I've known for a while that Warren is planning to build a smaller, more upscale theater in a new center to be constructed on on the southwest corner of the Kilpatrick Turnpike and N. Eastern.

I'll add more in a minute, as I'm in a meeting.

http://www.okctalk.com/images/pete/warren030217.jpg.

The theater is to be part of a larger development called Eastern Ridge.

There will be more retail but lots of office as well. The site is challenging due to various creeks.

The property was recently purchased by the Chickasaws and I believe it will be developed on their behalf by Sooner Investments, the same group doing the Warren in Midwest City.

Sooner is also the developer of massive University Town Center in Norman (NE corner of I-35 and Robinson) and they are doing that project while OU actually owns the land.

They typically do really nice work as do the Chickasaws.

This project is actually in Oklahoma City and my understanding is that they have been working on financial incentives, as they did in Moore and Midwest City.

Warren first considered other sites including one near Memorial & Santa Fe before deciding on this location.

The AMC theater at Quail Springs has a 3-mile radius where competing theaters cannot operate, which is why Warren originally looked at going to MacArthur and Memorial before switching their focus to sites closer to Edmond but outside that 3-mile distance.

This project was originally to be a residential development with large lots but after putting in several streets the owners sold off to the Chickasaws.



http://www.okctalk.com/images/pete/easternridge2.jpg


http://www.okctalk.com/images/pete/easternridge1.jpg

Looks like Channel 9 is going to have a story about this at 6PM.

Sweet, I considered the Warren more upscale relative to other theatres in OKC. Second only to the renovated AMC's

Basically in my backyard! Woot!

The AMC theater at Quail Springs has a 3-mile radius where competing theaters cannot operate.

How does this happen?

How does this happen?

That is a good question.

Not sure how that is enforced but it's the reason there are no other theaters on the Memorial corridor.

I would think between this and the showbiz cinemas, Kickingbird in Edmond would have a hard time staying open.

Pete is there an ETA on completion? If you have never been, Warren is just a great experience. I'm the tight a$$ at our house, and wouldn't pony up the $ to sit in the balcony/dinner area until my wife made me. Its not pretty much were we sit most of the time now. Food is pretty decent as well.

Do you think this Warren Theatre will be like theatres such as Studio Movie Grill, Alamo Drafthouse, Movie Tavern, etc....where the entire theatre is like the balcony at the Warren?

It's one of the things I've enjoyed about living in DFW the last few years. You don't have to pay extra to have the "balcony" experience at SMG, Alamo, or Movie Tavern because the entire theatre has waiter service.

Do you think this Warren Theatre will be like theatres such as Studio Movie Grill, Alamo Drafthouse, Movie Tavern, etc....where the entire theatre is like the balcony at the Warren?

It's one of the things I've enjoyed about living in DFW the last few years. You don't have to pay extra to have the "balcony" experience at SMG, Alamo, or Movie Tavern because the entire theatre has waiter service.

Yes.

My understanding is that the theaters will be smaller but will have more amenities and be different than anything Warren has done before.

Not sure of the exact details but you can tell by the footprint and relatively small amount of parking that this will be quite different than Moore or even MWC.

That is a good question.

Not sure how that is enforced but it's the reason there are no other theaters on the Memorial corridor.

This would eliminate any possibility of a theatre at Chisolm Creek.

I was trying to do a little research on all their different theatres and the smallest I saw was a 7 screen one in Whicita that had full service for all the screnes, I believe. If it's something similar to that then it will really fill a need for the north side for a nicer movie experience that really only Penn sqaure provides to an extent.

How does this happen?

First screen rights would be my guess. Other theaters can go in, but they can't show the newest movies. AMC is notorious for having deals with the major studios to be the sole screener in an area for X weeks. Warren ran into the same issue down in Norman before going to Moore because the Hollywood theater wouldn't sell their first screen rights, then decided to ask for an insane amount of money, which made Warren pick Moore and the Hollywood crumbled instantly.

I was trying to do a little research on all their different theatres and the smallest I saw was a 7 screen one in Whicita that had full service for all the screnes, I believe. If it's something similar to that then it will really fill a need for the north side for a nicer movie experience that really only Penn sqaure provides to an extent.

I believe that is the closest current model to what they will be doing at Eastern Ridge.

First screen rights would be my guess. Other theaters can go in, but they can't show the newest movies. AMC is notorious for having deals with the major studios to be the sole screener in an area for X weeks. Warren ran into the same issue down in Norman before going to Moore because the Hollywood theater wouldn't sell their first screen rights, then decided to ask for an insane amount of money, which made Warren pick Moore and the Hollywood crumbled instantly.

