North OKC Urban Development Run-down

North OKC Run-down: User Guide
I hope that many of you, for a long time to come, will find my North OKC Urban Development Run-down to be a very valuable resource. It is my goal that this will be a resource reflecting not just the Spring of 2012, but evolving over time to chronicle the ever-growing scope of urban development spreading across North OKC.

First-up is an article that, while it will probably get outdated fairly quickly, will stand the test of time to offer future insights on the outlook from the Spring of 2012. Ideally, here I will offer my commentary on what each of these individual projects mean for the overall picture.

Toward the bottom of this post (I guess more like an iceberg) will be the actual urban development run-down, the bulk of this post. You will see the projects chronicled in the following order, with projects announced after this post's completion listed last. Referring to a project's number will save time by allowing you to scroll down to view a specific project.

1. Building One, CHK
2. Building 14, CHK
3. Building 15, CHK
4. Building 16, CHK
5. Building 17, CHK
6. Central Plant, CHK
7. Car Park 3, CHK
8. Car Park 4, CHK
9. Daycare facility, CHK
10. Classen Curve, CHK
11. Triangle at Classen Curve, CHK
12. 18th Street Studios
13. 23rd Street Courts
14. Big Truck Taco's expansion and Aviano's Gelato
15. Seven at Crown Heights
16. Crown Heights Flower Shop
17. Golden Phoenix strip redevelopment
18. Guyute's
19. Lincoln Plaza redevelopment
20. Four, a Modern Micro Community
21. Prado Verde
22. Oklahoma Employees Credit Union Building
23. Old Surety Life Insurance Building
24. Paseo Plunge redevelopment
25. Sun Moon Plaza
26. Tucker's Onion Burgers
27. Tower Theater redevelopment
28. Grandad's Bar
29. Mutt's Amazing Hotdogs
30. Blackwelder Apartments
31. Plaza office development
32. CHK - Building 18
33. Urban WineWorks
34. Innovative Spaces
35. Plaza District public art
36. Uptown office renovation
37. Saint's Irish Bar
38. Dave & Buster's
39. Chesapeake On-Cue
40. I-44/Broadway Extension interchange

Chesapeake energizes North OKC development
Needless to say, urban development in OKC does not just occur downtown. In fact now, there is almost just as much development emphasis on the near-north areas just beyond Mid-town, especially if you stretch the boundary of this development region all the way north to the Chesapeake Energy HQ campus around NW 63rd and Western.

Regarding Chesapeake Energy (CHK), here it is key to mention two things: First of all, for the informative purposes of this listing, Chesapeake does not normally release financial specifics regarding the activities of the Chesapeake Land Development Corporation, and secondly for the overview purposes of this listing; Chesapeake has a habit of hold its cards very close, and does not release planning or design specifics until steel is flying. All of their work has raised the bar on what could be considered the "utmost echelon of design quality," however, it is difficult to ascertain exactly what they are doing at times and specifically, what the overall plan is.

This said, there are a number of individuals who have spoken up who have a pretty good idea by theoretically piecing together two separate hubs, a mixed-use retail and residential nexus on the West side of Western Avenue, and a rapidly-expanding corporate campus between Western and the BNSF tracks. On the corporate campus, Shartel serves as a backbone which also provides further separation between the Georgian-styled older core of CHK headquarters and the strikingly modern add-on, with buildings that are several times the size of the original Georgian prototype. It has also been said that this area across Shartel has been architect Rand Elliot's pay-off project (Rand is known for a strikingly modern style, which contrasted markedly from the conservative appearance of the Georgian-styled core.)

So while the mixed-use Classen Curve area appears to be shaping up alongside the corporate campus, there still remains a great amount of mystery surrounding their plans for the historic Nichols Hills Plaza (there are well-substantiated rumors of major redevelopment in the works), along with other properties in Nichols Hills city limits (across 63rd), as well as properties up against I-44 and further south down Western Avenue. This development rundown is intended primarily to allow readers to understand concepts and trends in north side development, and less fixated on individual developments. In this regard, CHK is acting in a major way to rework this mid-north cross-section of OKC into a major "uptown" district ala Atlanta's Buckhead, Houston's Galleria, Kansas City's Plaza, and so forth.

But the CHK empire does not develop in a vacuum. There is absolutely no-doubt that many strikingly modern multi-family developments that are popping up along Western Avenue, on both sides of I-44, are either in direct or indirect response to the actions of CHK, which appears to be elevating the character of north side development as a whole, just as their enormous market share of the North OKC office sector has also artificially buoyed office rents all across North OKC.

