More on Oklahoma modern (historic) buildings

I was digging around today and also came across this recent reconnaissance-level survey of modern architecture properties in OKC on the State Historic Preservation Office website. I thought this would be a nice compliment to the last post for anyone who was interested in further reading.

Should historic tax credit go toward mid-century modern properties?

Interesting dilemma here, and before we start, let me say I am staunchly in favor of reevaluating the definition of historic preservation so that it evolves over time. I believe that as we progress, history progresses. Go 20 years, open up another 20 years of history. So for example, we get to the issue of these mid-century modern buildings (which many still think are truly ugly design, although many others are now beginning to catch on) by way of Historic Preservation statutes applying to buildings that are over 50 years.

I think many of us are still thinking in terms of the 1990s and the 2000 switchover. While you guys have been spending the last decade fretting over an apocalyptic Internet file breakdown, the rest of us have been adjusting our paradigm to reflect the changing issues. I think that there are a lot of things that you could apply this to, not just preservation, but undoubtedly, having a "2012 mindset" is something that does not apply to most people. THAT said, in the 90s and early 2000s, the "newest" architectural epoch that we considered historic was Art-Deco. And there are still many people who probably view Art-Deco as the last great, preservable historic architectural style.

But immediately after Art-Deco was mid-century modern, which has just now become eligible as historic. In Downtown OKC, here are an example of two buildings that either were renovated using historic tax credits or will be:

The Park Harvey was renovated circa 2006 (if memory serves correctly), and also built in 1956-57. This 17-story building has 162 living units, and stellar occupancy rates despite no parking arrangement! It was also renovated using historic tax credits, and I don't think this is a bland project at all. It's not brick, and it's not EIFS/stucco--so it stands out on that count alone among new housing projects downtown. I think this building is a locally-significant example of mid-century modern that proved worth preserving. I think it could use some lights or more interesting signage, but that's not dire.


Then, there's the old downtown library, which is currently set to be renovated by Judy Hatfield. This project has been significantly revised--originally, she was going to do significant facade improvements to update the look of the building, but now she is in need of historic tax credits in order to obtain financing to pull the development off in the first place. In order to receive these tax credits, she can't really alter the building that much, although it's unclear to me if there's any wiggle room regarding historically-accurate interpretations. The problem this building has its blank wall facing Robinson, which is arguably its most important vantage point (this will be viewed by passersby on the streetcar). She is adding a FEW windows, but I think more could be done, and within the purview of historical accuracy, to still qualify for the historic tax credits.

There's no way around. That's an ugly building. People were shocked when she bought the building before the 2008 bust and announced that she would be keeping it, and renovating the facade. In hindsight, that was a great plan, as its a very sound building--facades can be changed. I actually really liked what she had proposed, as well, although now not so much. I don't doubt one minute that average Joe will look at this and think, "Historic?!?!, huh?"

Now the state legislature and cities are in an ongoing battle over these tax credits. Here Cathy O'Connor outlines the city's position on why these tax credits are so valuable. So what do you guys think, and what is the best way to preserve the historic preservation tax credits, or are they history in this Republican-controlled legislative agenda?

Here are some more examples of mid-century modern, which frankly, is more of a Tulsa thing than an OKC thing, and as you can see, it can really run the gamut from the mundane to the monumental.






Check out what is being done to Tulsa's former City Hall Plaza, which the Snyder family (Brickhugger LLC) is renovating into an Aloft Hotel.


For some valuable resources on modern architecture HERE in Oklahoma, check out the Tulsa Modern blog or the Oklahoma Modern blog. The Lortondale neighborhood in Tulsa (around Yale and 41st) is one of the best contiguous examples of mid-century modern that is still extant. Although, my favorite rehab project done in these kinds of buildings is by far the Mercantile Place development in Downtown Dallas.

Preftakes bombshell

This just in: Precor-Ruffin, Nick Preftakes' brokerage firm, has sent out an advisory that the Main Street properties are now available for lease and "can be modified to suit tenant specifications." Also, kudos to Lackmeyer for saliently pointing out that this is OKC's last remnant of what was once a grandiose Main Street.