Exactly. They're called ‘clearance agreements’, and AMC, Regal, and Cinemark all have them with the studios, and they limit the number of screenings movies from the major studios can have in certain regions. So if you're a small, independent theatre, you're out of luck.

Exactly. They're called ‘clearance agreements’, and AMC, Tinseltown, and Cinemark all have them with the studios, and they limit the number of screenings movies from the major studios can have in certain regions. So if you're a small, independent theatre, you're out of luck.

I wonder why this is so common in OKC? What is the benefit to the studios?

I know in California there is absolutely nothing like that because you would have theaters right across the street from each other.

I wonder why this is some common in OKC? What is the benefit to the studios?

I know in California there is absolutely nothing like that because you would have theaters right across the street from each other.

They exist in some form or another everywhere I have ever lived.

Now I will say in some large cities the agreements are a little different. And not just limited to one theatre but would limit the total number of first run screens in an area based on the population

They exist in some form or another everywhere I have ever lived.

Now I will say in some large cities the agreements are a little different. And not just limited to one theatre but would limit the total number of first run screens in an area based on the population

But I guarantee those restrictions were way, way more lax in Cali because I lived in a city of 125,000 and there were two huge first-run theaters right across the street from each other and they would frequently be showing the same films.

The net result is that OKC only has one major movie theater on the entire north / northwest / far north side and that sucks for everyone.

I wonder why this is some common in OKC? What is the benefit to the studios?

I know in California there is absolutely nothing like that because you would have theaters right across the street from each other.

This is nation wide. There have been lawsuits about it. Clearances are a big thing in the industry.

http://deadline.com/2016/03/20th-century-fox-exhibition-clearances-circuit-dealing-1201729061/

https://consumerist.com/2015/12/17/10-states-investigating-movie-theater-chains-over-antitrust-violations/

http://www.latimes.com/entertainment/envelope/cotown/la-et-ct-theaters-doj-regal-entertainment-group-20150512-story.html

It's possible to have theaters near each other, depending on their agreements (say their clearance agreement merely says there can only be 4 screenings in a 3 miles radius, and there are two theatres with 2 screens each - from what I understand screen count matters too). AMC may have secured a 3 mile radius clearance with certain studios. I'd be shocked if it's for everything though. Studios also make clearance decisions on a film by film basis.

But I guarantee those restrictions were way, way more lax in Cali because I lived in a city of 125,000 and there were two huge first-run theaters right across the street from each other and they would frequently be showing the same films.


Well, and it also makes sense since Cali is the center of the universe for the film industry.

Well, and it also makes sense since Cali is the center of the universe for the film industry.

Why would that matter?

It's still the same economics.

Why would that matter?

It's still the same economics.

Figured they might be more generous... although it seems like issues still come up there -


Since 2002, when Century acquired the River Multiplex in Rancho Mirage, CA, it allegedly cannibalized first-run titles available to Flagship’s 10-screen cinema, The Palme D’Or — owned by Oscar nominee Bryan Cranston; ESPN radio host Steve Mason; Brian Tabor; producer Alise Benjamin-Mauritzson (Ray); and her husband, Andreas Mauritzson — a Palm Desert, CA theater that’s two miles down the road on Highway 111. At the start of their trial, The Palme was shut out from playing Sony’s The Da Vinci Code in 2006, despite offering better terms to the studio than the River. Flagship Palm Desert regularly offered to open films on three screens and guaranteed three months on screen (which The River couldn’t offer) and Sony still accepted lesser offers from Cinemark.

and

http://www.hollywoodreporter.com/thr-esq/regal-entertainment-beats-antitrust-lawsuit-743718

It’s not that they can’t be next to each other, but AMC would likely get first pick as the larger chain. This happens in Tulsa where there’s a 20 screen AMC across the street from a 12 Screen Regal Theater in Promenade Mall at 41st and Yale. The two theaters never show the same movies.

I've wondered what would happen if the studios called the chains' bluff. I mean, would AMC really not carry the biggest blockbusters because they didn't have exclusivity?

I don't understand what the financial incentive is for the studios to agree to the exclusivity deals. Doesn't a studio want their film on more screens so it has the possibility to sell more tickets?

I don't understand what the financial incentive is for the studios to agree to the exclusivity deals. Doesn't a studio want their film on more screens so it has the possibility to sell more tickets?