We're all seeing a continued renaissance in terms of new, revitalized areas emerging. The Plaza District along a revitalized portion of NW 16th has weathered its first round of business turnover (just a few businesses either took off and moved downtown or went out of business), which is an outstanding thing because new businesses showed up in their place and it shows that the district's momentum is based on the overall continuity of theme established--the diverse offerings. It has also allowed some businesses to get more entrenched, acting as district anchors. The Plaza District Festival has been a huge hit, drawing crowds of several thousands, and each LIVE at the Plaza (second Friday each month) has brought large festival-like crowds and an almost cult-like following of people who seek out the diverse and off-beat flavor of this district. Now it is becoming an active mixed-use district, complete with its own apartment project.

The Strubles, who have pioneered redevelopment in this district, have also continued mass redevelopment of historic single family homes in the surrounding Gatewood and Classen-Ten-Penn neighborhoods. Classen-Ten-Penn has also, remarkably, shown signs of progress, adding decorative neighborhood entry signs, and some spotty creatively-themed redevelopment along its east boundary (Western Avenue). Adding to the emergence of off-the-beaten-path OKC, redevelopment momentum continued to build in pockets like The Paseo, the Asian District, the 39th Street Gay Enclave.

Here I will refer to the only other post I have ever completed on this magnitude, "A City of Neighborhoods," which was a pseudo-reconnaissance level survey I did myself of historic Inner North OKC. Admittedly, this post focused more on neighborhoods and less on commercial hubs, which will inevitably have to be a sequel in order for the subject to be fully explored.

Two more key commercial hubs that I want to mention are Western Avenue and the 23rd Street Uptown corridor. It is hard to see which is becoming more vital, but while Western will retain its charming and undeniable appeal as a "small chic village surrounded by a big city," 23rd Street seeks to become a major urban thoroughfare ala Wilshire Boulevard, LA. I think the West LA comparison is especially valid as we are talking about the evolution of fairly similar historic commercial strips, turn of the century and mid-century architecture.

If I were asked 5 years ago to close my mind and make the most radical possible predictions about Western Avenue and 23rd Street, I feel like I would have hit the nail on the head. Supposedly, the city is in the final design stages of what will be a Western Avenue streetscape, funded by G.O. bonds. This is a streetscape that is truly years in the making, I guess no rush, right? We're also going to see the city build on the 23rd Street streetscape. A curb cut and mid-block pedestrian crossing, which was a sticking point between the City and Tower Theater redevelopers and will certainly be an oddity in OKC, will soon link Tower Theater patrons to parking across 23rd.

The Tower Theater redevelopment, which finally certainly appears serious, is going forward with tenants named and signed. The Deep Fork Group will operate a restaurant in the front of the building, the theater will operate separately as a community events center (with hopes to establish itself as a music hall), and redeveloper Marty Dillon's party supplies business will occupy the upstairs space. In a similar manner, things are coming together for several more buildings all up and down 23rd. West of Classen, 23rd has the potential to evolve as a college strip ala Campus Corner in Norman.

Crown Heights and other historic neighborhoods have also shown signs of change. The most radical change has been the development of a few historically-sensitive modern housing developments in the middle of historic environments, such as the 18th Street Studios in front of Classen School of Advanced Studies, and Seven at Crown Heights, which is a redevelopment of the historic (and previously dilapidated) Art-Deco 4-plex behind the old Bruno's Home Furnishings. In very different context (the previous examples have been much more sensitive and subtle projects, a trend that we hope will prevail just as we hope infill continues to be successful), we are also witnessing the absolute decimation of the old Meadowbrook Acres neighborhood, with the advent of Classen Curve and adjoining modern infill. This is after significant neighborhood opposition to a large town-center development proposed behind Crown Heights (along the Broadway Extension). It will be interesting to see if infill remains small and manageable or if larger, more impressive development projects are attempted.

This is a project that has been in the works for a long time, and I'm proud to say that I've finally compiled the appropriate information and categorized it with an almost-taxonomic system, allowing for quick and easy reference in a system that can be built on, as almost assuredly, more development will be announced, commenced, and completed.

North OKC Urban Development Run-down

1. Building One, CHK


Description: Main administrative offices for Chesapeake Energy's headquarters campus. Adjacent is also a recreational field, under which is an underground parking garage.
Location: Along Western right across from new Whole Foods.
Developer: CHK
Cost: Unknown, multi-million dollar project
Size: Unknown

2. Building 14, CHK

Description: More office space for Chesapeake. Ultra-modern "paper clip" design.
Location: NW 62nd and Classen
Developer: CHK
Cost: Unknown, multi-million project
Size: 285,000 square feet.
For more specific visual depictions, refer to Chesapeake masterplans shown below the Chesapeake developments.