What it means, I doubt anyone except Nick Preftakes knows for sure. And probably Larry Nichols. Perhaps this site has been shifted from consideration for a new skyscraper, as the Stage Center property is moving ever closer to the bring of demolition. Ideally, this Main Street block now sees consideration for high-profile mixed-use development, with context-specific concepts such as urban lofts, art galleries, restaurants and cafes, all in repurposed historic buildings. So in this sense, perhaps it is better for this block to not be under the next spotlight, but rather, be seen as a complimentary piece of the bigger picture--how every block should be seen.

Here's hoping that this is a victory for historic preservation, and not another confusing ploy.

Our last remnants of Main Street

Do you believe that great, quality old buildings and shiny new buildings together compliment each other and build a great urban environment? If so, you just may appreciate these photos from Will Hider:



If you DON'T think these buildings contribute to each other, especially if the old buildings were renovated and filled with tenants, then you're in luck. They are likely to be demolished very soon.

Stage Center complexities

I just wanted to tease what I have coming up on the Stage Center, but perhaps it is time for redevelopment of the Stage Center site. You guys know how staunchly I believe that the Stage Center is a great piece of OKC. I truly do hope to see it preserved, but even I can sometimes see the writing on the wall.

Do I want to box-in developers, by adamantly demanding that this block be preserved at the expense of more traditionally urban blocks (such as directly north) having to be demolished instead? That's not my goal in any way. I will just say that I am beginning to see a somewhat tit-for-tat situation in which one of these blocks is probably going to be redeveloped from the ground up. When given a choice between the Stage Center or the Preftakes block, I suppose ultimately I will come down on the side of 7-8 historic buildings rather than just one landmark.

A reality that I am beginning to understand is that OKC is indeed in store for potentially 2-5 new skyscrapers in the next 5-10 years, but all at least announced in the next 5. These are all actively being thrown out there. We know that SandRidge will build if they can sustain their growth, we know that there will be a voter-subsidized convention hotel (albeit these are not normally high-rises), we know that Continental will need to expand beyond the Mid-America Tower at some point, and we know that in 5 years, Devon will be back to square one. Throw in some rumors that I'm beginning to hear not just on OKC Talk, or documented by Lackmeyer, but from other sources as well, and we could be in store for some residential towers as well.

Also, certain players are definitely working in conjunction with other players. No doubt in my mind about that, and more on that later. But essentially, what we need to do is go back to ground one and re-plan out all of downtown, in a process similar to the first Core2Shore process. We need to figure out the best sites for these new skyscrapers, not just in terms of building up density strategically, but also skyline placing, building shading, and other issues that come into play here.

These are issues that are further eroding the credibility of the convention center site selection process, which is about to go down as the ultimate travesty in all of this if it turns out that they can actually afford the site (which is questionable at this point).

Look at all of the tags below this post and think of how these things could possibly be interrelated. Stay tuned...

Crazy prediction for 2012: FNC

Steve Lackmeyer has been covering the heck out of the Yashoua-however-you-spell it indictment. The Village Voice, one of the nation's most respected alternative news outlets (think Gazette, but with history) has named Yash one of NYC's worst slumlords. The head honcho of LA-based Milbank Real Estate, and notorious absentee landlord/slumlord of OKC's once-proud First National Center, is looking at some hard prison time that might be well-deserved just for how he's ruined the Arcade level of the FNC. I'd put him in prison and throw away the key just for that (kidding, slightly). He's not an investor; he's a divestor.

The FNC is one of OKC's most iconic buildings. This property can not afford to go through another cycle of these kinds of owners. Something has to be done if we want to rescue this building.

