Level Apartments

[Spartan]

I wonder if you can sandblast it. That is an extreme no-no with brick, because the powerful application slightly damages most surfaces each time you undergo it, but with EIFS who cares lol. At least then it would be clean. Then again, I don't think you should do that with people living inside.

[Urbanized]

There is an important distinction between the faux stucco used on Level versus most EIFS applications. Most EIFS installs include an insulation board substrate - basically styrofoam - with the stucco surface being troweled over it. This results in a relatively tough skin over a fragile product, and makes it a prime candidate for puncture or other wear and tear. You see EIFS like this on fast food restaurants, cheap strip centers, and increasingly on other commercial use where the building effectively has a short expected lifespan of a decade or two.

The product used on Level, while the finish looks very similar to traditional EIFS, used a cement board substrate. I would suspect it will be far more durable than most EIFS applications.

[dankrutka]

The addition to the Fred Jones Museum of Art in Norman has had similar problems with streaking ( from what looks like rust that washes over parts of the building) although that structure is totally different. It's white though. Maybe that'll just happen with that color. I don't know what I'm talking about though.

[Spartan]

There is an important distinction between the faux stucco used on Level versus most EIFS applications. Most EIFS installs include an insulation board substrate - basically styrofoam - with the stucco surface being troweled over it. This results in a relatively tough skin over a fragile product, and makes it a prime candidate for puncture or other wear and tear. You see EIFS like this on fast food restaurants, cheap strip centers, and increasingly on other commercial use where the building effectively has a short expected lifespan of a decade or two.

The product used on Level, while the finish looks very similar to traditional EIFS, used a cement board substrate. I would suspect it will be far more durable than most EIFS applications.

As a design graduate, I myself am just as unclear on the difference between faux stucco and the wide range of different types of EIFS. My understanding is that all faux stuccos are a form of EIFS and that this is simply a higher-end variety. That said, this should be viewed within the context of McKown's original comment promising no EIFS. It's assumed he was referring specifically to that cheap, non-durable type of EIFS used in low-rent new commercial building, and not meant to preclude the entire range of EIFS.

That seems to be a pretty fine line to walk in order to defend McKown's application of building materials. I support the design merits on the whole, but only time can tell how sustainable this will all be. I believe McKown's clear intention is to have built a lasting, quality piece of architecture, that stands as a strong community for a long time. I'd like to believe this will be something we're fighting to save 100 years from now, or possibly not even having to fight to save (but as we all know, that would require a major change in the OKC mentality for any 100 year old building to not be a preservation battle).

[soonerguru]

There is an important distinction between the faux stucco used on Level versus most EIFS applications. Most EIFS installs include an insulation board substrate - basically styrofoam - with the stucco surface being troweled over it. This results in a relatively tough skin over a fragile product, and makes it a prime candidate for puncture or other wear and tear. You see EIFS like this on fast food restaurants, cheap strip centers, and increasingly on other commercial use where the building effectively has a short expected lifespan of a decade or two.

The product used on Level, while the finish looks very similar to traditional EIFS, used a cement board substrate. I would suspect it will be far more durable than most EIFS applications.

Perhaps, but it still looks like crap.

[dankrutka]

I really like how it looks. When the project is completely finished a lot of people will change their tune. Their has been a tendency around here for people to be critical of unfinished projects only to renig when the project is finished.

[Rover]

If there are already water stains it could denote other problems though. One of the problems with fake stucco, and EIFS In particular, is that condensate, leaks, etc, can accumulate moisture in the substrate and feed mold growth. The staining can be an early sign of a moisture removal problem. The discoloration can be the least of the problems. I am surprised it is showing this early...particularly how dry it has been. Is this coming from air conditioning condensate removal system?

[soonerguru]

If there are already water stains it could denote other problems though. One of the problems with fake stucco, and EIFS In particular, is that condensate, leaks, etc, can accumulate moisture in the substrate and feed mold growth. The staining can be an early sign of a moisture removal problem. The discoloration can be the least of the problems. I am surprised it is showing this early...particularly how dry it has been. Is this coming from air conditioning condensate removal system?