3. Building 15, CHK


Description: Additional office space for Chesapeake. Ultra-modern "paper clip" design.
Location: NW 60th and Classen.
Developer: CHK
Cost: Unknown, multi-million dollar project
Size: 308,000 square feet
For more specific visual depictions, refer to Chesapeake masterplans shown below the Chesapeake developments. Building 15

4. Building 16, CHK


Description: Additional office space for Chesapeake. Ultra-modern "paper clip" design.
Location: NW 59th and Shartel
Developer: CHK
Cost: Unknown, multi-million project
Size: 285,000 square feet
For more specific visual depictions, refer to Chesapeake masterplans shown below the Chesapeake developments. Building 16

5. Building 17, CHK


Description: Additional office space for Chesapeake. Ultra-modern design.
Location: NW 57th and Classen
Developer: CHK
Cost: Unknown, multi-million project
Size: 65,000 square feet
For more specific visual depictions, refer to Chesapeake masterplans shown below the Chesapeake developments. Building 17

6. Central Plant, CHK


Description: Facility for Chesapeake buildings management crew.
Location: NW 61st and Lee
Developer: CHK
Cost: Unknown, multi-million project
Size: 62,700 square feet

7. Car Park 3, CHK
Description: Medium-priority parking garage facility.
Location: NW 62nd and Shartel
Developer: CHK
Cost: Unknown, multi-million dollar project
Size: 1,273 spaces

8. Car Park 4, CHK
Description: Lower-priority parking garage facility.
Location: NW 59th and Shartel
Developer: CHK
Cost: Unknown, multi-million dollar project
Size: 1,393 spaces

9. Childcare facility, CHK


Description: On-campus child care services for Chesapeake employees.
Location: NW 60th and Shartel, adjacent to planned pedestrian plaza.
Developer: CHK
Cost: Unknown, multi-million dollar project
Size: Unknown

Chesapeake Corporate Campus development overview




Note the evolution and differences in different masterplans (last one is oldest, paper document is latest). Also note proposed roundabouts at NW 59th/Classen and NW 59th/Shartel.

10. Classen Curve, CHK





Description: High-end retail adding mixed-use component to the Chesapeake Energy Campus. Many high-profile tenants such as Balliet's, Republic Gastropub, BD Home, Uptown Kids, Cafe 501, Black Optical, Carwin's Shave Shop, Barre 3, Matthew Kenney, Red Coyote, On a Whim, Upper-Crust Wood Fired Pizza, Steven Giles, and Winter House Interiors.
Location: Classen Boulevard west and south of intersection at Grand Boulevard and Western Avenue.
Developer: CHK
Cost: Unknown, multi-million dollar project
Size: 80,000 square feet original development, plus expansion currently underway

11. Triangle at Classen Curve, CHK



Description: Extension of Chesapeake's retail area. This area is anchored by Whole Foods and Anthropologie, and it is also rumored that a bank will also open.
Location: NW Grand Boulevard and Classen Boulevard between 63rd Street and Western Avenue.
Developer: CHK
Cost: Unknown, multi-million dollar project (also rumored incentives for Whole Foods)
Size: 60,000 square feet total, with 40,000 square feet for Whole Foods.

Chesapeake retail area masterplan:



12 18th Street Studios, Gatewood




Description: Modular-styled development designed by Brian Fitzsimmons.
Location: NW 18th between Classen Boulevard and Ellison Avenue (directly in front of Classen SAS)
Developer: David Bardwell
Cost: $1.25 million
Size: 3 levels, 17,000 square feet, 12 loft units in new building, 8 units in historic rowhome (the only one preserved from fire that ravaged this block)

13 23rd Street Courts, Uptown 23rd Street




Description: A charming row of vintage 1930s cottage homes that architect Brian Fitzsimmons has repurposed into a vibrant retail development including popular tenants Cuppies & Joe, Bubba's BBQ, and wild.flower.
Location: 23rd Street between Lee Avenue and Shartel Avenue, with an opening acting as a breezeway and parking ingress/egress where Guernsey Avenue (really an alley) cuts through the block.
Developer: Mike Tharasena
Cost: $5 million
Size: 8 buildings, 20,000 square feet

14 Big Truck Taco's expansion and Aviano's Gelato, Uptown 23rd Street


Description: Wildly-popular Big Truck Tacos is expanding, and moving its kitchen into this building adjacent to their current location. The owners are also adding a gelato shop in the rest of the building.
Location: 530 NW 23rd Street
Developer: Big Truck Taco owners Lower, Johnson, Mathis
Cost: $200,000
Size: 2,000 square feet

15 SEVEN at Crown Heights, Crown Heights





Description: A historic Art Deco 4-plex is being renovated by Norman developer Brent Swift, and a modern (but historically sensitive) addition is being added.
Location: NW 37th Street and Ollie Avenue
Developer: Brent Swift
Cost: Unknown
Size: 7 units

16 Crown Heights Flower Shop, Central Park


Description: A gas station near NW 36th and Western Avenue is being renovated into a flower shop, which will be a great project for the neighborhood, removing an old eyesore.
Location: Western Avenue and Eubanks Avenue.
Developer: Owner-occupied
Cost: Unknown
Size: Unknown

