Feedback from the BUDC this morning was just suggesting more street activation with bottom floor retail. Otherwise, all good remarks.

I thought the same thing, maybe add some larger metal awnings or something to that effect. It looks like there are some in the rendering but it's hard to tell. Of course, it would be a great project with or without any additions. Wish more of the BUDC and other design committees' meetings were that easy more often.

The comments were regarding the fact that most entry to retail areas was from the interior. It was suggested to emphasize entry's from the street instead and leave the common entry for access to the elevator, offices, etc. No mention of adding awnings was made.

This should fly through approvals. Adjustments have already been made for consideration of height, etc.

Not technically submitted for official review yet. This was an information-only submission asking for feedback prior to the formal review.

Not technically submitted for official review yet. This was an information-only submission asking for feedback prior to the formal review.

It was officially submitted for approval yesterday completely separate from today's information-only presentation.

Gotcha. I thought you were talking about today's meeting.

I guess it's just the one retail space that doesnt have street access. The staircases seem placed in a peculiar manner.

It shouldn't be that hard to fix that.

The doors you see opening to the sidewalk in the other spaces are all planned only as emergency exits. All of the primary entrances are planned for interior lobbies. Jon made a good observation; and it's an issue that is easily remedied.

I get the sense the architect and owner are very willing to make changes to make it better. It would help to know what kind of retail will go there.

I honestly think they should go taller. I think one innovative way to do height limits may be rather than an absolute height, find a balance that actually protects the distinctiveness and builds on Bricktown. Upper floors setback, no heights that are really just blocky low mid-rises, and limits on floor plate sizes, maybe.

That would lead to either buildings that respect the original scale, or only exist to market luxury views. Such as this photo I took in July, which is the view this building will have. Anyone could market this.

Its a pretty small lot.

If it was up to me building height would be human scaled. Minimum height is 3 stories with max height 6X the street width

i agree about the taller height, why not make this be 'forever' the tallest building in Bricktown at 15-20 floors? Given the small footprint and the PRIME location, maybe this SHOULD be the Bricktown highrise landmark, with everything else scaled down (and likely bigger). And since the building is very well bricked having it taller could go a LONG way toward placemaking Bricktown. ...

Thoughts?

i agree about the taller height, why not make this be 'forever' the tallest building in Bricktown at 15-20 floors? Given the small footprint and the PRIME location, maybe this SHOULD be the Bricktown highrise landmark, with everything else scaled down (and likely bigger). And since the building is very well bricked having it taller could go a LONG way toward placemaking Bricktown. ...

Thoughts?

It all depends on what the market can support and what can be financed. I think this project, providing they can fix the retail so that it is oriented toward the street rather than an internal corridor, is perfect and has a good balance of height and street-level placemaking.

It all depends on what the market can support and what can be financed. I think this project, providing they can fix the retail so that it is oriented toward the street rather than an internal corridor, is perfect and has a good balance of height and street-level placemaking.

I agree. I'd rather see a 10 story project that is successful than a 20 story project that isn't. And for Bricktown, I'd honestly rather see 2 separate 10 story buildings than a single 20 story. This looks like a great building, with good design and quality materials. It uses up a previously (mostly) empty lot. This is exactly the sort of thing we should encourage for Bricktown. Yeah, more height is good and all, but not every building should be a huge landmark.

This is a big step up for OKC and its local developers. They're starting to think beyond the 4-5 story barrier. If this is financially successful, there's no reason it couldn't be duplicated on other sites.

I agree. I'd rather see a 10 story project that is successful than a 20 story project that isn't. And for Bricktown, I'd honestly rather see 2 separate 10 story buildings than a single 20 story. This looks like a great building, with good design and quality materials. It uses up a previously (mostly) empty lot. This is exactly the sort of thing we should encourage for Bricktown. Yeah, more height is good and all, but not every building should be a huge landmark.

This is a big step up for OKC and its local developers. They're starting to think beyond the 4-5 story barrier. If this is financially successful, there's no reason it couldn't be duplicated on other sites.

You nailed it, hoya. If this can be successful, developers may take note and duplicate on other prime sites.

They're[developers] starting to think beyond the 4-5 story barrier.


That's because no one [has] wanted to pay for the code requirements of building past that.

That's because no one [has] wanted to pay for the code requirements of building past that.

No, according to Pete's post on the 1st page a variance is needed to go high (I'm assuming it's a Bricktown restriction). And I can understand that, I'd like to see Bricktown keep its unique character. Not that I'm against this project, but I don't want to see a lot of mid-rises in BT.

