The BerryRock proposal seemingly didn't include plans for the triangular lot. Is OCURA going to issue a new RFP just for that lot alone? Seems odd to me they would select a proposal that only partially addressed the original RFP. Maybe they're hoping one of these other firms would be willing to resubmit for just that portion.

The BerryRock proposal seemingly didn't include plans for the triangular lot. Is OCURA going to issue a new RFP just for that lot alone? Seems odd to me they would select a proposal that only partially addressed the original RFP. Maybe they're hoping one of these other firms would be willing to resubmit for just that portion.

I have no idea.

If you read their proposal as originally submitted, they talk about covered parking under the building. There is also at least one rendering that doesn't match the others. In a separate letter, they also say the building will be "a bit bigger" than shown in the submission.

They do say Berry Rock will take most the office space, the financing bank will take the rest and there will be a roof-top restaurant.

Is this another case of an interested party triggering the RFP, then OCURA selecting them without any consideration of the others? This reeks of corruption. They couldn’t even place the building properly in the rendering….

Is this another case of an interested party triggering the RFP, then OCURA selecting them without any consideration of the others? This reeks of corruption. They couldn’t even place the building properly in the rendering….

Gosh, I'm shocked.....................................

This is a financial comparison of the submittals. Land purchase amounts are what would be paid to OCURA for the underlying property.

It should be noted that Cathy O'Connor was listed as a member of the Barsana team which sought the most incentives by a very wide margin. Since she flipped to consulting, O'Connor has been a part of the teams that have received record public grants: OKANA $102 million and Strawberry Fields $16 million (one of the largest TIF grants to date) for infrastructure with certainly much more to come once they actually start to build something.

HTTP://www.okctalk.com/images/pete/harrison5th101922a.jpg

Is this another case of an interested party triggering the RFP, then OCURA selecting them without any consideration of the others? This reeks of corruption. They couldn’t even place the building properly in the rendering….

I agree, I don't see how the BerryRock proposal was selected as is. The proposal was very vague and the design wasn't even detailed.

This is like when a company posts a position for a job opening, with knowing they are just going to promote someone within. But they have to post the position and run interviews because its "policy".

Their rendering is atrocious, so we have to assume there are other details at play here. The kindest explanation is that having companies lined up and ready to occupy from day one instead of being speculative built wooed the board over. I'm sure their in-person explanation of their plans is way better than what they threw together. It looks like they didn't even bother with putting together a good presentation like several of the others, so they must have been pretty confident that they had a shoe in somehow.

I agree, I don't see how the BerryRock proposal was selected as is. The proposal was very vague and the design wasn't even detailed.

This is like when a company posts a position for a job opening, with knowing they are just going to promote someone within. But they have to post the position and run interviews because its "policy".

It should be noted that there are tons of calls and private meetings between developers and OCURA/Alliance personnel before and after the submissions.

This is a financial comparison of the submittals. Land purchase amounts are what would be paid to OCURA for the underlying property.

It should be noted that Cathy O'Connor was listed as a member of the Barsana team which sought the most incentives by a very wide margin. Since she flipped to consulting, O'Connor has been a part of the teams that have received record public grants: OKANA $102 million and Strawberry Fields $16 million (one of the largest TIF grants to date) for infrastructure with certainly much more to come once they actually start to build something.

HTTP://www.okctalk.com/images/pete/harrison5th101922a.jpg

this does seem to show part of why Berry Rock was chosen .... the smallest incentive and it seems like the most likely to be built ..

^

Remember that all those numbers are preliminary and tend to change a great deal before even the final agreement is signed.

Will be interesting to watch if the incentives for the Berry Rock proposal change with time.

Did Rand Elliot design Berry Rock? If so, I'm sure that had something to do, as well as incentives, to chose their proposal. Terrible!

Did Rand Elliot design Berry Rock? If so, I'm sure that had something to do, as well as incentives, to chose their proposal. Terrible!

Yes, Rand Elliot is the architect.

His offices are just a block away and he also designed the renovation of the Flatiron building which is now home to PLICO.

Rand Elliot seems to be a hit or miss. Not a huge fan of his work. Hopefully we’ll get more detailed renderings. I just don’t get why adding a residential component is something so alien to developers who build office buildings. But then again I’m not a developer.

Hopefully this gets completely reworked. And no residential component? What a huge miss if they are trying to activate this dead zone.

It's crazy that there is so much interest in developing commercial office space given the occupancy rates there. Meanwhile, we have a literal housing shortage.

