Steve Lackmeyer: OKC Central Chat transcript, Feb. 8, 2013
The Oklahoman's Steve Lackmeyer took questions from readers in today's OKC Central Live Chat. You can join Steve's Q&A's on Fridays at 10 a.m. and submit your questions about the happenings in and around downtown Oklahoma City.
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Published: February 8, 2013
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The Oklahoman's Steve Lackmeyer took questions from readers in today's OKC Central Live Chat. You can join Steve's Q&A's on Fridays at 10 a.m. and submit your questions about the happenings in and around downtown Oklahoma City. Below is an unedited transcript of the chat.
NewsOK
9:26 a.m.
Good morning everyone! Steve will be logging in at 10 a.m., but you can start submitting your questions now.
10:01 a.m.
Hello everybody.
10:01 a.m.
Good morning Steve! How is the Central Park property acquisition coming along?
10:02 a.m.
The city has most of the parcels acquired or under contract. A couple appear to be heading into eminent domain action.
10:02 a.m.
With the rebuilding of the McDonald's on the northeast corner of 23rd and Penn, when can we expect it to be completed. Also, will we ever see some development of the old buildings on the Southeast corner?
10:05 a.m.
I know the site was recently cleared. Once construction starts, based on past observation, it shouldn't be more than a few months before the restaurant is reopened. But that's purely based on past observation of how long it takes to build a fast food restaurant. The area remains active in terms of commercial activity, though it is certainly an urban core destination with all the issues attached to such areas. So will we see the southeast corner developed? Probably, but I'd be surprised if it ends up being anything ambitious.
10:05 a.m.
With DNA galleries expanding, Pie Junky and a pizza place moving in, what's next for the Plaza District?
10:07 a.m.
The Plaza District has a great future ahead, though they're very aware of the parking shortage they are now facing. Expect more redevelopment of the impoverished Classen-10-Penn neighborhood to the south, and some spin-off development along nearby Classen Boulevard.
10:07 a.m.
Good morning Steve. Last week you alluded to some big projects in the pipeline for Midtown. Just how many of these big projects are you currently aware of, and what is the range in size/units?
10:08 a.m.
If all goes as currently planned, we likely will see significant new residential development in MidTown.
10:08 a.m.
Any updates on the proposed new 15-20 story Sandridge office tower? It seems after it was announced 1 1/2 ago, Sandridge has been pretty silent about this project. Given the financial troubles and allegations against Sandridge, makes me wonder if this project is on hold or even canceled.
10:10 a.m.
SandRidge never officially announced the building - they only confirmed it is in their five year plan. SandRidge is moving ahead with the amenities building and renovation of the Braniff Building. I don't think anyone can predict whether SandRidge is facing a serious thread to its future or not.
10:10 a.m.
What's more likely to happen: Broadway between 11th & 12th getting a quiet zone and apartments or some other development?
10:11 a.m.
The site you speak of was ultimately purchased for construction of a new City Arts Center, which is currently at State Fair Park. I do believe, based on progress I'm tracking, that we will see a quiet zone come to reality. And more housing is almost a certainty for the area.
10:11 a.m.
The Santa Fe parking garage is an absolute eyesore from EK Gaylord. I know work is being done to make it nicer facing west, but will anything be done to make it nicer facing the east?
10:12 a.m.
Not much from what I've seen.
10:12 a.m.
There is some drainage work going on at the Southeast corner of I-35 & I-40. Does that have anything to do with the American Cultural Museum or is that just drainage work for the road?
10:12 a.m.
I'm not aware of any new construction related to the museum. It remains on hold.
10:13 a.m.
I heard the Big Truck Tacos team is looking at doing something near Grandad's Bar on 23rd Street. Any clue as to what it is going to be?
10:13 a.m.
Nope, not yet.
10:13 a.m.
Good morning, Steve!
10:13 a.m.
Morning Nick.
10:13 a.m.
Seems like things have been awfully quiet about downtown development lately. Are things slowing down?
10:14 a.m.
No. It's just me slowing down telling you what's up. Forgive me, be patient. Life interrupted my groove.
10:14 a.m.
Do you know if Continental Resources will follow in the footsteps of Sandridge Energy and Devon Energy in helping redevelopment distressed areas of downtown?
10:15 a.m.
I don't know. They will certainly sponsor events, support non-profits. But I'm not certain that they're going to follow some of the other steps taken by the other companies downtown.
10:16 a.m.
With the Class A office market being so tight downtown, why hasn't any developers stepped up to develop speculative office buildings?
10:20 a.m.
I'm going to go on memory here, so forgive me if I end up a bit off. But to build a modern Class A office building downtown, it's going to cost up to $325 a square foot. At best, this market will support $18 a square foot for rent - maybe $20 if someone really pushes it. Go to a bank, try to get financing for a speculative office building with no guaranteed tenants and those numbers. The project with those numbers just doesn't cash flow and it's seen as a big risk by lenders. But ... even with all that said ... I am still tracking a new downtown tower. I am not seeing or hearing anything that discourages me from the notion that we are about o see a major expansion in Class A space.
