as of press time Monday evening.

Preservation Oklahoma Executive Director David Pettyjohn said the group attended December’s DDRC meeting and then held an emergency board meeting to discuss further action. It has formed a task force and is looking at alternatives to the building and parking garages. It plans to file a formal letter with the DDRC and speak in protest at the Jan. 15 meeting.

“We are also raising awareness to the block,” Pettyjohn said. “A lot of people may not be aware of the historical significance in the area. These are the most intact buildings of Oklahoma City’s once-thriving Main Street. That tract has been determined to be a historic district because of the representation of early Oklahoma commercial history. Union Bus Station could be listed on the National Register of Historic Places.”

The 499 Sheridan structures are being designed by Jon Pickard of Pickard Chilton architecture firm. The company designed the Devon Energy Center, and Devon Energy Corp. has already confirmed it will place offices in the new tower. During the DDRC meeting, Pickard said several elements from the old buildings will be used in the new structure, including blue tile from the Union Bus Station.

“That’s not historic preservation,” Pettyjohn said. “We applaud the effort. They realized the historic significance of the buildings, but saving some of the friezes and incorporating the tiles – that’s not historic preservation.”

He said the organization is also disappointed that buildings would be removed to make way for parking structures.

The Oklahoma City Foundation for Architecture will protest razing the buildings as well, but it has not formed an official statement yet.

Anyone else notice the window boxes at Devon were taken down?

9914

Looks better, but seems detrimental to their case to do that, unless they put up "for lease"/"build to suit" signs.

Amazing to me the gripes coming from okc folks now. The amount of construction and proposals is staggering compared with 7 or 8 years ago and is blowing those of us in Tulsa out of the water. Is it perfect? No... But it is solid regardless.

And of course Devon wants their second tower close to their first. That's reasonable.

I don't think the objective is to just build more than Tulsa or any other city. Downtown is an area to approach in totality, just like one would do with their own neighborhood. The "gripes" you mentioned are mostly reasoned concerns about how this project affects the area around it and how it influences development going forward.

Even those that are arguing for preservation have a strong economic and pragmatic basis for their position given the tremendous and ample examples of success with preserved and re-purposed properties currently found around the city. The most vibrant districts in the core, and the ones written about most in articles highlighting the city's renaissance, owe much of their revitalization more to restoration than demolition.

Really, the fact that there are so many projects coming online these days is exactly why there is more concern for the ones that depart from the formula that has made Oklahoma City what it is today. At this point, developments shouldn't need to disregard the current and future urban landscape just to get something built. At some point you would hope all of this new development would get the city to a point that if a development does want to destroy some of the current assets, that they should be replaced with something better. IMO, this tower is okay, not particularly interesting, but not awful, but I don't think the tower is the issue. When considering the development as a whole, most of what will be destroyed will be replaced by parking garages of bland design with a dash of retail being promised. Why would anyone expect that this is still acceptable when we're seeing many other projects these days go to great lengths and expense to contribute to the urban revitalization of the city's core instead of just leeching off it?

There are many examples of development approaches that have been posted that would mitigate almost every concern stated by the DDRC and some posters here. If anything, I think there is just more pride in this city than there has been in a long time and more and more people are demanding better developments that match that pride.

Anyone else notice the window boxes at Devon were taken down?

9914

Maybe they're just planning on replacing the displays with pretty renderings of this project.

Preservation Oklahoma is a statewide preservation organization supporting the preservation of the local historic properties in this case. OKC had a local preservation group (the Criterion Group) that went defunct several years ago. It would be more effective if a local organization was created to champion these issues in the future, with POK providing support in a background role. With our focus being statewide, we are organizationally stressed to have to try to rally the troops locally. POK would be supportive of any effort undertaken to create this local preservation organization.

I personally feel strongly that there are important buildings affected by this proposal, and hope that at least three of the buildings could be preserved in this block (Auto, Black and Bus Station). There was a preservation survey completed for the City of OKC (2009-2012) that identified this block as a potential historic district (District 1 in the report), with many of the buildings listed as "contributing". If this potential historic district were formalized, all of the contributing buildings would qualify for a 20% federal tax credit and 20% state tax credit for qualified rehabilitation expenses. This is the best incentive that the preservation community has to offer.
The link to the report is here: http://www.okhistory.org/shpo/architsurveys/ILSofDowntownOKCConsolidation.pdf

With so few signatures on the change.org site, it will be difficult arguing that the local community feels strongly about this issue.
If you want to voice your support, please sign the petition, contact the DDRC, and join POK. We will continue our efforts and appreciate any support that you can give.
https://www.change.org/p/oklahoma-city-downtown-design-review-committee-preserve-oklahoma-city-s-history
Historic Preservation Education - Preservation Oklahoma, inc. - Oklahoma City, Ok (http://www.preservationok.org/)

Barrett Williamson, NCARB, President of the Board of Directors

Nothing really new in this article, but good to see this getting some needed press.