So here it is, my crazy prediction for 2012 (a few days early nonetheless): A local group of investors, it may or may not include some of the usual suspects and/or "Allied" Alliance "Allies," will form together and make a play for ownership of the FNC. The city will get involved and try hard to put together another Skirvin-type deal, it will be difficult simply because Empowerment Zone resources have been spent already and that pot of money won't be replenished until either the Skirvin is totally paid off or it gets sold to a bigger hotel chain. I think the Skirvin is fine the way it is, but I'm also confident that the City can put together some kind of deal here. It may just be a typical TIF that the Alliance is offering up to anyone, and that could work.

But I believe we are getting closer and closer to a local investment group making a play to save the FNC. That's undoubtedly an optimistic prediction, so who knows, but one can certainly hope. As for what we might see, I have no idea. I have to believe that if it's led by local investors (who aren't the MidtownR people) the redevelopment project will be as unimaginative as possible.

Maybe even all office, considering that's back in demand right now, and these people believe that downtown can thrive as 100% office and that even constitutes "mixed-use." Regardless of whatever it becomes, I just hope to see the FNC saved one day. But the Mercantile Building in Downtown Dallas would serve as a smashing mixed-use (condo and hotel) example, and a very similar situation I believe, as well.

Bulldozer-happy morons strike again

This building was targeted by demolition earlier because the convention center super-block was going there. Instead, that convention center super-block got moved to just about the only potentially worse site they could have come up with.

So why is the International Harvesters building still on for demolition? This is yet just another great old building coming down. This city is becoming demo-happy as it was in the 1970s. Deja vu. Anyone who claims to be pro-preservation is just offering up lip service.

I'm just not sure this city is interested in historic preservation, urban design, sustainable development, and quality environments. And the means in which this city throws slings at those things are ridiculously over-funded (convention center) and the means in which they claim to care about those things (streetcar, parks, streetscapes, etc) are ridiculously under-funded by comparison.

This building is in the C2S region. There is also a very good corridor of historic buildings along SW 3rd with great potential. It will also likely be leveled if certain folks have their way. I'm beginning to think C2S is a disastrous undertaking that should have never even begun, not for the bad it looks like it is going to do, and not even for the supposed good we were told would come out of it.

C2S is nothing but an urban planning folly and a sham at that.

The next big development

The announcement of the Union Bus Station's closing this week prompts a discussion about this block, and more specifically, the plans of a particular developer who has slowly been acquiring all of this block. So far, with the exception of 1 city-owned office building, and this bus station that is now closing, developer Nick Preftakes has been consolidating ownership of the block--a move which began right before the announcement of Devon Tower. Such timing has many in the community questioning to what extent Preftakes and Devon are privy to each other's plans.

The most-prime piece of downtown real estate
It seems obvious that a large development is going to occur soon. I have been wondering intently for the last 2 years what exactly is Preftakes' plan for this block. There are many reasons why this is now becoming the most prime piece of real estate in downtown. They are as follows:

1. The incredible remaining historic fabric of this block, which includes three historic mid-rise buildings, and many other smaller historic buildings that form a cohesive streetwall along both Main and Hudson.
2. The nearby $750 million investment of Devon across Hudson, including the Hudson Ave frontage which will include storefronts in the new Devon garage, the Devon auditorium, and a landscaped pocket park. Thousands of new employees.
3. The improvement of Sheridan Ave further west in Film Row, which used to be known as "Skid Row"
4. The rising prominence of the Arts District and the opportunity gap for more development in that district.
5. The overhaul of the Myriad Gardens to the immediate SE as a true, active space, and more than just botanical gardens. It will now contribute to the vibrancy and activity of downtown.
6. The new downtown elementary school proposed for the site immediately to the SW, this will serve as one of the primary anchors of the downtown residential community, particularly those more family-oriented future residents.
7. The Stage Center across the street, and the countless other arts amenities within a 2-3 minute walk.

It is clear that the redevelopment of the block needs to occur with someone who embraces all of these reasons for the block's importance, and more. You can't redevelop this block and oppose Devon Tower or the Myriad Gardens, just as you can't redevelop this block and not recognize its historic importance. Granted, no buildings on this block formerly served as a state capital, but it is significant in the sheer volume of historic fabric that remains mostly in-tact on this block. Anyone who doubts this, please find a block that has more in-tact historic fabric. These buildings are unique and have a huge amount of character, they provide an opportunity for a unique development.

