Preftakes Block

[metro]

A group led by Preservation Oklahoma is hoping to stop plans to demolish nine historic properties in the heart of downtown.

Hines Development recently revealed plans to build a 27-story office tower and two parking garages on the block directly west of the Devon Energy Center. Dubbed 499 Sheridan, Devon Energy will be a major tenant and the architect is Pickard Chilton who also teamed with Hines to build the Devon complex.

[PRBREAK][/PRBREAK]
To make way, some of the last remnants of Oklahoma City's once-thriving Main Street shopping district would be razed, along with the former Hotel Black (also known as One North Hudson) and several other structures dating back as far as 1917.

All the properties – except the bus station which was acquired in 2012 – were purchased by local developer Nick Preftakes in the 16 months preceding Devon's announcement regarding their new headquarters.

Preftakes has spent $16 million in assembling the 2.5 acres; more than $6.2 million per acre, with almost all that investment made six years ago. For comparison, the slightly larger Stage Center site immediately to the south sold in 2013 for $1.35 million per acre.

It is not clear if Preftakes will be selling to Hines or will retain some sort of ownership interest. It is also not clear who else may be investing in the project, although there is a City-owned lot which would also have to be acquired.

In the case of the Stage Center, a group led by Preservation Oklahoma (POK) mounted a challenge to the proposed removal of the award-winning but controversial theater building, only to lose out when both the Downtown Design Review Committee then the Board of Appeals voted in favor of demolition.

499 Sheridan will follow the same process, as an application has already been filed with the Downtown Design Review Committee and the group will vote on Jan. 15th.

Hines presented to the committee last week in order to gauge feedback. Although no formal vote was taken at that time, members of the committee provided general suggestions individually and in turn. There were several comments but no specific recommendations at that time.

In an interview with Preservation Oklahoma's Executive Director, David Pettyjohn, OKCTalk was told the organization is officially opposing any demolition on the site, as all structures have historic significance.

After watching these buildings being systematically emptied of tenants with no improvements made, Preservation Oklahoma had placed all the buildings on it's 2014 “Oklahoma's Most Endangered Historic Places” list.

Pettyjohn explained his group respects the rights of private owners and that prior to such placement the organization contacts building owners and offers their assistance. In the case of Nick Preftakes, phone calls went completely unanswered and unreturned.

Located in Oklahoma City and founded in 1992, Preservation Oklahoma is a nonprofit organization dedicated to promoting, supporting and coordinating historic preservation activities throughout the state.

Pettyjohn said that although they had been keeping a watchful eye on this particular block, once specific plans were revealed for the first time just two weeks ago, the organization had to hurriedly call a special board meeting to decide how to proceed.

The timing of the filings means only a one-month notice before a binding vote, with the holidays square in the middle. In the case of both Stage Center and the controversial demolitions by SandRidge Energy, much more notice was provided.

After attending the first Hines presentation to the design review committee, the group soon after issued a public statement and formally sent it to the Downtown Design Review Committee:

“Preservation Oklahoma has long been concerned over the proposed demolition of numerous historic buildings for the proposed development known as 499 Sheridan. We have demonstrated this concern by including the block on our 2014 list of Oklahoma’s Most Endangered Historic Places. While we applaud the continued economic development of downtown Oklahoma City, we strongly believe the proposed location will result in the irreversible loss of an important part of Oklahoma City’s history.

The block has been determined to be eligible for listing on the National Register of Historic Places as a historic district for its significance to early Oklahoma City commercial development. Most of the buildings proposed for demolition would be considered contributing resources to the district and the Union Bus Station has been determined eligible for individual listing on the National Register.

Preservation Oklahoma respectfully requests that the DDRC deny the application to demolish these important and irreplacable markers of Oklahoma City's past.”

The group has also organized a formal petition and plans to speak against the demolitions at the DDRC meeting on January 15th.

https://www.change.org/p/oklahoma-ci...city-s-history

POK has also formed a special task force and will be reaching out to other organizations seeking support and encourages concerned parties to email the Downtown Design Review Committee through Paula Hurst at paula.hurst@okc.gov.