They're pretty much forced into it. This goes back a while s. AMC theater alone has 10,000 screens world wide. Cinemark has about 5k. Regal has over 7000. So if you're a studio and you want wide release, and these 3 chains say they want clearance agreements, it's hard to say "no".

City Council just voted to approve this project despite hours of protest from nearby residents.

I honestly have a hard time feeling bad for people who are angry that their neighborhood inside the city limits is turning too much into a city.

I honestly have a hard time feeling bad for people who are angry that their neighborhood inside the city limits is turning too much into a city.

Yeah, it is very frustrating, especially since it seems to be the developments that will be unique and beneficial for OKC as a whole (like the Classen Curve expansion) that seem to get the most NIMBY opposition.

Good to hear it was approved though. I really like the Moore Warren but I dislike driving to Moore.

I honestly have a hard time feeling bad for people who are angry that their neighborhood inside the city limits is turning too much into a city.

Yeah same here. I don't care what the zoning is. You can't expect single family to be built everywhere and their isn't a binding contract between you and the city that says the zoning that was in place when you bought the house will be there forever. Things change. That's why they're able to amend the zoning tracts into different uses.

Eh, this is a bit different. There is ZERO non residential in this area. All of the immediate housing is certainly NOT cheap right here. These people moved there specifically for the large plots of land and to be away from things. This is literally being put RIGHT INTO the center of that. While I wouldn't be upset, I can certainly understand why a good amount of immediate residents would be angry.

This isn't like the Paseo or Plaza where it can be expected to have new commercial developments coming in. This entire area is ALL residential. This is very similar to Wal-Mart vs. Fox Lake in Edmond. But this time it's a much cooler development than a Wal-Mart.

Yeah same here. I don't care what the zoning is. You can't expect single family to be built everywhere and their isn't a binding contract between you and the city that says the zoning that was in place when you bought the house will be there forever. Things change. That's why they're able to amend the zoning tracts into different uses.

You might not care what the zoning is, but the 200 families that dropped $400,000 specifically for a house in this area sure do.

You might not care what the zoning is, but the 200 families that dropped $400,000 specifically for a house in this area sure do.But this area is right by a full exit/entrance on the Kilpatrick, therefore is highly accessible to hundreds of thousands of people. If you buy right by a highly accessible area in a growing metro area, expect it to be built out with commercial. That should be common sense.

Eh, this is a bit different. There is ZERO non residential in this area. All of the immediate housing is certainly NOT cheap right here. These people moved there specifically for the large plots of land and to be away from things. This is literally being put RIGHT INTO the center of that. While I wouldn't be upset, I can certainly understand why a good amount of immediate residents would be angry.

This isn't like the Paseo or Plaza where it can be expected to have new commercial developments coming in. This entire area is ALL residential. This is very similar to Wal-Mart vs. Fox Lake in Edmond. But this time it's a much cooler development than a Wal-Mart.

I actually just moved to Fox lake and quite enjoy having all that right next door.

To clarify, almost all the protest came from people living in The Oaks, which is on the northwest corner of Eastern and the turnpike.

This is on the other side of the turnpike and the main objection was increased traffic.

Eh, this is a bit different. There is ZERO non residential in this area. All of the immediate housing is certainly NOT cheap right here. These people moved there specifically for the large plots of land and to be away from things. This is literally being put RIGHT INTO the center of that. While I wouldn't be upset, I can certainly understand why a good amount of immediate residents would be angry.

This isn't like the Paseo or Plaza where it can be expected to have new commercial developments coming in. This entire area is ALL residential. This is very similar to Wal-Mart vs. Fox Lake in Edmond. But this time it's a much cooler development than a Wal-Mart.

Yeah, they took a gamble and it didn't pay off. However, they did build on the southern extent of Edmond Public schools and also have I-235, the Kirkpatrick, and I-35. They also choose to live close enough to get the benefit of city services. Probably shouldn't be a surprise that the city caught up to them.

Yeah, they took a gamble and it didn't pay off. However, they did build on the southern extent of Edmond Public schools and also have I-235, the Kirkpatrick, and I-35. They also choose to live close enough to get the benefit of city services. Probably shouldn't be a surprise that the city caught up to them.

Oh I agree. If I lived right there is would be ecstatic this was coming. But I do understand where those who disagree with this are coming from.

To clarify, almost all the protest came from people living in The Oaks, which is on the northwest corner of Eastern and the turnpike.

This is on the other side of the turnpike and the main objection was increased traffic.