No, according to Pete's post on the 1st page a variance is needed to go high (I'm assuming it's a Bricktown restriction). And I can understand that, I'd like to see Bricktown keep its unique character. Not that I'm against this project, but I don't want to see a lot of mid-rises in BT.

I don't know if Anonymous is correct, but paying for code requirements for a taller building and getting a variance are not the same thing.

Correct, I am not talking about variance for height. I am talking about building materials and construction costs for that many floors and the additional fire code requirements that must be met. It isn't cut and dry, taller is more expensive in every expense column.

Correct, I am not talking about variance for height. I am talking about building materials and construction costs for that many floors and the additional fire code requirements that must be met. It isn't cut and dry, taller is more expensive in every expense column.

I agree, but it is a combination of both. However, you can be willing to spend as much money as it takes, but if you can't get a variance you're not going to be able to build.

They'll easily get the variance at this height. I don't think it's quite as tall as the once-proposed Cotton Exchange, which gained one. When the architect presented the Cummins Building to BUDC recently for an information-only discussion, none of the committee members even brought up the topic of the height. Not sure if anything taller would sail through as easily though.

FWIW, most of the things that get expensive at a certain height are related to fire (egress and suppression), which is dictated by ladder height on fire trucks. Get above ladder height and your building gets quite a bit more pricey.

Also, just for the sake of discussion, height restrictions in Bricktown were originally tied to the height of the stadium lights at the ballpark. It always seemed arbitrary to me, but I don't think variances are hard to come by. That said, I think it's important to keep buildings from getting too out of scale with the character of the district, which is dictated by the preponderance of warehouses 4-5 stories and below.

Twitter (@dtokcbuilds) indicates the Bricktown Urban Design Committee approved the design concept for this project this morning. Don't have a clue what that means other than the project probably continues to move forward. I'm excited for this!

This may be my new favorite project for now. Really hope this one gets going.

I can't describe how much I believe this would add that "something" to the immediate area. It will also help Bricktown continue its natural growth towards a more diversified district. In fact, this single building kind of culminates everything: retail, office, restaurant/entertainment.

Plus the design is perfect for where this will be going.

I agree with you completely about this project adding "something" to the immediate area.

I second that!

Twitter (@dtokcbuilds) indicates the Bricktown Urban Design Committee approved the design concept for this project this morning. Don't have a clue what that means other than the project probably continues to move forward. I'm excited for this!

It means that it can move forward as is, though everyone agreed that there might be some TBD design elements at street level, depending on leases. The ground level was re-worked some to address previous BUDC comments regarding direct street entrances. The architect indicated that the timeline was tenant-driven and that they felt they were close to landing one or more.

Family foundation: Bricktown commission approves plans for building to honor Cummins
By: Molly M. Fleming The Journal Record October 14, 2015

OKLAHOMA CITY – A small building in Bricktown will be replaced by a larger, more eye-catching structure.

Blackledge & Associates Architects Larry Blackledge and Chrisshell Ricard designed The Cummins Building, 202 E. Sheridan Ave. The 104,000-square-foot, 10-story building will have retail and office tenants. The Bricktown Urban Design Commission approved the plans during its Wednesday meeting, but the group expects to hear from the architects to discuss exterior details.

The building is named after Andy Cummins, whose son, Clark Cummins, and daughter, Andrea Cummins Malherbe, are overseeing the development. Blackledge went to Oklahoma State University with Andy Cummins, and the two were fraternity brothers.

“He was in school for no-nonsense,” Blackledge said during September’s Bricktown Urban Design Commission meeting. “It was a great thing for me because I went to party.”

Andy Cummins passed away in April, and his family’s trust will own the future building. The property has a one-story office structure that will be demolished before construction begins. The property is north of Chickasaw Bricktown Ballpark, at the intersection of E. Sheridan Avenue and N. Mickey Mantle Drive.

“The property is 177 feet wide and 140 feet long, and we’re going to use all of it,” Blackledge said at the September Bricktown design commission meeting.

Ricard said there is no timeline yet on construction because the Cummins family is recruiting tenants first. She said the project won’t break ground by year’s end. Andrea Cummins Malherbe said her husband, Chris Malherbe, is talking to retail tenants and they are interviewing office brokers.

The building’s first and ninth floors are expected to be used for retail tenants, with a restaurant on the ninth floor and 10th floor roof-lounge area. The other floors will have office users.
“We’ve had a tremendous amount of interest in this project,” Blackledge said.

