Alley's End (4th & EK Gaylord)

[Laramie]

Love the design, think this will fill up fine. To those complaining about it's length and broadness - what would you suggest? Interested to see different ideas here. However, I think it being a triangle shaped property, this is a perfect fit. A square building would leave to much empty surface area.

Very well stated! Every development brought up on this forum is going to get critiqued. Is this a done deal?

The final design plans will probably differ somewhat from the initial plans announced.

Considering the state of our present economy; let's savory the moment that we continue to see growth & development in our area. Just wait until the energy sector gets back on its feet.

[Pete]

Will be posting the info and plans in chunks, then will ultimately consolidate:


Project Summary

In response to the redevelopment vision and other stated goals outlined in the RFP dated May 9th, 2016 for approximately 1 acre located at Gaylord and NW 4th, Precor Ruffin and Landrun Commercial (LRPR) propose to construct a mixed use project consisting of a residential tower, adjacent retail/commercial building and complementary parking garage. This development is part of an overall plan that consists of about 3 acres of which LRPC owns 2 acres.

The proposed plan contained herein is subject to modification depending on market conditions as they may evolve but initially consist of the following:

• 327 residential units
• 36,500 SF of commercial space: 10,500 sq.ft. within the tower and a 26,000 sq.ft. pad site (pad site able to accommodate a 2‐story retail/commercial building for 52,000 square feet if market conditions warrant).
• 712 space parking garage (plus an additional 45 surface parks); total parking spaces provided is 757.

The total cost of the Project is anticipated to be approximately $100 million. Based on the financial projections included with this proposal, the developer anticipates the need for approximately $10 million of assistance via tax increment financing (“TIF”) provided by the City of Oklahoma City.

The development team includes LRPR as developer, WDG architects of Dallas, and GE Johnson (“GEJ”) as the general contractor.


Site Summary
Total site area consists of 2.97 acres. LRPR acquired the easternmost 1.93 acres in September of 2014 with the intent of unifying this parcel with the westernmost 1.04 acres; the subject of this RFP (Parcel A).

In addition, there are 2 additional parcels that the developer seeks to secure for the purpose of completing the project contemplated herein (see site map that follows):
Parcel B: .16‐acre former street right‐of‐way for NW 3rd for the purpose of creating a plaza complementing the commercial area occupying the south 1/2 of the site.
Parcel C: .34‐acre parcel situated on the south side of NW 3rd and east of Gaylord; this site’s intended use is an off premise project marquee sign.

[warreng88]

Say what?

It's been long know that the long term plan for where Bleu Garten is is to build an Uptown Grocery. Not new knowledge, pretty old, actually.

[warreng88]

Couple of points:

Will be posting the info and plans in chunks, then will ultimately consolidate:
Project Summary
In response to the redevelopment vision and other stated goals outlined in the RFP dated May 9th, 2016 for approximately 1 acre located at Gaylord and NW 4th, Precor Ruffin and Landrun Commercial (LRPR) propose to construct a mixed use project consisting of a residential tower, adjacent retail/commercial building and complementary parking garage. This development is part of an overall plan that consists of about 3 acres of which LRPC owns 2 acres.

The proposed plan contained herein is subject to modification depending on market conditions as they may evolve but initially consist of the following:

• 327 residential units
• 36,500 SF of commercial space: 10,500 sq.ft. within the tower and a 26,000 sq.ft. pad site (pad site able to accommodate a 2‐story retail/commercial building for 52,000 square feet if market conditions warrant).
• 712 space parking garage (plus an additional 45 surface parks); total parking spaces provided is 757.

The total cost of the Project is anticipated to be approximately $100 million. Based on the financial projections included with this proposal, the developer anticipates the need for approximately $10 million of assistance via tax increment financing (“TIF”) provided by the City of Oklahoma City.

The development team includes LRPR as developer, WDG architects of Dallas, and GE Johnson (“GEJ”) as the general contractor.

Site Summary
Total site area consists of 2.97 acres. LRPR acquired the easternmost 1.93 acres in September of 2014 with the intent of unifying this parcel with the westernmost 1.04 acres; the subject of this RFP (Parcel A).

In addition, there are 2 additional parcels that the developer seeks to secure for the purpose of completing the project contemplated herein (see site map that follows):
Parcel B: .16‐acre former street right‐of‐way for NW 3rd for the purpose of creating a plaza complementing the commercial area occupying the south 1/2 of the site.
Parcel C: .34‐acre parcel situated on the south side of NW 3rd and east of Gaylord; this site’s intended use is an off premise project marquee sign.

1. Is it really necessary to have over two spaces per residential unit?
2. Does this mean NW 3rd will dead end on the other side of the railroad tracks in DD?

[Pete]

[Pete]

Couple of points:

1. Is it really necessary to have over two spaces per residential unit?
2. Does this mean NW 3rd will dead end on the other side of the railroad tracks in DD?

1. Parking is for the entire project, not just the apartments
2. No, it will remain unchanged

[Pete]

BTW, a typical Sprouts takes 28,000 to 30,000 SF and I've heard they have been talking to them about taking that large commercial space.

