I'm really excited to see what's announced on March 12.

What's been announced?

Prunepicker

Nothing... until March 12.

I love this building! Everytime I walk past the stairs to the banking hall (on my way to Sweets & Eats), I remember seeeing the huge Christmas tree when I was a kid.

I had to run to my downtown dry cleaners tonight. Man, FNC must have installed a new red "airplane" light on their beacon, it is extremely bright and by far the brightest light in the downtown skyline (depending on the angle, you may or may not be able to tell). Also the building was all lit up in red and white lights ( I know it was for valentines and for other holidays, but these lights were a lot brighter than they usually are). It was also nice to see all the old signs/lights restored on the ground levels. I can't wait to hear the big announcement for the next phase of FNC next week!!

I had to run to my downtown dry cleaners tonight. Man, FNC must have installed a new red "airplane" light on their beacon, it is extremely bright and by far the brightest light in the downtown skyline (depending on the angle, you may or may not be able to tell). Also the building was all lit up in red and white lights ( I know it was for valentines and for other holidays, but these lights were a lot brighter than they usually are). It was also nice to see all the old signs/lights restored on the ground levels. I can't wait to hear the big announcement for the next phase of FNC next week!!

I love FNC also. I worked for FNB from 1979-1984 on the 10th floor. The banking lobby is one of the best spaces in town. Christmas was wonderful when the brought in that huge tree for the lobby. It was really stunning.

I will never forget parking in the FNB garage and the owner, Chariman of the bank parked next to me. He drove a red Ford Fairlane and the darn thing leaned to right!!!!
I was impressed by that and it made me think about cars forever. Cars are for transporation, not ego building.

I was in FNC today and talked to the management company about renting the Banking Hall for a class reunion. They told me they were really only making it available for some community events.

I asked how the announcement next week might affect that policy and was told it probably wouldn't change. However, they do seem committed to keeping that space somewhat available (meaning not rented to any one tennant) so that's good news.

The leasing office actually opens to the Hall below... It's on the third floor and there is a little balcony where you look straight down. I took a few photos that I'll post later.

Space is still stunning, of course.

Here's a couple of photos I snapped from Milbank's leasing office which overlooks the hall. At the far end, you can see they've erected a temporary wall:

http://images33.fotki.com/v1140/photos/1/1131078/5988524/IMG_0084-vi.jpg

http://images32.fotki.com/v1109/photos/1/1131078/5988524/IMG_0085-vi.jpg

It looks like a smaller version of the interior of Grand Central Station in NYC.

Saw these posters all over the First National today:

http://i70.photobucket.com/albums/i90/JLCinOKC/C2S/DSC00143.jpg

http://i70.photobucket.com/albums/i90/JLCinOKC/C2S/DSC00142.jpg

Anyone want to make a guess on what will be announced tomorrow?

This looks very promising! Milbank has done a great job with a few historical buildings here in L.A.

I'm hoping they'll announce plans to spends tens of millions on not only the tower, but the adjacent buildings and arcade.

Guess we'll find out tomorrow.

Here is my prediction - American Fidelity Assurance is going to move into the building and the other 2 "additions" will be converted to condos.

Here is my prediction - American Fidelity Assurance is going to move into the building and the other 2 "additions" will be converted to condos.

Yes. I agree that is very possible. I know some AMFID guys, I should call them.

Yes. I agree that is very possible. I know some AMFID guys, I should call them.

This is the stupid announcement nobody was kind enough to answer when I asked what it was?

I thought it was going to be something important.

Prunepicker

I'll be interesting in seeing all of your reactions to what they announce.
-Steve

This is the stupid announcement nobody was kind enough to answer when I asked what it was?

I thought it was going to be something important.

Prunepicker

HUH? He's just speculating.

I'll be interesting in seeing all of your reactions to what they announce.
-Steve


Steve - are you saying you already know?

I'll try to get something on NewsOK (http://www.newsok.com) as soon as the announcement is made.

can you get something on OKCTalk before an announcement is made? We won't tell anyone.

I'll guess that it has something to do with the Great Banking Hall, a major tennant, and that they've signed up someone to turn the old Beacon Club back into a restaurant.

Personally, I don't think that it will be anything regarding tenants because the Journal Record article and the Daily Oklahoman clearly said that what they were doing would be 'visible' and if it meant interior changes, that is no different than what they are doing already. I wonder if it isn't something like a facade upgrade, sandblasting the building something like that. Something that is well...visible!

Thoughts???

Any breaking news on First National??

Nothing yet on newsok.com or Milbank's website.

Not sure the exact time of the press conference.

