Level Apartments

[SkyWestOKC]

With the residential around, surely an OKCTalk member has view of it and can set a webcam up in the window.

[Pete]

I hate to bring this up but now that we see the site plan, this project is very, very similar to the Legacy in terms of outside design: brick on first level, stucco/eifs on top three floors, buildings pushed to the street, interior parking garage with pool in courtyard, retail on ground level.

Of course with the Legacy, the issue was broken promises of what was proposed/approved and what was actually built. But the finished product looks to be incredibly similar to LEVEL, although this new project will have a more contemporary look, hopefully more progressive floorplans and finishes, and won't place hideous awnings with 3-foot lettering on the ground floor.

[Spartan]

With the residential around, surely an OKCTalk member has view of it and can set a webcam up in the window.

You'd have to talk to betts about that. Or metro, in case you haven't heard he lives downtown, and I'm sure his window has a view of everything..

[Soho]

With the residential around, surely an OKCTalk member has view of it and can set a webcam up in the window.

How does one set up a webcam? I am right across the street but have no experience with these.

[CaseyCornett]

You'd have to talk to betts about that. Or metro, in case you haven't heard he lives downtown, and I'm sure his window has a view of everything..

Sometimes, I just love the banter between you two.

[BDP]

I hate to bring this up but now that we see the site plan, this project is very, very similar to the Legacy in terms of outside design: brick on first level, stucco/eifs on top three floors, buildings pushed to the street, interior parking garage with pool in courtyard, retail on ground level.

Of course with the Legacy, the issue was broken promises of what was proposed/approved and what was actually built. But the finished product looks to be incredibly similar to LEVEL, although this new project will have a more contemporary look, hopefully more progressive floorplans and finishes, and won't place hideous awnings with 3-foot lettering on the ground floor.

That's kind of interesting point, Pete. There are some fundamental similarities, but I never noticed them mainly because the design and philosophies seem different on the surface. It will be interesting to watch from that perspective and hopefully we don't have the same sinking feeling of disappointment we had when the legacy broke broke promises and became one big compromise that actually feels out of place in an urban setting.

In the end, when the two are compared, hopefully the level will serve as an example of how urban apartments and condos don't necessarily have to be gigantic high rises or vertical row houses to be urban. Being urban is more about experience and connecting with surrounding in a way the enhances the living of everyone in the area. As you know, some parts of LA are like this. While most of the apartment neighborhoods don't have have a typical urban look to them, there are still enclaves that have managed to offer a very urban living experience. The Level and the Legacy may end up being a good case study on what the real keys are to an urban development.

Of course, they could screw it up, too. : )

[OKCisOK4me]

You'd have to talk to betts about that. Or metro, in case you haven't heard he lives downtown, and I'm sure his window has a view of everything..

FYI, Betts is a woman...

[CaseyCornett]

FYI, Betts is a woman...

Spartan was talking about Metro while using the pronoun "he"

[CaseyCornett]

Back on topic: I just went by on lunch break and took a couple photos of the site.
http://www.flickr.com/photos/30796964@N02/5367353983/
http://www.flickr.com/photos/30796964@N02/5367360865/

They appear ready to start moving some serious dirt around...

[OKCisOK4me]

Spartan was talking about Metro while using the pronoun "he"

Ahhhhhh....commence argument!

[circuitboard]

Back on topic: I just went by on lunch break and took a couple photos of the site.
http://www.flickr.com/photos/30796964@N02/5367353983/
http://www.flickr.com/photos/30796964@N02/5367360865/

They appear ready to start moving some serious dirt around...

Sweet! So excited! Some of the residents are going to have fantastic views!!!

[Kerry]

How does one set up a webcam? I am right across the street but have no experience with these.

Send a PM to Pete. He might be able to help you out like he did with the Devon Tower cam. Setting up the web cam is no harder than plugging it into a USB port, but for someone else to see requires a little more.

[Pete]

I sent Soho a message about setting up a webcam.

OKCTalk will provide the camera as longs as someone has 1) a good vantage point of a key project 2) a computer that is always on and connected to the Internet and 3) willingness to configure everything (I can step anyone through it) and do any adjustments as necessary.

[jbrown84]

Pete, you have a point with the Legacy comparison. Personally, I have no problem with Legacy's practical design, merely with it's bland architecture. I also think that LEVEL's location in Deep Deuce is far more likely to be successful as a mixed-use development, because the area is further along as a well-rounded neighborhood.

just an fyi the aloft will have a 2 story parking garage behind the property build into the hill so it will seem more like a 1story ..

Nice!

Most parking in similar construction in LA is not underground. It is on the ground level with the apartments or condos above starting on the second level.

There are a lot like that, but also many that have parking completely underground (and that's even with the earthquake risk).

[Larry OKC]

Kerry, He didn't say underground parking, he said underneath. Most parking in similar construction in LA is not underground. It is on the ground level with the apartments or condos above starting on the second level.