Here is a look at all the buildings that would be demolished:

1. 416 W. Main (1919); 2. 412 W. Main (1937); 3. 408 W. Main (1917); 4. Carpenter Square (1939)



5. Motor Hotel (1921); 6. One North Hudson / Hotel Black (1927)



7. 401 W. Sheridan (1919); 8. Lunch Box (1920)



9. Union Bus Station (1941)

	Property	Purchased	Price	Sq. Feet	Acres	$ / Acre
1	434 W. Main	01/23/07	$400,000	3,864	0.098	$4,081,632
2	Pizza Town	no		*3,228	*0.080
3	Coney Island	no		*9,996	*0.080
4	Main Place	no		*175,000	*0.906
5	416 W. Main	12/07/07	$950,000	5,850	0.080	$11,875,000
6	412 W. Main	01/16/07	$950,000	14,000	0.161	$5,900,621
7	408 W. Main	03/08/07	$1,000,000	13,972	0.161	$6,211,180
8	Carpenter Square	12/14/06	$1,075,000	14,000	0.331	$3,247,734
9	Parking Lot	02/12/08	$90,000		0.117	$769,230
10	Motor Hotel	05/27/07	$3,250,000	94,140	0.258	$12,596,899
11	Union Bus Station	04/30/12	$2,000,000	13,000	0.477	$4,192,872
12	Demolished	03/17/08	$525,000		0.241	$2,178,423
13	Lunch Box	03/13/08	$750,000	5,425	0.241	$3,112,033
14	401 W. Sheridan	10/26/07		12,800	0.167
15	One North Hudson	10/26/07	$5,000,000	50,334	0.241	$12,254,901
16	City Parking Lot	no
		Totals:	$15,990,000	227,385	2.573	$6,214,535

[Pete]

Steve has been hinting about a secretive project with deep pockets behind it.

The first thing I thought of was that block of properties.

[mheaton76]

If I'm not mistaken that's the block with the Carpenter Square theater the Hotel Black, right? If so, this will be one to watch...

[Pete]

Here's all the property Precor owns on that block... Different colors used to highlight separate properties.

Interestingly, the only thing he doesn't own is the bus station and the city-owned office building and adjacent parking (apart from Coney Island and the pizza place, labeled #2 & 3). It could very well be that he's working a deal with city for all those properties, which would give him control of the entire block.



One North Hudson:



Parking garage:



Carpenter Square (vacant):

[Pete]

Here's a bird's eye view:

[metro]

Ironic that the "birds eye view" shows the original City Center parking garage under construction, now Devon is adding onto it.

[sroberts24]

Any chance we're looking at a new building going up or just remodeling?

[Pete]

The only thing that would be worth remodeling would be the 8-story parking garage.

One North Hudson has been redone in the last few decades and the rest (besides on one city office building) is low-rise and insignificant.

I would imagine he would want to weave some taller buildings in that block for residential and perhaps retail on the ground floor(s).

[sroberts24]

I really don't see how he could w/out some considerable demo. of taller buildings or removing the bus station... hopefully we are blown away... Steve needs to hurry with that story I'm getting anxious!

[Kerry]

It could very well be that he's working a deal with city for all those properties, which would give him control of the entire block.

Does he own any land in the Core to Shore park area that he could swap?

[metro]

The more I think about it, I bet he is going to demolish the old Carpenter Square Theatre since it's only 1 story, and replace it with a mid-rise of mixed use with retail on ground floor, maybe office space, and then residential on the upper floors.

[Architect2010]

Or is it that you actually know what his plans are.? Hmm.

[metro]

I honestly don't on this one, pure speculation.

[kevinpate]

Are the theaters there on the corner no longer in regular use?

[CuatrodeMayo]

The city-owned building (420 West Main) contains most of the City of OKC's offices. I doubt they are going anywhere for a while.

[David Pollard]

I am absolutely flabbergasted that anyone would even consider tearing down the Carpenter Square Building. Has OKC learned nothing from its sad past about the value of historic buildings? Even if it doesn't have a particular historic significance, it is still a wonderful classic art deco facade that gives an irreplaceable richness to the city. IF there is going to be development here the ONLY option would be to save the facade and build a complementary building (even a highrise) in the core. This has been done so often! Look at the Hearst building in NYC, albeit on a very different scale, or look at almost any city in Europe and you will find that respect for the past does not have to be in conflict with progress and the future.