Newmark Grubb Levy Strange Beffort Office Broker Zach Martin said he thinks it won’t take long to fill the building with office occupants. The downtown office market is at 98-percent occupancy.

“There’s a lot of demand for space in downtown area,” he said. “We have really seen the last of the vacant office buildings fill up.”

Therefore, he said it only makes sense to construct new buildings.

Competing office projects include the OGE Energy Plaza and the 499 Sheridan Ave. project, which will house the Bank of Oklahoma and Devon Energy.

“If we are going to continue to grow – and we will – we’ll have to build new buildings,” Martin said. “I think it’s an outstanding site. I like the idea of people continue to do things in the core.”

During the September meeting, Bricktown commission member Jonathan Dodson suggested exterior doors into the retail spaces, and not just through the lobby. Otherwise, he was pleased with the project, which features a masonry and capstone exterior.

Ricard incorporated Dodson’s advice into the plans she presented during Thursday’s meeting. The first-floor retail spaces have entrances from the street, with a prominent glass storefront at the intersection. The commission asked questions about signage and other exterior additions. But those will be addressed when tenants have signed leases, said Lisa Chronister, principal planner in the city’s urban planning division.

“I’m very encouraged and excited about the project,” said Sandino Thompson, Bricktown committee chairman, during the September meeting.
Andrea Cummins Malherbe said deals will be worked out with existing parking providers.

For those who still have questions about how real this project might be, please note that Chris Malherbe is this guy: Malherbe, Christopher (http://www.ngkf.com/home/about-our-firm/global-offices/us-offices/dallas/professional-profiles.aspx?d=27174) , who in the past was a partner in theGrubb and Ellis affiliate in OKC with Mark Beffort and Gary Brooks (Grubb & Ellis Beffort Brooks Malherbe).

What's the status of this project?

Considering the fact that it received basic design approval only a little over a month ago, more than likely the project architect is now developing working drawings. Those drawings will have to be submitted to the City for permitting before ground is broken.

I would assume going through all of the paperwork and City processes, financing, etc. that we can expect groundbreaking late spring or summer 2016.

Update?

Update?? (yes I'm that guy..but very excited about this project!)

What is going on here?

I think they want to find tenants before they start.

I talked with Clark a few weeks ago, and they are still 100% committed to the project and working towards making it a reality. I think Pete's right that they want to associate one or more key tenants with the project first, which was an easier feat when the building was first announced; trickier in the current economy.

I talked with Clark a few weeks ago, and they are still 100% committed to the project and working towards making it a reality. I think Pete's right that they want to associate one or more key tenants with the project first, which was an easier feat when the building was first announced; trickier in the current economy.

Great to hear they're still 100% committed. I really hope they're able to find the tenant they need/want.

Any news on tenants yet?

Is this still moving forward?

I think this project has really cooled off.

They were fishing for tenants but that is a very chicken-and-egg proposition.

Very few companies will commit to a building of this size with this type of developer / owner before it's well underway.

Especially when there are plenty of other options readily available around town.

^^^^^^^
And especially considering the beatdown energy has taken since the building was announced.

Slow, but not dead.

^^^^^^^^
I've heard same. The team is capable, and they DO want to do it. They just need local economy to rebound a little bit I think.

If in fact they cannot get financing without major tenant commitments, that is always going to be tough to pull off, no matter the economy.

Do they have enough resources to get it built with a tenant taking up some of the space while searching out other deals? Or do they need to wait for tenants for a much higher percentage of space before they can get the money to build it?

Most financial institutions lending for a speculative building want to see at least half the building pre-leased with bankable tenants.

Hopefully they can drum up some interest in this. It's a very good looking building.

Pete, had they had any success with prospective tenants?

Most financial institutions lending for a speculative building want to see at least half the building pre-leased with bankable tenants.

Yet there are a bunch of projects get done in OKC by self-funding, finding investors, etc.

My point is that if this project is completely dependent on commercial financing which indeed does require significant pre-leasing, they are going to have a big challenge even in a good economy because few companies will commit to a lease when there is no assurance of a building actually being constructed, especially with a newish developer. And then wait 2 years for it to be complete.

Usually developers start with smaller projects and often times leverage those to get bigger projects off the ground. Or, take in equity partners and thus need far less commercial financing.

Any recent update on this Pete?

I don't think anything is going to happen here until they find a sizable office tenant.

It seems like this building would be perfectly suited to being built as condos or apartments. Are they wedded to the idea of it being office space?