Proposed skyscraper could mean demolition of historic buildings | Oklahoma City - OKC - KOCO.com (http://www.koco.com/news/Proposed-skyscraper-could-mean-demolition-of-historic-buildings/30465970)

I wish I could say I thought anything would help. We couldn't/didn't save the Stage Center and these buildings have far fewer redeeming qualities. Why would the DDRC save them when they didn't care to save an architecturally significant, unique building?

These buildings are usable and functional. The problem is that our definitions change for the worse with every new look we take at preservation.

499 is a bad bad bad project the more that I stew over it.

Preservation problems: Groups plan to protest updated 499 Sheridan plans

By: Molly M. Fleming The Journal Record December 29, 2014

OKLAHOMA CITY – Three groups are planning to voice concerns over the planned 499 Sheridan building. Two organizations are worried about historical buildings being demolished, while a third entity isn’t pleased with the complex’s redesign.

The American Institute of Architects Central Oklahoma chapter is upset with the 499 Sheridan design, which has a 692,000-square-foot, 27-story office tower and two adjacent parking garages totaling 757,000 square feet. During its December meeting, the Downtown Design Review Committee criticized the design for having too much space devoted to parking. The AIA of Central Oklahoma agrees, according to a written statement to The Journal Record.

“AIA supports good urban design principles that are not readily evident in the proposed development,” the organization said. “The placement of the tower, the significant space devoted to parking, as well as the limited retail space available are contrary to creating a dense, vibrant civic core.”

While the AIA is concerned with the overall design, Preservation Oklahoma doesn’t want to see existing buildings razed. In total, nine buildings would be removed on the block between Sheridan, Hudson and Walker avenues, and Main Street. Some of the significant buildings include the Union Bus Station, the Motor Hotel, One North Hudson Avenue and the former home of Carpenter Square Theatre. The organization started an online petition that has collected 130 signatures as of press time Monday evening.

Preservation Oklahoma Executive Director David Pettyjohn said the group attended December’s DDRC meeting and then held an emergency board meeting to discuss further action. It has formed a task force and is looking at alternatives to the building and parking garages. It plans to file a formal letter with the DDRC and speak in protest at the Jan. 15 meeting.

“We are also raising awareness to the block,” Pettyjohn said. “A lot of people may not be aware of the historical significance in the area. These are the most intact buildings of Oklahoma City’s once-thriving Main Street. That tract has been determined to be a historic district because of the representation of early Oklahoma commercial history. Union Bus Station could be listed on the National Register of Historic Places.”

The 499 Sheridan structures are being designed by Jon Pickard of Pickard Chilton architecture firm. The company designed the Devon Energy Center, and Devon Energy Corp. has already confirmed it will place offices in the new tower. During the DDRC meeting, Pickard said several elements from the old buildings will be used in the new structure, including blue tile from the Union Bus Station.

“That’s not historic preservation,” Pettyjohn said. “We applaud the effort. They realized the historic significance of the buildings, but saving some of the friezes and incorporating the tiles – that’s not historic preservation.”

He said the organization is also disappointed that buildings would be removed to make way for parking structures.

The Oklahoma City Foundation for Architecture will protest razing the buildings as well, but it has not formed an official statement yet.

Need to get the ULI involved, as they have the most cache in town.

This would ALL END if Hines/Larry N would just build the darn thing on Main Street and Hudson. Put the garage partially below ground and several floors above, retail on the first one or two levels; and stick the skyscraper on top (bringing a total of 40 floors/600+ feet). Angle the skyscraper to create that frontage Pichard Chilton was talking about (???) and let Devon have their skybridge.

This would resolve ALL concerns of the DDRC, Devon gets their expansion, BOK gets their even more prominent highrise location, AND at the same time allows retention of the Hotel Black, the Auto Hotel, and the Bus station - the likely three buildings people most care about saving. .... Easy Peasy, right?, and likely cheaper overall since Hines/Preftakes could still develop the Sheridan frontage between Hotel black and the bus station (as say, residential and/or hotel) or sell and let somebody else do it. With this plan, EVERYBODY WINS, especially Oklahoma City!

Need to get the ULI involved, as they have the most cache in town.

For most their members, this would be politically unsavory considering who they would be going up against.

Exactly. That's the difference for which these groups exist, and ULI has been turning away from NAREB and toward a more community-focused approach for years. ULI's elsewhere do this for their community and make a difference.