17 Golden Phoenix Center renovation, Asian District


Description: This newly-completed Asian District retail strip was recently totaled in a fire. The building is going through extensive repairs and a new facade will be added onto the building, bringing the building slightly closer to the street, which may eliminate the angled parking setback along Classen.
Location: NW 27th and Classen Boulevard
Developer: Golden Phoenix owners
Cost: Unknown
Size: Unknown

18 Guyute's, Uptown 23rd Street



Description: Before and after depictions above. While it is unknown what Guyute's is, it has been said that this will be a significant renovation to a building that is currently an eyesore.
Location: NW 23rd and Shartel (south side of 23rd)
Developer: Unknown
Cost: Unknown
Size: Unknown

19 Lincoln Plaza hotel/apartment restoration, Lincoln Renaissance



Description: Richard Tanenbaum is retaining architect Rand Elliott to restore this faded mid-century modern OKC landmark. So far he has come up with two different visions, one involving bringing a hotel chain in on site, the other involving turning it into student housing and office space.
Location: NE 43rd and Lincoln Boulevard
Developer: Richard Tanenbaum
Cost: TBA
Size: 316-room hotel and 70,000 square feet of office space

20 Four, a Modern Micro Community, Meadowbrook Acres



Description: Modernist development has overtaken the mid-century Meadowbrook Acres.
Location: 1133 NW 56th Street
Developer: David Wanzer
Cost: Unknown
Size: 4 units + an undisclosed second phase

21 Prado Verde, Meadowbrook Acres


Description: Yet more modernist development overtaking the Meadowbrook Acres neighborhood, directly adjacent to CHK's new Classen Curve development.
Location: 1123/1125 NW 56th Street
Developer: Imran Rad
Cost: Unknown
Size: 6 units

22 Oklahoma Employee Credit Union, Lincoln Renaissance


Description: New office building for OECU just north of State Capitol complex.
Location: NE 30th and Lincoln Boulevard
Developer: OECU
Cost: $10.3 million
Size: 40,000 square feet of office space / 3 levels

23 Old Surety Life Building, Lincoln Renaissance


Description: Office tower with a ground-level cafe space fronting Lincoln, where there is no setback (parking is located in the back, to the north (toward a set of 6-story buildings that CHK recently acquired from Enogex, who is moving downtown).
Location: NE 50th and Lincoln Boulevard.
Developer: Old Surety Life Insurance Company.
Cost: $6 million
Size: 3 levels

24 Paseo Plunge restoration, Paseo Arts District


Description: The first public swimming pool in OKC is being redeveloped by veteran Paseo redeveloper John Belt. It will be a mixed-use space with a restaurant, featuring a balcony that overlooks Paseo Drive. Belt has mentioned this balcony may be used for live music to compliment the First Friday Gallery Walk event each month.
Location: NW 29th and Paseo Drive
Developer: John Belt
Cost: Unknown
Size: Unknown, 10,000 square feet?

25 Sun Moon Plaza, Asian District



Description: This proposal has been the source of some minor controversy as an example of urban design approval bait-and-switch (and many have criticized that the finished product, while distinct on its intersection, looks cheap and garrish.)
Location: NW 23rd and Western Avenue
Developer: Unknown
Cost: Unknown, probably not much
Size: 26,000 square feet

26 Tucker's Onion Burgers, Uptown 23rd Street


Description: A former eyesore, an abandoned Carl's Junior, is now an upscale burger joint owned by local restaurant group Good Egg Group (who also own Cheever's across the street). Tucker's specializes in having an exclusively Made-in-Oklahoma menu.
Location: NW 23rd Street and Hudson Avenue
Developer: Keith and Heather Paul
Cost: Unknown
Size: 1,400 square feet

27 Tower Theater restoration, Uptown 23rd Street



Description: The old theater space is being repurposed as a community events center, with the eventual goal of attracting live music regularly a la Cain's Ballroom. The gallery space in front has been accounted for by the Deep Fork Group, who will run a restaurant in the space. Redeveloper Marty Dillon will have his family's party supply store in the upstairs space above the Deep Fork restaurant.
Location: NW 23rd and Walker Avenue
Developer: Marty Dillon and others
Cost: $3 million
Size: 25,400 square feet

28 Grandad's Bar, Uptown 23rd Street


Description: A dark storefront is getting a facelift and becoming a neighborhood bar.
Location: 317 NW 23rd Street
Developer: Greg Seal
Cost: Unknown
Size: 2,800 square feet

29 Mutt's Amazing Hot-dogs, Uptown 23rd Street

Description: Another abandoned fast food joint/eyesore along the Uptown stretch of 23rd (right across from OCU) has been redeveloped into a critically-acclaimed eatery.
Location: 1400 NW 23rd Street, just a block down from OCU campus
Developer: Owner-occupied
Cost: $200,000
Size" 1,700 square feet