Any plans for money to be spent on other parts of Oklahoma City,
or are we just supposed to be spending money on downtown now,
because a lot of developers evidently have decided that's a good investment?

Any plans for money to be spent on other parts of Oklahoma City,
or are we just supposed to be spending money on downtown now,
because a lot of developers evidently have decided that's a good investment?

Probably because it is a good investment. The ROI on downtown property is going through the roof right now.

Any plans for money to be spent on other parts of Oklahoma City,
or are we just supposed to be spending money on downtown now,
because a lot of developers evidently have decided that's a good investment?

HELLO!! Where were you last december when voters approved a nearly 1 billion dollar bond issue for the entire, sprawling city??

Alice is getting on my nerves with her posts. Anyone else agree??

mmmhmmmmm

I think the lack of vision by some of the haters in this forum is refelctive of the mindset of some of the citizens of OKC and why OKC is just now moving into the future. We need more people that want progress in the city, and are willing to pass meaningful measure to support the city. Measures that make our city the city other cities turn to when they need innovative solutions to fund special projects.

I probably shouldn't say this, but some of us liked Oklahoma the
way it was and I've never heard anyone say they wished Oklahoma
or Oklahoma City could be like Dallas. I always thought it was nice
that Oklahoma wasn't trying to be like everywhere else. Not that
it was all great, but it was really nice that we weren't trying to
be something we're not. After hearing respones like "why don't you
move?" which is so charming, why can't someone say "if you want
this city to be like San Antonio, why don't You move?"

I'm not sure that I'm particularly interested in taking direction from
people who don't live here or people who have recently moved here
telling us what we need so they can make more money.

If businessmen want to develop downtown, they should use their
own money. Bricktown is ok, but I honestly don't go down there
very often. Some of us live in other parts of Oklahoma City and the
only things that developers are interested in putting where we live
are storage units. While lovely to look at, maybe they could put
them downtown and maybe our library branches could be updated,
and some of our roads fixed out here, and maybe someone could
plant a tree or two.

If I had just moved to anywhere, I'm pretty sure I wouldn't be
telling everybody what they needed to be doing.

Again. BOND ISSUE. And need I link you to extensive discussions of the many suburban retail/office developments going on in the suburbs?

I probably shouldn't say this, but some of us liked Oklahoma the
way it was and I've never heard anyone say they wished Oklahoma
or Oklahoma City could be like Dallas.

Well, that's what happens when you live in a city that is growing and evolving.... There are plenty of cities that are completely stagnant and void of growth. If that's your thing than maybe you should look to live somewhere else. Heck the town of 800 that I grew up in is 100% identical to what it was in 1983 when my family moved there. And I am sure there are plenty of people that live there like that fact.... the one's that don't, move away..... it's simple.

I don't like Dallas which is why I don't live there. I don't like Wichita which is why I don't live there. I don't like LA which is why I don't live there. It would be completely insane and idiotic for me to live in one of those cities and then whine and complain about how the city is growing and changing because I didn't want things to change, but somehow it's okay for the people of OKC to do it?

By the way, your description DOES make you anti-progression, not a conscientious tax-payer.... IMHO.....

And if you took the time, BobAliceskidillyoomkapoomp, you will see that very rarely does someone on this board suggest we be like Dallas. Instead, you will see a broad spectrum of cities suggested as models, but no one wants to be exactly like any one city, and certainly not like Dallas. Blech.

I was just in Dallas the last few days, we certainly aren't even close to becoming Dallas. Just when things are looking good for OKC, we're blown away just by some of the suburban development in Dallas. I don't want to be Dallas or any other city, but to say we're becoming like......well, that isn't even close to the case. Cities larger and smaller than us are growing at a much faster rate than we are. Just in one or two Dallas suburbs have more skyscapers than all of OKC, period. I was at Northpark Center Mall in Dallas yesterday, which is about the quality of our Shepard Mall today (seriously, the asthetics are horrible), but they just completed a 1 BILLION dollar renovation and have the finest retail shops in the world in that mall, and the mall looks old. Now that is investment. We talk about the $3 billion that has been invested in inner OKC since MAPS, and Dallas gets that in one or two projects.

This all just goes to say that we're not even close to becoming another Dallas, but we have to pass things like BIG LEAGUE CITY and other initiatives, just to MAINTAIN ourselves, let alone grow or stay competitive in the region.

Northpark has interesting aesthetics. I wouldn't say they are as bad as Shepherd, but they are about like our Northpark. It's a blocky, all-brick style. I don't care for it, but at least they were consistent with their newer additions to the mall.