Hopefully this gets completely reworked. And no residential component? What a huge miss if they are trying to activate this dead zone.

It's crazy that there is so much interest in developing commercial office space given the occupancy rates there. Meanwhile, we have a literal housing shortage.

what space is largely empty other then the BOK building ( which is a fully different circumstance)

BTW, pretty sure the financial institution tenant will be Oklahoma State Bank.


Here is the most important text from their original submission:

*************

The BerryRock building will be a five-story office/restaurant complex containing 45,000 square feet of Class A office space and 7,500 SF of restaurant space. In addition, the building will have a 7,500 SF elevated park open to the public and highly visible from the highway.

The office space will be occupied by BerryRock and the banking institution financing the property.

The site will contain 158 parking spots designed to create a seamless flow for the building occupancy and its visitors working within the specified single ingress and egress requirement. Parking will be heavily landscaped having the dual purpose of creating a unique green space. In addition, the covered parking under the building will be fully hidden by landscape flora.

The 7,500 SF elevated park will sit on the east side of the building and provide a place for tenants and visitors to gather while enjoying views of the Oklahoma City skyline. A coffee shop adjoining the elevated park will help activate street traffic and be a draw to encourage public use of the park.

The BerryRock building will feature a restaurant on the 5th story that will provide Oklahoma City residents a premier dining experience boasting a unique panoramic view of the downtown OKC skyline, Innovation District and capitol.

The development wil incorporate three 15,000 SF floor plates of Class A office space for a total of 45,000 leasable SF. The floor plates have been designed for maximum space efficiency and provide a sense of integration between the Flatiron District and the Innovation District.


BerryRock was founded in 2014 by Cameron Rock and Nick Berry as a single-family real estate fund based in Oklahoma City. The company has expanded to Kansas and Missouri and grown to over $100 million in assets. Since founded, BerryRock has expanded to auxiliary business lines such as the mortgage and oil and gas industries.

The Architect is Rand Elliott. Contractor is VINCIT. The project developers are Andy Burnett and Jeff Johnson.


HTTP://www.okctalk.com/images/pete/berryrock101922a.jpg
View from Harrison Ave. bridge, looking west

HTTP://www.okctalk.com/images/pete/berryrock101922b.jpg
View from I-235 looking northwest

HTTP://www.okctalk.com/images/pete/berryrock101922c.jpg
View looking northwest

HTTP://www.okctalk.com/images/pete/berryrock101922d.jpg
View of elevated park looking south

HTTP://www.okctalk.com/images/pete/berryrock101922e.jpg
View from Harrison looking south

HTTP://www.okctalk.com/images/pete/berryrock101922f.jpg
View from Walnut looking north

So they decided to pick a suburban office building basically.

^

To be fair, it sits above 2 levels of parking and features an elevated park, committed tenants and top-level restaurant space.

Any chance this will be a new corporate headquarters for Oklahoma State Bank? Best as I can tell from about ten minutes of googling they're currently headquartered in Guthrie, would be a nice steal for OKC for them to move down into the city.

This should really have a yoga studio and residential component, imo

That can't possibly be what it really looks like, right? I mean the image was just a placeholder, right?

That is the least urban-looking building I can imagine.

^

To be fair, it sits above 2 levels of parking and features an elevated park, committed tenants and top-level restaurant space.
Any word on the restaurant? A new to market would be good.

I mean that restaurant space looks like it could be amazing especially with a full downtown view.

This could not in any way be like lower Bricktown.

NewsOK has an article confirming Oklahoma State Bank. Approximately 300 employees will be working there.

That can't possibly be what it really looks like, right? I mean the image was just a placeholder, right?

That is the least urban-looking building I can imagine.

yeah its crazy to me that this is what they submitted (and got chosen!)

Pete is there any update on this? Ground breaking date?

We are only in the very initial phase.

I'm sure we won't see anything for several months.

Berry Rock has been named as the developer for Parcel A below; they previously received the right to develop Parcel B.

No details were given on their plans.

HTTP://www.okctalk.com/images/pete/berryrock120622a.jpg

This sure looks like a boondoggle. Seems like Berry Rock had an "in" but maybe now they are going to save face by letting them consolidate on the smaller lot so someone else can develop the bigger parcel? Hopefully that Rhythm proposal comes back...