Compared to Western and Memorial where I live, I don't think traffic will be that bad. Especially if the city ends up linking 122nd to Eastern from I-235. It will be significantly be easier for me to go east on Memorial than west towards the mall.

You might not care what the zoning is, but the 200 families that dropped $400,000 specifically for a house in this area sure do.What is your point? That the zoning should stay the same forever?

Eh, this is a bit different. There is ZERO non residential in this area. All of the immediate housing is certainly NOT cheap right here. These people moved there specifically for the large plots of land and to be away from things. This is literally being put RIGHT INTO the center of that. While I wouldn't be upset, I can certainly understand why a good amount of immediate residents would be angry.

This isn't like the Paseo or Plaza where it can be expected to have new commercial developments coming in. This entire area is ALL residential. This is very similar to Wal-Mart vs. Fox Lake in Edmond. But this time it's a much cooler development than a Wal-Mart.Listen, if you move within 30 miles of a major metro, you should expect this kind of stuff. Why would you live in the city and want the country life?

Listen, if you move within 30 miles of a major metro, you should expect this kind of stuff. Why would you live in the city and want the country life?

Best of both worlds. Be close to city amenities with the quiet life of rural areas...

Oh I agree. If I lived right there is would be ecstatic this was coming. But I do understand where those who disagree with this are coming from.I do too, but that doesn't mean their points are validated.

Best of both worlds. Be close to city amenities with the quiet life of rural areas...
Yeah it must be nice. As Oklahoma City grows, a lot of people are going to get a serious wake up call. Even in Los Angeles there are very few parts of the city that are like that.

Best of both worlds. Be close to city amenities with the quiet life of rural areas...

If people want the rural life, they shouldn't life inside of the city limits of a major metropolitan city.

If people want the rural life, they shouldn't life inside of the city limits of a major metropolitan city.

There are places to do that and still get the best of both worlds: Piedmont, El Reno, Choctaw, and large parts of Deer Creek.

This area where Warren Theater is going is only separated from the rest of the city by three major highways and only stayed undeveloped due to unique circumstances.

Listen, if you move within 30 miles of a major metro, you should expect this kind of stuff.

+1^

Also, on top of being in a major city, they bought in a subdivision less than a mile from the intersection of two major highways. I find it hard to feel sorry for them over increased traffic and relatively upscale commercial development

And again, this is on the other side of the turnpike. Very few homes in the immediate area.

There are places to do that and still get the best of both worlds: Piedmont, El Reno, Choctaw, and large parts of Deer Creek.

This area where Warren Theater is going is only separated from the rest of the city by three major highways and only stayed undeveloped due to unique circumstances.

Very true.

I get that Oklahoma City is huge, and that there are large parts that are pretty much just country living. I used to work for EMSA many years ago, and I really didn't appreciate just how large the city is until those days. It's still somewhat weird for me to think that I am driving down the Turnpike from Tulsa and feel like I'm in the middle of nowhere, drive past the random "Oklahoma City Limits" sign and enter the actual city even though it's still just "country".

But people also make a choice to live inside Oklahoma City proper, get the benefits of city living by being inside those city limits and get city services such as a nice Fire Department rating (which just improved I think?) to help keep their homeowners insurance low, a competent EMS service, water and trash service. But when the non-rural aspects of being part of a major metropolitan city creeps to close to their homes, they get mad that there are consequences to living inside that city.

To be fair, those kind of people are everywhere and it's not limited to the rural population of the city. NIMBYers are the bane of development in general.

I wonder how many in the area who protested this are going to go see movies there. My guess is a lot.

To clarify, almost all the protest came from people living in The Oaks, which is on the northwest corner of Eastern and the turnpike.

This is on the other side of the turnpike and the main objection was increased traffic.

My wife and I have actually been thinking about moving to the Oaks for a few years, mostly been waiting for Life Time to open. I told her when I saw this was approved that we better do it soon before the house values increase. Funny how different people have different views.

That is also the ONLY Kilpatrick entrance exit before broadway, it should be built out.

My wife and I have actually been thinking about moving to the Oaks for a few years, mostly been waiting for Life Time to open. I told her when I saw this was approved that we better do it soon before the house values increase. Funny how different people have different views.

That is also the ONLY Kilpatrick entrance exit before broadway, it should be built out.
I believe a few years back they were going to study redesigning these service roads and adding new entrances and exits at Bryant and Coltrane as well as finishing the widening to I-35. Not sure if that went anywhere.