Does anyone have some insight about the history of the building so that we can start a grass-roots effort to save it?

What scares me even more is the future of the old bus station in the same block. It is just begging to be very cool restaurant or club that would breath new life into that area. Please, please wake up OKC and don't let this happen!!

[betts]

I am absolutely flabbergasted that anyone would even consider tearing down the Carpenter Square Building. Has OKC learned nothing from its sad past about the value of historic buildings? Even if it doesn't have a particular historic significance, it is still a wonderful classic art deco facade that gives an irreplaceable richness to the city. IF there is going to be development here the ONLY option would be to save the facade and build a complementary building (even a highrise) in the core. This has been done so often! Look at the Hearst building in NYC, albeit on a very different scale, or look at almost any city in Europe and you will find that respect for the past does not have to be in conflict with progress and the future.

Does anyone have some insight about the history of the building so that we can start a grass-roots effort to save it?

What scares me even more is the future of the old bus station in the same block. It is just begging to be very cool restaurant or club that would breath new life into that area. Please, please wake up OKC and don't let this happen!!

I agree, and hope the fact that Preftakes only asked to demolish one building on the block means that is not on the table. I actually think that if you renovated the currently empty retail buildings on the block they could be cool as well.

[shane453]

Demolishing drab, poorly constructed buildings is one thing, but demolishing buildings that have made it 50-75 years and still have some kind of beauty is not okay. I try to be skeptical about what is worth saving, but when you really think about it there are plenty of other locations to develop. Several blocks nearby are totally grassy areas. Renovate the nice old structures and build on the grass.

[jbrown84]

The city-owned building (420 West Main) contains most of the City of OKC's offices. I doubt they are going anywhere for a while.

Unless he's building them office space in a new tower to trade out and make Main Place residential.

The only thing that would be worth remodeling would be the 8-story parking garage.

Unless he converts them to residential. IMO the Black Hotel, the Motor Inn, and Main Place should all go residential, then he could infill with new construction where all the 1-story buildings are.

Are the theaters there on the corner no longer in regular use?

The building that is being called "Carpenter Square" was home to that theatre company years ago, and more recently, within the last 10 years, was home to now-defunct Skyline Theatre. It's been vacant for a while. I like the idea mentioned above of preserving its facade and building a high or midrise in the "core" of the building.

Preftakes could also build tall on the surface lot that is in the middle of the block, similar to the plan for the Factory in BT. I would definitely be in favor of keeping the bus station for sure, as well as anything else that's possible, although I'm willing to lose a few of the 1-2 story buildings.

[lasomeday]

Which buidling are they destroying?

[mheaton76]

On Carpenter Square, Preftakes has gotta know there would be an outcry if he proposed its demolition. This all pure speculation, but I could imagine a scenario where the original core is kept and floors are added. I believe I saw that on the rendering for the flatiron loft rendering, and here's a cool one I found for a building in Washington State - same concept:

The Yards/Foundry Lofts - JDLand.com

[Steve]

Gotta love a speculative thread based on a brief teaser on my blog.
Let's defuse this before it gets totally out of hand. I've written a column that gives a bit more insight into what a downtown developer is up to, but it's not going to provide the kind of detail you're seeking in this thread.

[jbrown84]

Also to note, Preftakes is Carpenter Square Theatre's biggest benefactor. I would imagine he and those he's close to have some sentimental value for that building.

[Steve]

Nick sentimental? In business? Really?
Nick, my friends, is a businessman. He cares about his community, have no doubt. But he's a businessman. He does deals that make money. And from what I've seen he's very good at doing just that.

[jarrington00]

On Carpenter Square, Preftakes has gotta know there would be an outcry if he proposed its demolition. This all pure speculation, but I could imagine a scenario where the original core is kept and floors are added. I believe I saw that on the rendering for the flatiron loft rendering, and here's a cool one I found for a building in Washington State - same concept:

The Yards/Foundry Lofts - JDLand.com

This project looks awfully familiar to what could be done to the Fred Jones building (not sure if that's the actual name - FJ on water tower). It's to bad it's across the street from the jail.