By embracing the urban and gritty character, a developer could connect this block to the history of the city and to the people who make up downtown--a move which would ensure the success of a future development. Compare it to the local attachment of Bricktown. People like historic buildings, especially when it is "made" historically relevant. Bricktown, before it was "Bricktown," was just an old warehouse district, obviously nowhere near as historically relevant as everything else we've lost. But in having so little remaining built environment from the original city, we're willing to wholeheartedly embrace a looser definition of historic relevance, and that is why we now have the Bricktown historic district.

We should push for more "Bricktown" opportunities, and this could be one. The block's mid-rises, red-brick buildings of enormous quality, could make brilliant loft redevelopments. It would cost money, it would create revenue. Yes, it would involve a development deal, and making it work. The smaller buildings should be preserved, at the very least, the ones fronting Main and Hudson--these buildings fill gaps, provide invaluable character, and contribute to a cohesive streetwall--one of the things that make that stretch of Hudson and Main so attractive. The lower-rise buildings actually make perfect retail spaces--here you have a group of buildings that seems to be strategically positioned for retail, with consolidated ownership so that several retailers could come in and build necessary retail synergy,and lots of urban grit and style--the space in the former Carpenter Square Building (pictured) just screams "Urban Outfitters," whereas I could see the GAP locating in one of the Main Street storefronts. With plenty more room for other retailers, and the ability to add rooftops (housing) above, this is a great place to build mixed-use critical mass that is severely lacking downtown.

The point though is that this would be a different kind of historic district from Bricktown, which is what makes it a cool idea--this block has a decidedly more Art-Deco flair, and much denser, taller buildings. Not so much industrial, but more cosmopolitan, potentially. We don't have this kind of historically-preserved cluster in OKC--I would compare it to Washington Avenue in Downtown St. Louis, the Old Bank District in LA, or the Mercantile Bldg in Dallas. This can bring a new dimension to OKC. This could give us historic clusters of many unique flavors, with the gritty industrial vibe of Bricktown, the hey-day auto showcase vibe of Automobile Alley, and the Art-Deco cosmopolitan vibe that this block could showcase. Here, a developer could actually brand his development with its own district identity, although it should probably have an arts-based theme. This could be a huge boon to branding.

It is important that the Union Bus Station also be preserved. This is a building that could possibly make an awesome diner space. The awning next to the bus-loading area would make an awesome outdoor seating area overlooking the Myriad Gardens. The building, with its historic signage and its folksy Art-Deco architectural elements make it an awesome place to commemorate downtown nostalgia. This, if anywhere, would be a great place to open up a cool diner. It seems to be just the right size for that, too.

The question is, would Preftakes be more interested in historic preservation, or in new development? Well in the past, he's done both. Preftakes got started in the 90s, as one of downtown's very-first housing developers, with a loft project right off North Broadway. But should Preftakes be looking for brand-new revenue streams in this block, I would say there is room for new things, but in very confined spaces. The lower-rise storefronts could be added-onto, with new housing on top with staggered facades. It just depends exactly how much space is needed to make the project large enough for significant variations. In a smaller building you can't provide different price points, in a larger development that is more feasible. In the 3 mid-rise "towers" on the block, one could easily get 100 residential units, probably many more if they are smaller apartments. In the lower-rise storefronts there is room, depending whether the floors above will be connected and included in retail spaces (i.e., for larger retailers), you could presumably squeeze 100,000 to 200,000 sf of new retail space. That seems enough to get a retail critical mass going. As already discussed, the bus station is the perfect size and configuration for a new restaurant. In the middle there is currently a parking lot--the middle lot seems to be a good fit for structured parking that would even have about 100 feet of frontage on Walker--for ingress and egress. Along Sheridan, one building has already been demolished in the last year. The Lunch Box is presumably next. If new development space is necessary, here along Reno (between the bus station and the Hightower Bldg) is a very large lot that could make way for new development, across from the Stage Center. Here, a developer such as Preftakes could build whatever he wants, whether it be office, or an even larger concentration of residential--a use that would seem strategic given the nearby Devon Tower.