First National plans new look
By Steve Lackmeyer
Business Writer

Milbank Real Estate, asset and property managers of downtown's historic First National Center, today announced they have filed a $1.5 million permit for renovation of the landmark building. The renovation will include extensive interior remodeling of the building's arcade level and the addition of a concierge stand and services for all tenants. An additional investment will go toward the construction of a new north entrance.

Lt. Gov. Jari Askins is set to attend an afternoon celebration that will include a ground breaking in the lobby.

"We are excited to mark the new beginning of First National Center," said Emily Dobson, property manager for Milbank Real Estate. "The changes we are making will be visible, so everyone who enters First National Center will know that something big is happening."

http://static.newsok.biz/article/2008-03-12/3215361/NEntryRevisions.jpg
Renovations at First National Center being announced this afternoon include a new north entry facing Park Avenue. - Provided by Milbank Real Estate

How disappointing.

What is that picture?

It's the section of the adjacent FNC buildings that are mid-block. The photo is of a proposed new entry that faces Park.

Glad to hear they are going to spend some money on the arcade but that building is going to need a lot more than this to make it competitive.

And they still aren't saying anything about the Banking Hall.

Oh ok. I was afraid that was on the art-deco section. I have no problems with a new facade for the ugly 60's era additions.

Looks to me that that entrance will be on the right side of the mostly glass section:


http://www.pc78.com/images/okctalk/fnc1.jpg

I just don't see how this building can become competitive with modern office buildings without at least an 8 figure renovation.

I agree - $1.5 million? That's it? They could easily spend that and more just on carpet alone...

I under-whelmed.


www.unitedstatesofmichael.com

Looks to me that that entrance will be on the right side of the mostly glass section:


http://www.pc78.com/images/okctalk/fnc1.jpg

First National is behind the building in this picture. Doesn't really do much justice to show the north face of FN. Or is that an extension of the FNB to the left of that building?

Yes, First National Center runs the entire length of that block and those square glass buildings are a part -- and that's where the new north entrance will be.


I think this step is mainly concerning the arcade, which really does need help. Hopefully the $1.5 million will go a long way in an area that gets a lot of public foot traffic.

I like the new proposed north entrance, it is in much need of a facelift, but as others have said, only $1.5 million? That sure isn't very big of an announcement as they were hyping it up to be.

Yes, First National Center runs the entire length of that block and those square glass buildings are a part -- and that's where the new north entrance will be.


I think this step is mainly concerning the arcade, which really does need help. Hopefully the $1.5 million will go a long way in an area that gets a lot of public foot traffic.

I always thought that FN looked like a mini Empire. That connection ruins it. I wish we could just transfer those ugly entrails out to Lubbock or something...lol.

Well, here's a more optimistic perspective...

They just spent over $1 million on upgrades to infrastructure before this announcement, so they are pushing $3 million now and had said right off the bat they'd spend at least $6 million. The purchase price was around $21 million I believe.

I think what they are trying to do is clean up the immediate needs and then shift to the common areas to demonstrate real change is coming.

Also, with Devon taking some space and vacancy decreasing in general, hopefully they'll start plowing some of that revenue back into the building. I'm sure up to this point the place has been a money pit.

Milbank owns lots of big, ambitious projects all over the U.S. and they definitely have the resources when they decide the time is right.

Seems they are taking it step by step and you can't really blame them given the vacancy rate in downtown. With that improving, hopefully they will see the benefit of making a bigger investment.

I also wonder if they still may be considering converting part of that space to housing.

I hope so.

I can understand why some may find anything less than a full scale updating of this property as a disappointment, but I just can't muster animosity or even indifference towards any plan that improves it in any real way. Even if it was the minimum required to battle entropy, I would still feel positive about it given the level of investment it has historically received relative to its role as one true large and identifying landmark the cityscape has. I do get the feeling that this is not all they feel needs to be done or even want to do with this property, but it is their next step to elevating the property's stature as a viable and visible asset to downtown Oklahoma City in a way that everyone can see.

I don't think that anyone's disappointment isn't in some way justified, but I feel pretty bullish about it as a whole and I think what they're doing at least insures it's short term viability while also extended its lifespan in such a way that we don't have to worry about anything really bad happening to the place.

If you read back through the previous articles since this property was acquired by Milbank, they constantly say 'We aren't going to make promises we can't deliver'. They are very sensitive to the fact that the previous two ownership groups made a lot of grandiose plans then never came through.

And I agree, BDP. At least they are keeping the place operational and moving forward. It wasn't that long ago that John Kennedy *gave* the buildings to a charity just to get rid of it. It could have easily gone dark for a long time, just like the Skirvin.