30 Blackwelder Apartments, Plaza District


Description: 2-story rundown apartment complex on the edge of the Plaza District is getting some TLC. One building will be office, one building will be studio apartments intended for artists. They will reclad the exterior in black-gray brick, similar to what is used in Classen Curve, aiming for a modernist aesthetic.
Location: NW 16th and Blackwelder.
Developer: Jeff Struble
Cost: Unknown
Size: Unknown

31 Plaza office conversion, Plaza District


Description: 2-story rundown apartment complex on the edge of the Plaza District is getting some TLC. One building will be office, one building will be studio apartments intended for artists. They will reclad the exterior in black-gray brick, similar to what is used in Classen Curve, aiming for a modernist aesthetic.
Location: NW 16th and Blackwelder.
Developer: Jeff Struble
Cost: Unknown
Size: Unknown

32 Building 18, CHK

Description: For graphic site depictions, see main Chesapeake section at the top of this listing.
Location: NW 63rd and Shartel, SW corner
Developer: CHK
Cost: Unknown
Size: 180,000 sf / 4 floors + basement.

33 Urban WineWorks, Plaza District


Description
Location
Developer
Cost
Size

34 Innovative Spaces, Plaza District


Description
Location
Developer
Cost
Size

35 Plaza District public art



36 Uptown office remodel, NW 23rd Uptown


37 Saint's Irish Bar, Plaza District



38 Dave & Buster's

39 Chesapeake On-Cue

40 I-44/Broadway interchange

Shadid memorial a nice touch

Very glad that the city did this yesterday, to honor one of our city's most accomplished hometown heroes who died in the line of work.

Memorial service for Anthony Shadid set for Saturday, March 3
(March 1, 2012) - A memorial service to honor the life of Anthony Shadid will be held at 2 p.m. Saturday, March 3at the Civic Center Music Hall, 201 N Walker.

Shadid, a Pulitzer Prize winning journalist and foreign correspondent for The New York Times, died February 16 while on assignment in Syria. The service, which will be led by the U.S. Ambassador to Syria, Robert Ford, is expected to draw journalists and dignitaries from around the world.

“In the finest tradition of foreign correspondence, Shadid was never content merely to opine from afar,” Vice President Joe Biden said. “He went where the story took him – from the fall of Saddam Hussein, to the battlefields of Southern Lebanon, to the profound transformations of the Arab Spring – often at extraordinary personal risk. Few foreign correspondents of his generation, or any other, could match his mastery of the language and cultures in the region he covered.”

Shadid, born and raised in Oklahoma City, has a large extended family that still calls Oklahoma City home.

Mayor Mick Cornett said, “He took the values he learned in our community – a sympathetic eye, a sense of right and wrong, and the bravery to point out the difference – and applied them to his craft.”

Friends and colleagues are invited to join the family in honoring his life at the memorial service.

Tear down that thur Stage Center for parking!

This is frightening.

Huff Post: OKC #5 wealthiest ZIP code

WOW (click me). Apparently OKC is home to the nation's #5 wealthiest "ZIP code," 73154. Apparently in OKC there actually exists a ZIP code with an average household income of $888,000.

Where is this ZIP code located, you ask? One building. The Shartel Station post office, where Aubrey McClendon's PO box is located. There must be 367 more uber-wealthy PO boxes (well duh, this is the Nichols Hills post office), because the IRS lists only 368 tax returns filed for this "ZIP code."

So, being home to the #5 wealthiest ZIP code in America and all that jazz, surely we deserve at least a decent snapshot that would represent our fair city to Huffington Post readers that normally never think of OKC? No? Okay, worst possible photo of OKC it is...

What could have been...

This is a rendering I came across on Butzer Gardner's website. I wonder if this has anything to do with Bob Howard and Fred Hall's plans to redevelop the old Bob Howard Downtown Ford. Nonetheless, it's very intriguing, and I have a hunch that plopping the convention center on what would have been prime retail land doesn't bode well. Just a guess though...

Ever heard of traffic circulation?

This is going to be the state of downtown for a long while to come, as we have now fully switched to using the new Crosstown, and for most people, using Western to get onto I-40 to the west suburbs. The only addition in the visible future that could make a dent in this traffic hang-up would be the new downtown boulevard reconnecting at the beginning of the old I-40 alignment, between Penn and May. But will motorists want to go all the way past Penn to avoid the dysfunction junction at Western?

On the bright side, our horrific planning establishment in Oklahoma may actually be helping downtown in this case. (This is where I feel like if I state the truth, the homebuilder lobby will pressure them to actually "Fix it!" before they lose sprawl-business) This traffic dysfunction, which could scientifically increase commutes by at least 10 minutes (ever see "average commute time: 32.6 minutes?"), but in reality probably by more. Downtown living stands to gain even more attractiveness, especially as the "no more commute" argument would carry so much more water then. Or, we can only hope.