This sure looks like a boondoggle. Seems like Berry Rock had an "in" but maybe now they are going to save face by letting them consolidate on the smaller lot so someone else can develop the bigger parcel? Hopefully that Rhythm proposal comes back...

they are now developing both property's not giving up the first

Ah, crap, I read that wrong. I was really hoping one of the apartment concepts would make it through. I know that Berry Rock asked for less incentives than anyone else, but their proposal was so half assed it's hard to take seriously. They shouldn't have included most of those renderings since they obviously weren't ready. I'm sure their actual presentation given in-person makes much more sense. Hopefully this turns into something nice, but I have a feeling this will end up as just another blasé' office building that expires in 40 years. A missed opportunity for real urban renewal regardless of whether the ubiquitous "coffee shop" ever shows up. It's getting annoying that a "coffee shop" is randomly thrown into every "mixed use" proposal these days.

Between Deep Deuce and Auto Alley, there isn't much here left to develop for continuity. This subject piece seems to be the least relative to the conversation of connectivity between the two districts, however it being office space-only would place even higher importance on the cluster of blocks surrounding NE 5th and Oklahoma Ave.


Purple is existing/proposed residential.
Orange is occupied non-residential.
Green is open land or unoccupied structures.


https://i.imgur.com/KQpYHoc.png

Between Deep Deuce and Auto Alley, there isn't much here left to develop for continuity. This subject piece seems to be the least relative to the conversation of connectivity between the two districts, however it being office space-only would place even higher importance on the cluster of blocks surrounding NE 5th and Oklahoma Ave.


Purple is existing/proposed residential.
Orange is occupied non-residential.
Green is open land or unoccupied structures.


https://i.imgur.com/KQpYHoc.png

In my eyes, that's not a bad problem to have. In fact, it's a damn good one if you're an investor who's been holding on to land in this area. And plus the city may actually win too considering that the sparsity of developable land in this area incentivizes a more vertical approach. It could start a trend, a healthy one promoting verticality and long-term incentives instead of the sprawl we see in the north and west sides.

This is the proposal for the smaller site:

HTTP://www.okctalk.com/images/pete/flatiron121222a.jpg


HTTP://www.okctalk.com/images/pete/flatiron121222b.jpg


HTTP://www.okctalk.com/images/pete/flatiron121222c.jpg


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HTTP://www.okctalk.com/images/pete/flatiron121222f.jpg

Or, and this may be pretty wild to think of, they could consolidate all that parking space to an adjoining 2-story parking garage, done up in the same facade as the office building.

Changes like this irks me because of how half-assed it is for space and interaction. Like is there a need for such a large parking lot? You got more parking than actual development. Are they doing this to cut construction costs? Like this is ridiculous, the visual of this area will already be diminished by this update. You'd be better off leaving it vacant for cars to park on.

Sorry, I just had to rant a little. It's disappointing to see this is a possible direction they're going with.

Seems like a lot of wasted space with the surface parking lot. Why not have a building spanning an entire side? You could basically connect the new flatiron with the old one and make up for almost all of the lost spaces by completely lining that side of the street with angled parking.

Or, and this may be pretty wild to think of, they could consolidate all that parking space to an adjoining 2-story parking garage, done up in the same facade as the office building.

Changes like this irks me because of how half-assed it is for space and interaction. Like is there a need for such a large parking lot? You got more parking than actual development. Are they doing this to cut construction costs? Like this is ridiculous, the visual of this area will already be diminished by this update. You'd be better off leaving it vacant for cars to park on.

Sorry, I just had to rant a little. It's disappointing to see this is a possible direction they're going with.

this is not a "change" this is a first look at the plan

If OKC is lacking in one thing it's surface parking, I always say.

this is not a "change" this is a first look at the plan

Well if this is a "first look" at the plan, then I'd be bored with the low visual aesthetic of it all. They're looking to chop up a block and lay concrete for a multi-million dollar parking lot. The buildings come free with the parking lot, what a bargin!

Well if this is a "first look" at the plan, then I'd be bored with the low visual aesthetic of it all. They're looking to chop up a block and lay concrete for a multi-million dollar parking lot. The buildings come free with the parking lot, what a bargin!

a good portion of that parking lot already exists ..

This is the proposal for the smaller site:

HTTP://www.okctalk.com/images/pete/flatiron121222a.jpg


HTTP://www.okctalk.com/images/pete/flatiron121222b.jpg


HTTP://www.okctalk.com/images/pete/flatiron121222c.jpg


HTTP://www.okctalk.com/images/pete/flatiron121222d.jpg


HTTP://www.okctalk.com/images/pete/flatiron121222e.jpg


HTTP://www.okctalk.com/images/pete/flatiron121222f.jpg

I like the look of the new Flatiron building, but yeah it would be nice if that parking lot wasn't mostly just staying a parking lot. The brick is a much better look than the proposed cladding on their building across the street.