Please, no SandRidge!
But one thing is clear, the historic context of this block must be preserved. I would be okay with letting the Lunch Box go to consolidate some empty lots fronting Sheridan for new development. Actually, I would rather that one building have not been demolished, and I would rather see the Lunch Box either stay there or a cool new use for the building, but this is the extent of demolition that I'd be willing to see. I can see where it might make more sense from a development-financing standpoint to consolidate those lots. But one thing is clear, this block is primed to become one of the largest mixed-use developments that downtown has ever seen. The rumored involvement of a particular energy corporation across the street also brings intriguing possibilities. For one, I am excited that players with so much available capital are interested in doing things downtown. I look forward to seeing what comes next.

But, please, no SandRidge! We still have huge respect for Devon! We're talking about a name that could presumably have its way (as opposed to a particular wanna-be "energy giant" under the leadership of a strongly disliked personality), but here is hoping that "Devon's way" continues to be the best way for downtown.

Comment on J. Park post..

I meant to respond to this earlier, but my own life has been insanely busy of late. A comment on last week's Jefferson Park post read:

"If want to see the derelict properties just take that pleasent walk down Robinson and look to the east side of the street. Better yet go down 24th towards Walker to enjoy the abondon lots and section 8housing. I am not saying the neighborhood does not have potential but I would not call it the model for what OKC should be doing."

So, I decided to do a photo tour of the aforementioned areas. Now, I forgot to check out 24th, but I already know it has some renovated apartment buildings and abandoned lots (so the above comment is half right), and there may be one or two Section 8 buildings too, but I'm not sure on that. I do know it has a few renovated upscale apartment buildings though.


Robinson really is a pleasant walk. It has a great median, with great trees, and once the median ends on the north side of Goodholm Park, it's still a pretty decent road with a good sidewalk and lots of trees. The apartment that line both sides of Robinson south of the park are called Brentwood Terrace, and you can actually tour some of their units here. But be warned: The walls are freshly painted, rooms are well-decorated, and the flooring is fresh..in other words they are a perfect example of Jefferson Park blight.

Goodholm Park really is the center of the neighborhood, especially with the way it is oriented around it. Here is the view of Robinson looking east from the park. I am a fan of these great old apartment buildings and rowhouses that line the east side of Robinson continuously all the way from 23rd to 36th. I'd hardly call them eyesores. Some aren't in great condition, some are meticulously renovated upscale properties, some are in between. The whole wall of them needs to be preserved and owners will continue to bring them up.

Is J. Park really a model for neighborhood redevelopment in OKC? I think that answer is undoubtedly yes. 200% yes. The simple reality is that J. Park is obviously not as nice and meticulous as Mesta Park and Heritage Hills. But the majority of OKC does not look like Heritage Hills. The majority of OKC, particularly historic parts of OKC, looks more like J. Park, or to put it in context, like J. Park did in the 80s and 90s when it had one of the highest crime rates in the entire city. How far it has come and the things it has done, which any neighborhood could do, in my opinion do make it the model neighborhood, more so than Mesta Park. That's not to say Mesta hasn't come a long ways from the 80s when most of its grand homes were foreclosed on, but Mesta is very elite and J. Park is clearly not elite, but still becoming a great neighborhood.

The JPNA and others doing a lot of good work in J. Park are doing a lot of things right. They pursued the beautification of Goodholm Park, new neighborhood signage, new construction that perfectly, matches historic period design, preservation of structurally sound historic bungalows, and the renovation of apartment buildings. It is no secret that a lot of OKC neighborhood have smaller bungalows and a few apartment buildings instead of stately mansions. JP turned that into a strength, and not a weakness.