The failures mount: An angry rant

Revisionist history in OKC is an amazing thing. MAPS 1 was controversial and universally reviled until the first MAPS project, the Ballpark, opened. The public opinion shifted dramatically, and despite nearly $100 million in budget overruns and nearly cancelling the Ford Center construction altogether, the project went down in history as an unchallenged success. Now cities across Oklahoma, the U.S., and even the world have copied from OKC's remarkable success. And yes, that's true.

But revisionist history isn't just limited to the Norick and Humphreys eras. It has become the lead story of the Cornett city hall. Noticing a theme? Perhaps this has less to do with the leadership in the mayor's office, and more to do with leadership in a more permanent, more powerful office in this city. But I didn't say that.

Under Cornett's supposed "watch" (keep in mind, we are NOT a "strong-mayor" city government) there have been more failures than any other period in recent OKC history. We have swept them all under the rug (it's getting very crowded under that there rug) and overlooked them because of a few key unrelated successes, namely, Devon Tower and the NBA.

What does City Hall have to do with either of these projects? To be frank, City Hall can't manufacture the kind of luck that we struck to get those deals done, no matter how much Mayor Mick may walk on water in some people's eyes. There was a devastating hurricane on the Gulf Coast. OKC beat out Louisville, Kentucky to become the new temporary home of the Hornets. Loud City was born as OKC residents supported that team and took them to new unprecedented heights under the abnormal circumstances.

Then, oil stocks hit the roof as the recession caused a world of economic hurt in other cities. Devon, one of the city's main energy mainstays, happened to be spread across 4-5 office buildings downtown, and it didn't take a genius to tell that a new tower would be built, either in OKC, or elsewhere. We owe Larry Nichols for that one, not Jim Couch, not Mick Cornett. There's another politican taking credit for the success of the energy industry that buoyed an economy that was otherwise sagging...Vladimir Putin in Russia. I know neither Couch nor Cornett want to take a page out of that political book, so for all intents and purposes, let's go ahead and move Devon Tower out of their legacy.

That's not to say that the general notion of a successful real estate market is not in some part do to savvy policies in City Hall. One factor that took a huge dent out of downtown office vacancy was the city's efforts to push hotel and residential conversion of abandoned buildings, which practically did a two-fer with each conversion. However, what little amount of OKC's success should truly be attributed to City Hall is easily outpaced by the rapidly-mounting failures of this City Hall.

Project 180 has gone down as one of the biggest jokes in recent history, which is such a shame because it started out so well. Lately City Hall has been engaged against the public on this issue, insisting some "secret contract" exists with Devon that it all has to be rushed ASAP, insisting that the media is reporting inaccuracies, and insisting on an unpopular scheme to redesign Bicentennial Park. Or Civic Center Park, whatever it is called now.

I personally believe that Bicentennial Park needs work and needs to be redesigned into a landmark open space, yet I am with the countless other citizens and leaders who want something different than what has been proposed. I agree with Grant Humphreys in his assertion that we need to study what we got right with the Myriad, and consider how this park differs in design (particularly the heavy parking presence around the park periphery).

When it comes to P180, it's not just Bicentennial. The project was running about double over-budget, and the most important streets ended up being cut out. Hudson will not be converted to two-way, as it will unfortunately have to remain one-way until more studies can be done according to the City (translation: never). It's not just P180. Steve Lackmeyer recently noted the city's policy of "confuse and delay." Essentially, City Hall has a loooooooong history of preventing projects that they don't like, but would rather not publicly oppose, by simply burying it with study after study while this city continues to sprawl to the Kansas state line. The status quo is highly beneficial to more than a few folks, after all.

And let's be real, who really wants to turn OKC into the "Portland of the Plains?" After one puts the peace pipe down, they must realize that one is little more than a pipe dream of a few overly optimistic individuals who spend too much time downtown (as if there could ever be such a thing!). It was said by councilman Ed Shadid that P180 should be redubbed P90, a mere 90 degree right turn instead of the complete U-turn originally hoped-for with downtown streetscapes. So much has been cut out, including E.K. Gaylord (arguably more desperately needing streetscape improvement), Hudson, parts of Walker, the Broadway/E.K. Gaylord cluster----, and so on and so forth. Basically the more important and vital a street, the likelier it has been cut from the scope P90. Perhaps more like P45 at this point.