The whole place needs major renovations -- the restrooms are actually between floors now -- and I'm sure they don't want to spend tens of millions until they have a better idea of how best to position it. I bet you anything they are still toying with the idea of converting part of it to housing, as they have done with numerous other properties.

As much as I'd like to have seen a $100 million announcement, it seems they are taking a more methodical and truthfully, prudent, approach. The last thing we need is for this building to fail yet again.

I was in there last week and the entrance and lobby already look much better. The property is definitely headed in the right direction, which is the most important thing.

I agree with Pete. If you look at the posters that I put on here yesterday it does say "Phase I". I guess start your way at the bottom and work your way up?

Here's a better picture of the whole complex; it runs from the Tower (on Robinson) all the way to Broadway. And the arcade runs the entire length at ground level. I think this is where they are planning to spend most of the money in this current phase. Also, the large parking garage in the foreground was once a part of the complex but was held back when the rest of FNC was donated. I'm sure it was the only thing generating real revenue at the time. It's still connected by a couple of skybridges.

As you can see, there is far more space in the jumble of adjacent buildings than there is in the tower. In fact, if this was all to be renovated or converted to housing, I think that would take the large majority of all the class B&C space off the downtown market. City Place is probably still class B but I don't think much else fits that category.

http://www.pc78.com/images/okctalk/fnc2.jpg

Can someone explain to me what the arcade level is? Is that where all the shops are at?

Yes. The arcade runs the entire length of the complex from Robinson to Broadway at ground level and is effectively a series of store fronts that mainly face the long hallway.

I'm not sure what's there now but there used to be a Harold's, gift shops and other tenants.

I thought this was interesting, especially the highlighted parts:


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

Profile of First National Bank Building in Oklahoma City

Source: Journal Record - Oklahoma City
Publication date: January 11, 2008
By Kelley Chambers

In looking at the Oklahoma City skyline, the First National Bank Building, now known as the First National Center, is not the tallest structure - but it is, perhaps, the most recognizable.

The 32-story First National, which bears a striking resemblance to the Empire State Building, was built in 1931 at 120 N. Robinson Ave. at a cost of $5 million.

When it was completed, the building was declared to be the fourth- largest building west of the Mississippi River.

The owner of the building was the First National Building Corp. for use by the First National Bank and Trust of Oklahoma City.

The bank's president E.P. Johnson and stockholders S.M. Gloyd, W.T. Hales, H.R. Hudson, R.A. Vose and H.M. Johnson, comprised the building's ownership and underwrote the construction.

First National was built with an Art Deco, Neoclassical style inside and out, featuring polished aluminum, granite, glass and several varieties of marble from around the world.

Rising almost 460 feet above the sidewalk, the building was topped with an aluminum aviation tower and a red beacon light above a polished aluminum notched roof line.

The bank originally occupied 89,914 square feet in the building's first four floors and the vaults in the basement. The bank leased out the upper floors to office tenants. The 32nd floor was a public observation deck.

Weary and Alford Co. of Chicago designed the building as well as other bank buildings around the country.

Manhattan Construction Co. built First National. F.H. Beaumont of Oklahoma City supervised the majority of the building's construction.

Work began in September 1930 with the demolition of several smaller buildings on the site. By January 1931, the site was clear, and construction on the tower began Feb. 1 and was completed by November.

The bank moved into the building on Dec. 14, 1931.

Some of the building's design highlights were its banking lobby on the second floor and aluminum-cast decorations.

James Kane, with Weary and Alford, designed cast-aluminum birds, foliage and nudes, which are seen on the interior and exterior of the building.

The two-story, 70,000-square-foot banking lobby features marble, murals and 16 fluted, circular Corinthian columns.

Murals depicting aspects of the state's history in the four corners of the banking lobby were painted by Chicago artist Edgar Spier Cameron.

Interior lighting fixtures were specifically designed for the building, and after they were cast, the molds were destroyed.

In September 1957, the 14-story First National Office Building was completed on the east side of the tower and in October 1972 an adjoining 14-story, L-shaped addition was added that went east to Broadway Avenue and rounded out what is now the First National Center.

The building saw its ups and downs and declining occupancy in subsequent years, and in May 1992, the Boatman's First National Bank of Oklahoma announced it would vacate the building and the banking lobby.

In 1993, the First National, the-then Skirvin Plaza hotel and the Centre Theater were featured on the first list of the most endangered properties by Preservation Oklahoma Inc.

In 2006, the First National Center sold to a California buyer for about $21 million, with plans for a major renovation of the property.