That reminded me of Disney World in Florida. May be due to the sandy soil and/or water table issues but they built the entire "underground" (service tunnels etc) that are under the Magic Kingdom on the surface level and everything else on top of that. What the park goer thinks as the ground level is actually the 2nd story of the entire complex.

[CaseyCornett]

Update from yesterday, tall, chain-link fence around plot.

[Kerry]

That reminded me of Disney World in Florida. May be due to the sandy soil and/or water table issues but they built the entire "underground" (service tunnels etc) that are under the Magic Kingdom on the surface level and everything else on top of that. What the park goer thinks as the ground level is actually the 2nd story of the entire complex.

Here you go Larry. This is looking south from the back of the park toward the Castle (enterance to park is at the top of the photo)

[betts]

There is also a chain link fence around the lot between the Maywood Lofts and the brownstones. I wonder if they're going to keep materials and equipment for LEVEL there.

[king183]

There seems to be several plots around the Brownstones that were set for building more Brownstones, some of which are north of the current buildings and some right next to them. I know LEVEL is taking up a plot that was originally going to be for Brownstones. Given all the usual caveats about the economy, do you guys think LEVEL could spur the building of additional Brownstones in those spots which appear to have been reserved for future expansion? Or has the developer given up on the idea of building more?

We're all pretty hopeful that LEVEL, together with Aloft, are going to bring an influx of life to that area, making it a more desirable and fully-developed neighborhood. This could be just what the Lofts and the Brownstones need to complete sales and expand.

[betts]

When you talk to them, the developers still insist they're building more brownstones in the future. But, as far as I know, the only land currently available to do that is north of the existing buildings on 3rd St and adjacent to the existing ones. I believe the LEVEL developers own the land between the Maywood Lofts and the Brownstones now.

[shane453]

I really don't think any more brownstones will be feasible for a while. The brownstone idea might be better suited for another neighborhood anyway, since Maywood/Deep Deuce is developing at a higher density now. The best concept I've seen that hasn't yet happened for Maywood was the Leslie between the Lofts and Brownstones, and if I remember correctly that was going to be a really reasonably priced project that I think would do really well.

[betts]

There are no three and four flat buildings anywhere that I can think of in Oklahoma City. One of the reasons I liked the Brownstones was because they reminded me of neighborhoods of row houses in Chicago and New York. One way to make them more affordable, which I believe was the plan with the Leslie, is to sell them by floor. However, appearance-wise, the Leslie would have looked no denser than the Brownstones. Personally, I don't see anything wrong with row houses. They are the most appealing neighborhoods anywhere, IMO. Any more dense and it becomes harder to raise a family and have dogs, which many people wanting to live downtown may plan or hope to do. I don't think high rises are intrinsically more noble than row houses, and both still give an urban feel to a neighborhood. I sincerely hope they build more Brownstones, because a high rise is going to interfere with the sunlight streaming through my northern windows, which is much appreciated in winter.

[shane453]

There are no three and four flat buildings anywhere that I can think of in Oklahoma City. One of the reasons I liked the Brownstones was because they reminded me of neighborhoods of row houses in Chicago and New York. One way to make them more affordable, which I believe was the plan with the Leslie, is to sell them by floor. However, appearance-wise, the Leslie would have looked no denser than the Brownstones. Personally, I don't see anything wrong with row houses. They are the most appealing neighborhoods anywhere, IMO. Any more dense and it becomes harder to raise a family and have dogs, which many people wanting to live downtown may plan or hope to do. I don't think high rises are intrinsically more noble than row houses, and both still give an urban feel to a neighborhood. I sincerely hope they build more Brownstones, because a high rise is going to interfere with the sunlight streaming through my northern windows, which is much appreciated in winter.

Yeah brownstones are great, don't get me wrong. I was referring to the density of units per acre, not necessarily built square footage per acre or number of stories. I think 3- and 4-flats would be really nice in Maywood or anywhere else in the inner city. The brownstones do fit nicely with the 4-story character of Deep Deuce, there just won't be much more demand for 3,000+ sf units.

[Rover]

The brownstones didn't fit the price range that the design target was for. Those of us with the means to buy are probably a little older and a little more financially secure. However, I don't want to be running up and down two or three flights of stairs to go to bed or grab a snack from the fridge. And my crowd is the same. Build us some flats with amenities and we are much more likely to move. I have a place is a brownstone in NYC (Chelsea) and it is a great 2 bedroom flat. But here, there aren't those kinds of choices for me and my wife downtown.

[betts]

There are elevators available in the brownstones if you choose to have one. Personally, I like the exercise you get with stairs, but my husband uses the elevator. In addition, some people have a full kitchen on the top floor so they don't have to go to the 2nd floor kitchen. It's really not that different from walking around a ranch house to get places, in terms of distance. I really like the look of a townhouse, personally, and each floor is very cosy. We spend most of our time on the third and fourth floors, which have bedroom, study, family room and patio. But, I've lived in townhouses before, and my dream when I was younger was to own one in Georgetown, so for me it's something I preferred over a flat. But City Place is going to be a choice for people who only want to ride an elevator UP to their apartment, not between floors.