It goes beyond P90 as well. MAPS 3 has been a failure of public planning to date, as the original voter mandate has been scrapped in place of the interests of the Chamber junta that is running the show. The streetcar has been moved down. The convention center and fairgrounds has been moved up. Very quickly the election rhetoric of quality of life gave way to the post-passage rhetoric of economic development, not to mention flawed rhetoric that quality of life couldn't possibly correlate to economic development, and even more flawed rhetoric that the 18-to-1 infill impact of streetcar doesn't qualify as economic development. Could anyone really be surprised? This is Oklahoma City. This is going to stay Oklahoma City. If MAPS3 ends up being proportionally over-budget compared to P"180" and MAPS1, then it becomes evident that the streetcar was moved to the rear of the project order so that it can be scrapped, and NOT the convention center that nobody wanted.

Will OKC pass a "Let's finish MAPS3 right" addition for the streetcar? No, because City Hall will make sure that it never sees the light of day. The Planning Department would be power-drunk over their ability to kill the one thing that has the potential to dramatically revolutionize patterns of development that would threaten to radiate outward across OKC. God forbid, it could actually become "Portland on the Plains," and then at City Hall, and more specifically in the 420 building where Planning is officed, there would be heads on the chopping block. The interests of suburban developers would be betrayed and somebody would have to pay, starting with Planning, which has traditionally savored its role as the Stewards of Status Quo in this metropolitan area. Garner Stoll, anybody??

Trust me, I'm absolutely on the edge of my seat to see what kind of ground-shattering ideas come out of "Plan OKC," and I particularly can't wait to hear their proposals for implementation. But I'm not holding my breath.

I have not been posting for a while because I've been busy with school, working on my professional career, and sleeping. But not too busy to pay attention to everything happening in OKC, including rumors that friends pass along, and including the inside scoop which isn't at all hard to glean. Truthfully, if you just follow the developments and the news that comes out of downtown for a few years, you do start to read between the lines. This is a good ole boy town, not an above-board city.

So, for those keeping score. P180. MAPS3. BNSF "quiet zone" (that one cost us a major $40 million development, just because the city doesn't believe people north of NE 4th deserve peace and quiet). Bricktown suburban design. Core2Shore. Downtown historic preservation. Our walkability (last among major cities). "Put this city on a diet," a Taco Bell ad campaign.

When was the last time that we had a sales tax-funded initiative that didn't have to be cut? Not MAPS1. Not MAPS for Kids. Not the NBA tax. Not Project 180. I am terrified to think about what kind of future awaits MAPS3, and I'm not confident that quality of life improvements will make the inevitable cut.

It's been called the butchering of the steer. I think it should be called what it is, the butchering of public trust.

Film Row coming together

*Photo credit Will Hider

Film Row may be the next big neighborhood, with a lot of factors working in its favor. It's also still too soon to say for certain what will come of this district, but as of 2012 the prognosis is very good.

Factors working in its favor for long-term viability:
Proximity to new downtown elementary (ground should break as soon as Devon workers no longer need the site for parking), location in between the CBD and I-40 access points, proximity to Devon Tower and the Myriad Gardens, and so on. There is also a great amount of arts spill-over from the Arts District, or perhaps Film Row will become the arts district that the "Arts District" never became. There is a sense that due to the Devon and Myriad Garden projects, that major residential development will begin to transform points just SW of the CBD.

Film Row has seen a lot of positive additions in the last 3-4 years, with a new interior design shop, other creative businesses moving in including the IAO gallery, Joey's Pizza and lofts in the historic Film Exchange Building, and of course the new streetscape project that ties it all together.

The best biggest change yet for the district will be the Hart Building renovation, which will dwarf the size and scale of other projects at 40,000 sf and a $2.1 million price tag. Above (pictured) are renderings of a new "main entrance" and annex to be built south of the building's current primary frontage along Sheridan Avenue (that facade has already been cleaned up). The building will become home to the International Photography Hall of Fame and a number of companies owned by developer Chip Fudge. In all, 175 new workers will office in the Hart Building and the planned annex, which will inject Film Row with more traffic, more activity, and more vitality.

The Ice House building (the red cube at Shartel/Sheridan) across the street has been restored already, and will be home to JHBR, an architecture firm, and Slice Magazines (publishers of 9 metro-areas mags, including Downtown Monthly, Edmond Monthly, Nichols Hills News, etc).

More creative-based businesses. More mixed-use. More office workers. It's easy to see Film Row exceeding people's prior expectations even after the OCU Law School was nixed, which is what impresses me. Not only is that property still sitting there waiting to find a new use, but it also becomes more valuable real estate--although they also risk waiting too long if they don't take advantage of the synergy and redevelopment momentum that has engulfed Film Row NOW. Film Row may never be perceived better than it is now, it may fall prey to stagnation like other entertainment districts, and it may be victimized by a nearby convention center project in the future.

So that's just how things look right now, in 2012.

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.

Ever better than Muenster cheese...

I love this because it demonstrates that the main tenets of good planning, in this case multi-modal transportation, isn't just cool or trendy. It's strategic. It aims to create a better and more functional environment.