First National Bank Building, now known as First National Center, 120 N. Robinson Ave.

Built: 1931

Design of tower: Weary and Alford Co. of Chicago

Cost to build: $5 million

Three buildings now encompass about 1 million square feet

Ownership: Los Angeles-based Milbank Real Estate Services Inc.

Looks to me that that entrance will be on the right side of the mostly glass section:


http://www.pc78.com/images/okctalk/fnc1.jpg

LOL, mostly glass???? Look closely at that picture, there is hardly a pane of glass to be found! the windows are smashed out, it looks like something that you would see in Detroit, I am glad to see that they are going to fix that up, because while I would have LOVED to see something happen to the high rise structure, I do think that in the name of urbanism it is a good thing for the city's image for the adjacent structures to get a face lift, I good start toward making OKC looking like the competitive city that it has the potential of being.

Think about it, if I was a corporate headquarter looking at Downtown OKC, if I saw that picture above every time I looked out my window, or I had the choice of looking at downtown Dallas, I would choose Dallas. So this needed to happen, and you know what, this could be phase 1 of many more projects to come... because they haven't really touched the tower itself the $5,000,000 renovation of the east building, this new north entrance is just work on the complex and not the tower... I think as they get more revenue from these adjacent buildings, that we will some some HUGE renovations of the tower.

Thoughts, I mean do you guys think that I have the wrong prospective? Just being idealistic??

Yes. The arcade runs the entire length of the complex from Robinson to Broadway at ground level and is effectively a series of store fronts that mainly face the long hallway.

I'm not sure what's there now but there used to be a Harold's, gift shops and other tenants.

It would be interesting if they remodeled it to look more like a modern shopping mall. Wider hallways, crome, glass, etc.

Yes you definitely have the wrong perspective....On that picture!

The glass isn't broke out, its just the way the windows are reflecting.

I agree with you guys that $1.5 million was kind of a let down as far as the expectations, but maybe that was are fault. Either way the building is getting over $1 million put into it. I hope that someday soon they will open up the observation deck again. That could be another source of money that could be put back into the building.

Pete's pic up there always makes me sad. We can see how poor design turned such a classic tower into crap. One ugly addition after another has turned the place into a joke. If there was ever a case for a refacade of a building, here's one. In a perfect world, we'd have someone there to tie it all back together and not make it look like Baptist Hospital (a conglomorous mess of mismatched architecture). FNC has always and will probably always stay my favorite tower, but all that other crap on it.....ugh.

First National Center set for renovation
by Kelley Chambers
The Journal Record March 13, 2008

OKLAHOMA CITY – The owners of the First National Center in downtown Oklahoma City plan to spend $1.5 million on a first phase of interior renovations.

Since the building was purchased in May 2006 by a California investment group, Los Angeles-based Milbank Real Estate Services Inc. came on board as the asset and property manager for the downtown Oklahoma City landmark.

M. Aaron Yashouafar, CEO of Milbank, said the first phase of improvements will include an extensive remodeling of the arcade level of the building, which stretches from Robinson Avenue on the west to Broadway Avenue on the east.

The area is mostly occupied by retail space as well as some office space.
In addition to the arcade-level renovations, Yashouafar said money will be spent to build a north entrance to the building that closely matches the ornate molded aluminum on the west entrance.

The first phase will begin this weekend. Yashouafar said it will likely take only about a year.

“If everything goes well it should be under 12 months,” he said. “We like to always be better than what we’ve promised, so we’ve given 18 months as a time limit, but we’re very confident we’re going to be done way before that.”

Yashouafar said future phases, which include new elevator cabs, renovated common areas on all of the floors and exterior improvements, will likely overlap with phases in progress.

The nearly 1 million square-foot center reports occupancy at just over 40 percent.
Yashouafar said there has been interest in the building, which he expects to increase as the renovations take place.

In February Devon Energy announced plans to increase its office space in First National from one-and-one-half floors to four floors for a total of 103,000 square feet.

Milbank has already invested $1.2 million in infrastructure renovations and repairs since 2006.

Lt. Gov. Jari Askins broke ground on the project Wednesday by punching through the lobby floor with a jackhammer, surrounded by representatives from Milbank.
Askins, who worked in the building for the First National Bank after college, said she commended Milbank for its investment and confidence in the building and its restoration.

Beck Design, with offices in the First National Center, is the architect for the renovations. Milbank is the general contractor but will also employ subcontractors in the renovations.

“This is a very long-term process, multi-phase design,” Yashouafar said. “As we go from one phase to another you’ll see continual improvements to different aspects of the building.”