The way to get good development is by not allowing bad development. That's a direct Ed McMahon quote when he came and spoke at our Columbus chapter.

This would ALL END if Hines/Larry N would just build the darn thing on Main Street and Hudson. Put the garage partially below ground and several floors above, retail on the first one or two levels; and stick the skyscraper on top (bringing a total of 40 floors/600+ feet). Angle the skyscraper to create that frontage Pichard Chilton was talking about (???) and let Devon have their skybridge.

This would resolve ALL concerns of the DDRC, Devon gets their expansion, BOK gets their even more prominent highrise location, AND at the same time allows retention of the Hotel Black, the Auto Hotel, and the Bus station - the likely three buildings people most care about saving. .... Easy Peasy, right?, and likely cheaper overall since Hines/Preftakes could still develop the Sheridan frontage between Hotel black and the bus station (as say, residential and/or hotel) or sell and let somebody else do it. With this plan, EVERYBODY WINS, especially Oklahoma City!

That is a very good post and I agree 100 percent. Can that be forwarded to someone that can get it in front of the right people? Perhaps they would agree that this idea would be better for all parties involved and its a win-win for OKC in general.

I get wanting to save Hotel Black but what's the significance of the motor hotel and bus station? Do I remember correctly that floor heights in the motor hotel are very low and you can barely fit modern sized trucks/suvs? What's the end goal? To have them completely gut but keep the shell?

I get wanting to save Hotel Black but what's the significance of the motor hotel and bus station? Do I remember correctly that floor heights in the motor hotel are very low and you can barely fit modern sized trucks/suvs? What's the end goal? To have them completely gut but keep the shell?

Motor Hotel would be perfect as loft housing. The bus station would be a great location for a unique restaurant unlike anything else currently in OKC. If I am not mistaking there has actually been some interest in making that happen. Nonetheless, I think preservationists, instead of trying to save the entire block, need to pick what is the most important and focus on that. Is it the bus station? Hotel Black? Motor Hotel?

At this point, as sad as it sounds, if we could save just one -- any one -- of those three buildings, I'd have to call that a "win".

I get wanting to save Hotel Black but what's the significance of the motor hotel and bus station? Do I remember correctly that floor heights in the motor hotel are very low and you can barely fit modern sized trucks/suvs? What's the end goal? To have them completely gut but keep the shell?

Many if not most historic buildings are renovated into a completely different purpose: Colcord, Plow, Mideke, Pontiac Building, Packard Building, Guardian, Fred Jones Plant.. Almost everything in Bricktown.

It could easily be renovated into office, housing, or hotel, or possible modern parking with some modifications. Or some parking on the bottom and residences/office/hotel on top.

The saddest part is that the Hotel Black could be saved by simply eliminating empty space in the design. They could eliminate the angle that the new building sits on the property and suddenly there's enough room for the Hotel Black. No problems at all.

The tower itself isn't bad, it reminds me of a newly constructed tower that just recently opened in downtown Austin. But one thing I don't like is for them is to destroy those older red brick buildings they have currently sitting.

The saddest part is that the Hotel Black could be saved by simply eliminating empty space in the design. They could eliminate the angle that the new building sits on the property and suddenly there's enough room for the Hotel Black. No problems at all.

This is about ego - they want to sit right on top of all sides of the Myriad Gardens. There can be nothing in their way.

This is about ego - they want to sit right on top of all sides of the Myriad Gardens. There can be nothing in their way.

'My name is Larry Nichols, king of kings:
Look on my works, ye Mighty, and despair!'

Oh, good grief. It is perfectly fine to disagree with elements of a proposed development (I surely do in this case), or even the development as a whole, but the personal shots at and vilification of Larry Nichols around here of late is over-the-top. Seriously.

Oh, good grief. It is perfectly fine to disagree with elements of a proposed development (I surely do in this case), or even the development as a whole, but the personal shots at and vilification of Larry Nichols around here of late is over-the-top. Seriously.

I try to keep this in mind before diving too deeply into any online discussion:

My name is Internet, king of kings:
Look on my works, ye Mighty, and despair!

This is about ego - they want to sit right on top of all sides of the Myriad Gardens. There can be nothing in their way.

And I just praised you on another thread for your sense of being non-devisive.... :)

Do we presume that the executives working in 499 would be okay with a brick building in the way if their park view? Especially when they have the resources to reshape downtown to literally suit their whims.

Lets be realistic. What's ironic is that the diagonal slant, while creating a minimal plaza space, is actually an effective way of maximizing lot coverage on the block with what they DO want to exist there.

I am just looking at the reality of what OKC is and how it now functions. It's the Wild West.