Would be a great fit IMO.

[TU 'cane]

Wow, rather solid development overall for the lot.
Sprouts, or really any other grocer there will quell the need for a downtown grocer, at least for a time. Plus, this blends in well with the existing structures just on the outskirts of the skyline, so it won't be an awkward outlier.

Seems we're still pretty far out on the time table, but I certainly wish this the best, maybe even with a couple modifications to the design, but otherwise, cool!

[Anonymous.]

[KayneMo]

Couple of points:



1. Is it really necessary to have over two spaces per residential unit?
2. Does this mean NW 3rd will dead end on the other side of the railroad tracks in DD?

It's regulated by code to have that many parking spaces; for multiple-family residential, code says 1.5 spaces per efficiency and 1 dwelling unit, and 2 spaces per 2 or more bedroom unit.

[Pete]

A grocer and/or drug store makes great sense at that location because it's not only on the streetcar line, it's on the right side of the street for all the workers heading north at the end of the day.

[gopokes88]

Are those going to be apartments or condos? Also they did ask for TIF that going to be a problem?

Otherwise looks amazing.

[Pete]

Apartments, not condos.

10% and $10 million in TIF is a big ask; 5 to 7% is more typical.

21c got 10% but that only equated to $5.3 million, which is still twice as big as any other TIF award; so $10 million would be twice again as large.

[warreng88]

1. Parking is for the entire project, not just the apartments
2. No, it will remain unchanged

1. Got it, makes sense.
2. Can you explain in layman's terms what the ROW and the other parcel they are looking to acquire? It sounded to me like they wanted to close all of NW 3rd and continue the project to the small space on south side of it.

[warreng88]

It's regulated by code to have that many parking spaces; for multiple-family residential, code says 1.5 spaces per efficiency and 1 dwelling unit, and 2 spaces per 2 or more bedroom unit.

Got it, it seemed like a lot, but I guess not.

[warreng88]

Like the layout, hate the name. Times Square sounds like us trying to be someone else. I would prefer something more OKC oriented, or just something original, like "The Chamber" with homage to what was proposed there years ago.

[BoulderSooner]

It's regulated by code to have that many parking spaces; for multiple-family residential, code says 1.5 spaces per efficiency and 1 dwelling unit, and 2 spaces per 2 or more bedroom unit.

There is 0 parking requirement downtown

Apartments, not condos.

10% and $10 million in TIF is a big ask; 5 to 7% is more typical.

21c got 10% but that only equated to $5.3 million, which is still twice as big as any other TIF award; so $10 million would be twice again as large.

It is a big ask. But new downtown high raise apts are new and if it also brings a downtown full service grocery then it may be worth it.

1. Got it, makes sense.
2. Can you explain in layman's terms what the ROW and the other parcel they are looking to acquire? It sounded to me like they wanted to close all of NW 3rd and continue the project to the small space on south side of it.

See middle of post 180.

The parcel labeled "B". Is the 3rd st row they want to use. 3rd street used to go direct west and not curve south connecting with ekg

The parcel labeled "c ". They just want to put a sign. The last image on post 180 also show this.

[gopokes88]

Right, it is a big ask but they are setting the market for high rise apartments so it might be worth it. They are probably only asking for 10% hoping to wind up getting 7-8%

[Urbanized]

I'm guessing "Times Square" is probably a reference to The Oklahoma City Times and/or The Oklahoma Times and/or The Oklahoma City Times/Journal, which in various iterations were located near there. But I agree; I hope it is more of a placekeeper/working title right now. Too easy to confuse with THE Times Square.

[Laramie]

IIRC closes thing we had to a downtown full service grocery was Burger Brothers market (412 S Harvey) back in the mid 80s.

[KayneMo]

There is 0 parking requirement downtown

Can you provide a link? I'd like to read more about it.

[LakeEffect]

Can you provide a link? I'd like to read more about it.

https://www.okc.gov/home/showdocument?id=4694 Page 12 is a start:

"(4) Parking. Parking is not required. However, if provided, off-street parking areas shall
meet all design standards defined within Article X, and shall meet the Parking Lot
Landscaping requirements within Article XI."

Downtown has two parking overlay districts as well that have 0 minimum. The Urban Design overlay district also requires no parking in certain portions. All in Chapter 59 of the Municipal Code: https://www.municode.com/library/ok/..._of_ordinances

[sooner88]

^^^^^

I feel like Fassler Hall was one of the newer additions that really brought this to my attention and I'm sure to others as well. Very minimal parking compared to the capacity, and after some negotiations with neighboring businesses, it seems like it has worked out well... until Midtown Renaissance builds a garage.

[Chadanth]

I'd prefer Uptown Grocery to Sprouts, mostly due to the sushi/BBQ/bistro type stuff, for the lunch crowd. Sprouts might want to integrate something like that, given the location, should they get the space.

[G.Walker]

Nice project, OKC's first modern high-rise residential in the works! However, not starting until Fall of 2018? Meh...That is a long time from now, a lot can happen between now & then, not getting my hopes up until I see dirt moving.