What is road access for this project going to look like for the main building? I sure hope it isn't off of Walnut... I can't wait to see people going south trying to make an unprotected left into that building. This whole area is in need of a severe traffic flow redesign or it is going to make an already unsafe area (for both pedestrians and cars) even worse.

They appear to be taking soil samples today on the larger undeveloped site

It looks like they are wanting to remove about 16 on-street parking spots along Harrison to add just 17 new surface lot spots. The plan also calls for 5(!) curb cuts. The smaller site proposal is unhinged.

I like the look of the new Flatiron building, but yeah it would be nice if that parking lot wasn't mostly just staying a parking lot. The brick is a much better look than the proposed cladding on their building across the street.

They could mitigate this by continuing the street wall on the 2nd and 3rd floors. This would give the appearance that it is all one building instead of three little ones.

The parking lot itself is a non-starter. It doesn't even have proper internal flow. You would have to re-enter the street just to get from on side to the other...and 5 curb cuts in that small area - no way.

Here is a 7/11 in Orlando for an example of how to hide parking (or in this case, gas pumps).

https://earth.app.goo.gl/aGpw2Z

Kudos though for at least keeping the massing at the corners. Not that long ago a developer would have just plopped the building right in the center if the lot and then surround it by parking.

The parking lot itself is a non-starter. It doesn't even have proper internal flow. You would have to re-enter the street just to get from on side to the other...and 5 curb cuts in that small area - no way.

the bottom (west) parking lot is the one the currently exists on the site and is for the building that already exists (i don't think it is even really a part of this new project) .. the new parking lot is for the new buildings .. they won't have crossover users ..

the bottom (west) parking lot is the one the currently exists on the site and is for the building that already exists (i don't think it is even really a part of this new project) .. the new parking lot is for the new buildings .. they won't have crossover users ..

They will have cross-over users if they see a vacant spot on the other side. Back when I was a City Planner we required parking lots that boarder each other to have an internal connection. We didn't want people driving back into the street just to go to the next parking lot.

Update:

HTTP://www.okctalk.com/images/pete/berryrock081523b.jpg

Any updates on the start of this project?

Can't wait to see the video from the first person to climb or bike from the ground up to the peak of that giant triangle. :-)

This project is moving forward.

OCURA is set to transfer ownership to the development group and provide $3.1 million in TIF.

I should have the final renderings soon. Rand Elliott is still the architect.

Here are the final renderings.

Will be highly visible from the highway.

HTTP://www.okctalk.com/images/pete/berryrock060624a.jpg

HTTP://www.okctalk.com/images/pete/berryrock060624b.jpg

HTTP://www.okctalk.com/images/pete/berryrock060624c.jpg

HTTP://www.okctalk.com/images/pete/berryrock060624d.jpg

HTTP://www.okctalk.com/images/pete/berryrock060624e.jpg

HTTP://www.okctalk.com/images/pete/berryrock060624f.jpg

HTTP://www.okctalk.com/images/pete/berryrock060624g.jpg

HTTP://www.okctalk.com/images/pete/berryrock060624h.jpg

Snazzy. Loving all this action right beside the highway.

I know who the architect is:

https://www.keepmovingokc.org/wp-content/uploads/sites/www.keepmovingokc.org/images/2021/04/venue-featured-Kristi-Birk-Steinberg-1618943962-e1618947420399.png

18893

https://randelliottarchitects.com/wp-content/uploads/2019/02/Bicentennial-Park_016.jpg

https://randelliottarchitects.com/wp-content/uploads/2024/05/IMG_0084_retouch.jpg

I like it.

A Deep Deuce/Health Center Boathouse.

They have submitted plans to the Downtown Design Review Committee:

HTTP://www.okctalk.com/images/pete/berryrock112024a.jpg

HTTP://www.okctalk.com/images/pete/berryrock112024b.jpg

HTTP://www.okctalk.com/images/pete/berryrock112024c.jpg

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HTTP://www.okctalk.com/images/pete/berryrock112024g.jpg

This is a good article about Berry Rock and other contract-for-deed lenders:

Rent-To-Buy Company Has Big State Investment, Limited Customer Options (https://oklahomawatch.org/2024/12/02/rent-to-buy-company-has-big-state-investment-limited-customer-options/)