These buildings are usable and functional. The problem is that our definitions change for the worse with every new look we take at preservation.

499 is a bad bad bad project the more that I stew over it.Agreed!

It's been 30 years! I disagree........

A very interesting new development as per Steve.

Oklahoma City planning panel recommends sparing Union Bus Station from demolition | News OK (http://newsok.com/oklahoma-city-planning-panel-recommends-sparing-union-bus-station-from-demolition/article/5382993)


The Oklahoma City Planning Department is recommending denial of an application to tear down the Union Bus Station as part of development of a 27-story tower and two new garages, concluding the bus station is “without question one of the most endearing legacy resources of downtown.”
A staff report by Assistant City Planner Lisa Chronister suggests the bus station can be retained without compromising the 499 W Sheridan development.
“At its December 18 meeting, the (Downtown Design Review) Committee strongly urged the applicant to create a stronger architectural statement at the southwest corner of the property than what was shown in the preliminary presentation … Staff suggests that the exterior facade of the Union Bus Station could be retained, refurbished and integrated into the new development, accommodating both desired leaseable space and distinctive architectural character.”

now, they need to recommend saving the Hotel Black AND the Auto Hotel.

Then, we'd be all set; Pichard Chilton can INFILL along Sheridan AND put the tower at Main and Hudson on top of another garage if they really desire two of them.

this is not rocket science. ...

A very interesting new development as per Steve.

Oklahoma City planning panel recommends sparing Union Bus Station from demolition | News OK (http://newsok.com/oklahoma-city-planning-panel-recommends-sparing-union-bus-station-from-demolition/article/5382993)

So this is hill they choose to die on? Interesting...

Can't they relocate the bus station?

Depends if they use that construction company that is building Maywood phase II.

So this is hill they choose to die on? Interesting...
Yeah, no kidding.

Depends if they use that construction company that is building Maywood phase II.
Well played.

You know, in some respects it might be a fair bit easier to negotiate with Devon on this. Considering their giant jewel of a building a block over, any bluff to move out of downtown ala Sandridge would be pretty laughable.

Personally, I hope the bus station is what gets saved. It is such a great opportunity to be a unique restaurant that will stand out. Imagining it in the shadow of 499 Sheridan and the four Clayco towers is a pretty awesome thought.

The bus station is one place I'd let go. It's a pile of crap. There really isn't much to it that's "historic" other than the fact of when it was built. Point me at some elements that make it qualify for me to want to save it. Compare that to Hotel Black and the Auto Hotel.....not even close. But if they're throwing a broad blanket to plan on losing some, ok I get it.

The bus station is one place I'd let go. It's a pile of crap. There really isn't much to it that's "historic" other than the fact of when it was built. Point me at some elements that make it qualify for me to want to save it. Compare that to Hotel Black and the Auto Hotel.....not even close. But if they're throwing a broad blanket to plan on losing some, ok I get it.

I disagree. With the right amount of investment and rehabilitation it could be a real jewel. Hotel Black and Motor Hotel are generic buildings that could be in any city. They add density but they don't stand out much and aren't something that people really notice. In fact there are people who live here that didn't even notice them until this story broke about tearing them down. The Bus Station on the other hand has potential to be something truly unique and memorable. Imagine it as a 24-hour diner or upscale restaurant, decked out in neon.

Very interesting.
I see this playing one of two ways: the department/committee is either throwing us a bone and making it appear that they tried to do something, or... this is less likely, this is a direct response to Hines when they came back with "increased retail space" in one of their parking garages, which was a major slap in our faces.

Not sure how to take this, I hope the bus station ends up being saved just on a matter of principle at this point.
I'm still trying to figure out why there can't be parking underneath this tower? It's not as if the size would be an issue.
OnePlace succeeded, the one thing I'll applaud on this building:

9954

That is becoming the de facto way to build in urban cores. Except in OKC. And I'm just not sure if it is because no one in the City of Oklahoma City knows that or what.

Someone better figure it out quick. For smaller buildings like OnePlace and even mid-sized ones like this proposal (Chicago has some notable buildings that do this as well, larger than both OnePlace and 499 Sheridan), I would think it's more than feasible and everyone wins. City saves space, leaves room for more development. Company still gets their parking garage. And the building gains a little bit of height.

The bus station is one place I'd let go. It's a pile of crap. There really isn't much to it that's "historic" other than the fact of when it was built. Point me at some elements that make it qualify for me to want to save it. Compare that to Hotel Black and the Auto Hotel.....not even close. But if they're throwing a broad blanket to plan on losing some, ok I get it.

Can you imagine what another Republic Gastropub would be like in this building ?