When I said it looks like crap, I'm referring to the fake stucco. I had very high hopes for this project and it is still a great addition to downtown. It's just a shame they chose to use this crappy material.

[CaptDave]

If there is a moisture problem, I wonder if it wouldn't be prudent to remove the fake stucco and fix the cause now rather than letting it get out of hand and having to do a lot of mold abatement? This is just a thought based on what I read here, and I am sure someone will take care of any actual problem in a timely manner. This project is far too high profile to be allowed to go downhill so soon.

[onthestrip]

While there may be stains and questions of durability of the material I think y'all may be getting ahead of yourselfs about mold problems. From my experience water doesn't penetrate eifs very easily

[Spartan]

I went past it today and did not notice any molding or stains on the exterior. Which side is this supposedly on?

[Urbanized]

The north side is where I saw it a couple of weeks ago. Might have been remedied by now. People forget this is still an active construction project. Just as a dead tree in a still-in-progress streetscape project shouldn't inspire panic, neither should this. Contractor warranties are still in effect in both cases.

Regarding the faux stucco application: I wasn't commenting at all on the design merits. I was only suggesting the material used should be significantly more durable than styrofoam-type EIFS.

[mcca7596]

Any idea how much longer until the entire complex is completely finished? (not including Native Roots moving in)?

Also, is is not odd that an operator hasn't been announced for the restaurant space? Perhaps interested parties are waiting for Aloft to open?

[dankrutka]

Perhaps interested parties are waiting for Aloft to open?

I can't imagine this would be the case because (a) it won't be a long wait at this point, and (b) if you wait then you risk not getting the space at all. I agree that it's strange that no one has been announced. I think this could be an excellent location for the right restaurant because it can get the downtown lunch crowd AND probably do well at night with the emerging DD neighborhood.

[G.Walker]

Noticed a lot bikes, patio furniture, and plants on balconies, which is a good sign, these are filling up pretty quickly.

[BDK]

Any updates from the tenants? Is there any difficulty living with the construction?

I'm thinking about trying to move here when I get back to town, that is if there are even units remaining...

[Urbanized]

As of about 2-3 weeks ago there was only one unit left for rent, both completed and still under-construction.

[BDK]

As of about 2-3 weeks ago there was only one unit left for rent, both completed and still under-construction.

Ha, ya snooze ya lose, I suppose. The search continues...

[Spartan]

The cabinets have been installed inside Native Roots. They look very close to opening.

[catch22]

From this afternoon...


Level Urban Apartments by Matthew Bridges, on Flickr

Level Urban Apartments by Matthew Bridges, on Flickr

Level Urban Apartments by Matthew Bridges, on Flickr

Level Urban Apartments by Matthew Bridges, on Flickr

Level Urban Apartments by Matthew Bridges, on Flickr

Deep Deuce by Matthew Bridges, on Flickr

[betts]

I was excited to see the Spokies rack go up at LEVEL. I have my own bike, but it's nice to see it there regardless.

[Spartan]

Yeah, for some reason I thought it was going across Walnut... in front of Native Roots is a much better location.

[G.Walker]

FYI: On my way to work this morning I noticed an older/homeless guy walking on the sidewalk next to Level on Walnut, looking on patios trying to find something to take! So please don't leave anything valuable on those balconies/patios if you live on the 1st level. Does this complex have security?

[OKCisOK4me]

You shoulda yelled at him. That woulda freaked him out!

[Just the facts]

FYI: On my way to work this morning I noticed an older/homeless guy walking on the sidewalk next to Level on Walnut, looking on patios trying to find something to take! So please don't leave anything valuable on those balconies/patios if you live on the 1st level. Does this complex have security?

BTW - this is called 'eyes on the street' and what makes a populated urban neighborhood safer than a suburban neighborhood that is empty 9 hours a day. Yes G. Walker, you should have yelled at him to let him know his actions were not welcomed in the neighborhood.

A simple "Hey, don't even think about it!" would probably suffice, even if it was from across the street. Just don't put yourself in too much danger. Some of these homeless types are mentaly unstable.