They have delayed the construction of additional flyovers at Hefner Parkway and SH-74.

KFOR's update.
http://kfor.com/2017/03/28/proposed-warren-theater-pushes-ahead-despite-opposition-from-oklahoma-city-residents/

Of interest was this comment:


However, people living South of the Turnpike are generally supportive of the Warren project, even if it feels like a reversal of their values.
"Initially. it was just as scary as could be." said Lance cook, whose family has lived directly across the street from the site for 35 years. "I did not think that that could be a good thing. But Bill Warren came and actually met with us and talked to us about his vision what his movie are and talked about how he wanted to be a part of the community and to have a nice area."


Many people are reasonable and do "get it".

Any timetable for opening?

I live within walking distance of the proposal and I'm 110% in support of this development.

I agree ^. I live within walking distance as well and cannot wait for this to get built. I hope a speciality grocery is not far behind.

From the NewsOK article: http://newsok.com/article/5543408


Porter Davis, president of the Oaks Owners Association for the Oaks 1 and 2 additions, said the neighbors' next steps are "to be determined. The council just voted to break state law."

"This was outrageous and indefensible," he said.

What state law is he talking about?

From the NewsOK article: http://newsok.com/article/5543408



What state law is he talking about?

Clearly it must be the surface parking. WE NEED MORE SURFACE PARKING.

I don't understand how Edmond people can get pissy about what okc is doing.

OKC Council approves rezoning for Warren Theatre

By: Brian Brus The Journal Record March 28, 2017

OKLAHOMA CITY – The City Council on Tuesday approved a rezoning request by a development group with the Chickasaw Nation for the construction of a Warren Theatre complex in northeastern Oklahoma City.

Council members approved the rezoning 7-1 with Ed Shadid voting against it and David Greenwell absent.

The process for fleshing out plans for 2221 NE 122nd St. now goes to the Oklahoma City Planning
Commission, which may require further concessions beyond those mentioned in Tuesday’s council meeting.
The area is immediately south of the Kilpatrick Turnpike and just east of N. Eastern Avenue. The protesters at Tuesday’s council meeting live north of the turnpike. A smaller number of residents closer to the development on its southern side also attended the meeting to express support for the project.

Protesters said they don’t want their view of largely undeveloped space across the turnpike changed, and they’re concerned about how more lights and traffic will affect their lifestyles and home values.

Supporters said development is inevitable, and they’ve worked with other developers nearby over the years to negotiate the smallest impact possible.

By the end of the meeting, David Box, an attorney representing the developer, said he could not agree to further delays because the opposing side refused to negotiate toward a common position. Councilwoman Meg Salyer confirmed as much when she asked a protester if any change in the application would be sufficient to settle their concerns.

In November, Kilpatrick at Eastern LLC purchased the property from Frontier State Bank for $5.6 million. The 29 acres are listed on the Oklahoma county assessor website with a market value of $1.1 million.

At the time, the land was already zoned as PUD-1156, or a planned unit development district appropriate for office buildings. Box’s client sought a change to PUD-1630, planned unit development tracts primarily for a theater, as well as restaurants, offices, child care and retail sales.

He said the current zoning is not as rural as protesters believe; it is merely undeveloped. An office complex could be built there instead, he said, but a movie theater will have a smaller impact.

Trees on the north side of the site cannot be cut down because they’re on Oklahoma Turnpike Authority property, Box said. Developers intend to keep twice the green space than is required. And the developer agreed to not sell alcoholic drinks at the theater. Although a tribal gambling center isn’t even allowed under city ordinance, Box said, the group also promised not to pursue any such project.

Protesters expressed strong emotions over the loss of 20 acres. Resident Thomas Green described it as bringing a Disney amusement park to the rim of the Grand Canyon. Terry Green said she and her husband like to sit and talk while watching hawks making lazy circles in the sky over the area.

Porter Davis, who led the protesting group, said he was upset that John Kennedy failed to mention the theater plan when they ate together as family members over Thanksgiving. Kennedy is president of the Kennedy Consulting firm, which is part of the ownership group with the Chickasaw Nation. He has worked on several projects involving the Chickasaws as well as Chesapeake Energy Corp., BancFirst and the University of Oklahoma.

Davis also called for Councilman John Pettis Jr. to recuse himself, alleging he had failed to treat constituents fairly, that he accepted a large election campaign contribution from the Chickasaw Nation and that his candidate documents for the recent political race were not filed correctly. Pettis did not respond to the claims.