You can sponsor another citizen reporter

Will Hider is another citizen reporter who has gained tremendous notoriety lately for his remarkable photography talent. He puts his work up online so that all of us may freely browse it, some of it certainly takes on more of a "reporting" task, whilst other works tend more on the "artistic" side.

Nonetheless, he is definitely a hard-working citizen reporter, and his medium is a little more expensive than blogging and activism. He has recently came out with a fundraising goal, and I certainly want to support his goal however I personally can. I think his quest to find micro donations within the community is a great idea. I might also mention he doesn't go out on controversial limbs like some people do...

Will has told me I could use his photos on this blog, and while they're all excellent, I just haven't gotten around to picking the ones I like best.

Citizen reporting is vital because we know that not only can we not rely on traditional media as our only news source, but we also know that citizens can do reporting better in some cases. They also lack the bias of traditional media outlets, and the need to CYA (cover your...) as well. Citizen reporters also harness social media and other trends far better than traditional journalists, and while I believe that the good journalists such as Lackmeyer need our support as well in these challenging times, I believe strongly in citizen reporting, obviously. That's the genre I consider myself to be in. Sometimes in order for citizen reporting to compete and grow into its own, they need access to the equipment that the traditional journalists are blessed to have. That's where Will's fundraising hopes come in to play, and that's why I want to help him out.

Way to go, SandRidge!

I just wanted to take a moment to personally thank and congratulate SandRidge Energy, and their CEO Tom Ward, for their sponsorship of the newly-announced Oklahoma River Youth Pavilion, which will be one of the coolest new additions to the river. The 16,000 sf facility will cost somewhere in between $5-7 million, a significant chunk of which I expect will be coming from SR.

By the way, as SandRidge continues to instill some good faith in the community, I do plan to take down the permanent "Stop SR" feature at the top-right of this blog. Actually--it's been a goal of mine to replace that thing with a listing of important posts so that this blog can become easier to use as an OKC resource, but that is just time dependent.

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...

DDRC: Large surface parking lot approved yesterday

It's so hard sometimes to keep up with the incompetent planning organs of this city that things slip through the cracks. I first saw that a large new surface parking lot was approved at NW 6th and Walker, from developers claiming a "need" for parking in this area?? Wow, I have no idea what 6th and Walker they're talking about, but that's news to me.

Nonetheless, it also appears that the planning recommendation was faulty, overlooked some obvious things, and helped push this permit through the process with little actual scrutiny. Read again: Little actual scrutiny.

Here is a letter that was included in the information on this project (as are most letters forwarded to Scottye Montgomery, who is the clerk for the DDRC). This letter is written by Dr. Lovallo, who I believe resides in SoSA (someone correct me if I'm wrong), which is the new district of modernist abodes "South of Saint Anthony" or essentially directly behind this new massive surface parking lot. To say that he has a stake in the appearance and development of Walker would be an understatement, but without further ado, his letter which says it all:

Dear Scottye,

I am asking that my comments be placed in the record for the hearing on this case.

I examined the parcel in question using Google Street View.

I found that the staff report is inaccurate in at least three (3) respects:

1) I was surprised to discover that the borders of the parcel facing Walker and facing 6th Street are effectively level with those streets. The only significant grade is at the SE corner near the alley.

2) I also note that the parcel has been built on in the past, with what appears to have been a house, indicated by the presence of steps facing Walker and a disused driveway entrance off of 5th.. Since the parcel was once suitable for construction, it should still be suitable for future construction. As noted by Lee Peoples, there are several houses in the immediate area that are built on much more imposing slopes, often with striking designs.

3) The staff report statement that the parking lot would be "somewhat obscured from view of pedestrians and drivers along Walker Ave" is patently incorrect. A pedestrian viewing that parcel from Walker or 5th would have a clear view of any parking lot.

Therefore, I cannot concur with the City Planning report that this minor elevation change at the alley makes the parcel suitable for a parking lot and unsuitable for other development. In fact this is a prime site on Walker. The staff report is misleading as written.

I request that the Downtown Design Review Committee reject this application.

Best regards,

Bill

William R. Lovallo, Ph.D.
Professor of Psychiatry and Behavioral Sciences
University of Oklahoma Health Sciences Center
VA Medical Center (151A)
921 NE 13th Street
Oklahoma City, OK 73104

By the way, if you happen to come across our development standards on the ground there, could you please pick them up for us? Thanks.

The forgotten voter mandate

City Council, this is your mandate that you have forgotten (or done everything you can to try to forget). Don't forget, at any point, that usurping this pecking order in any way should be taken as direct infringement on the "will of the people" and all that jazz.


What's that project listed there at the bottom, very last? The one that nobody appears to have wanted. Oh yeah, the most expensive project, the convention center.