10:20 a.m.
There are a lot of building renovations happening along west Main & Sheridan streets, but there is also a LOT of surface parking. Are you aware of any plans for fill-in on some of these lots other than the Main Street parking garage?
10:21 a.m.
Not yet. But a couple of recent transactions may result into conversion of a couple lots over the next couple of years.
10:22 a.m.
It seems like companies and people are moving downtown regularly, but this could be a bad thing if downtown OKC can't support or keep up with that growth. Your thoughts?
10:25 a.m.
Downtown is keeping up with the growth. We have street capacity for thousands more vehicles per day than what is carried currently. New parking garages are being built by the city. A streetcar system is being designed. And ample room for expansion of downtown exists to the south and west (and also some to the north).
10:25 a.m.
Do you know what the plans are or the old Penn theater?
10:25 a.m.
I am tentatively set to talk to the owners next week.
10:25 a.m.
When will the Tower theater on 23rd turn back into a working theater? That with the new "Rise" will make 23rd a great destination in OKC
10:25 a.m.
I don't know.
10:26 a.m.
Any news on the First National Building? Are there any local groups trying to buy it?
10:26 a.m.
The property is, from what I can see, out of play and back in the hands of Aaron Yashouafar and the Neman brothers out of Los Angeles. Until I see otherwise, it appears to be a case of status quo...
10:27 a.m.
At one point I think there was some concern that with the construction projects so spread out over the different districts that we might fall short of having any one complete revitalized urban neighborhood. With Deep Deuce rapidly filling in, and now north and east Bricktown, along with what is happening in Midtown, is there still some concern that we are spreading our growth and development resources too thin? Or is all this beginning to snowball so quickly that it is no longer a concern?
10:31 a.m.
If all proceeds as planned, Deep Deuce will be as close to being fully developed as one can imagine within the next five years. Bricktown is also on the verge of having most undeveloped properties built up, though it still faces the challenge of thousands of square feet left vacant in the upper floors of the old warehouses. MidTown still has a long way to go, as does Film Row. So far, I'm not seeing anything that would worry me about development resources being spread thin, though I still question whether the city's plans for Core to Shore. The developers I speak to have very different ideas about what is possible for the area compared to what is in the 2006 Core to Shore master plan still being pursued by Mayor Mick Cornett.
10:31 a.m.
In response to the parking issues in midtown and plaza district, wouldn't it be better to try and integrate the public transportation and foot/bike traffic?
10:31 a.m.
Of course. And that is happening.
10:31 a.m.
All this talk about more housing downtown and in Midtown - how affordable will it be? Is the target market still affluent young professionals, or a more diverse demographic?
10:33 a.m.
Because of the cost of construction and the dirt, it's difficult to envision any housing being developed for demographics below affluent young professionals. The majority of housing being planned will rent for between $1.50 and $175 a square foot.
10:33 a.m.
Editors, please fix that: I meant $1.75.
10:33 a.m.
Steve--i thought you had said that all the construction stuff on the Southeast Corner of 35 and 40 was related to the Sandridge youth pavilion?
10:34 a.m.
East of I-35 wouldn't be the pavilion. That's west of I-35. So if I said that, I got my directions wrong.
10:34 a.m.
In reference to Big Truck development next to Grandads, word on the street is BBQ
10:35 a.m.
Yeah, I've heard that.
10:35 a.m.
No problem, Steve. Life gets us all.
10:35 a.m.
Thanks Nick.
10:35 a.m.
It's not like they have an explicit responsibility to better downtown, but you could chalk me up as disappointed if Continental didn't step up to the plate as our other energy companies have done.
10:35 a.m.
They just moved into town, they're growing like crazy. Let's give them a chance to get settled in.
10:36 a.m.
Steve, I know that the Packard building is going to house a restaraunt and a salon, do you know of anything else in the works for that area of Midtown?
10:36 a.m.
I'll be surprised if a restaurant doesn't open in the first floor of the remodeled Guardian Garage apartments with that great alley courtyard being built between it and the Packard.
10:36 a.m.
What's going on with the Horn Seed Company site?
10:37 a.m.
In Capitol Hill?
10:37 a.m.
Why can't OKC seem to get an apartment tower like the Cirque in Dallas? I think it might be a bit too luxurious, but every other city I've visited seems to be getting mid to high rise apartment buildings, and OKC has the Regency right out o
10:37 a.m.
Because you haven't built it!
10:37 a.m.
;)
10:38 a.m.
Any updates on the Arcade Building other then what you posted early this week?
10:38 a.m.
No, but I hope to talk to the owner next week.
10:38 a.m.
Any word how Saturn Grill is doing in their new MidTown location?
10:40 a.m.
They seem to be packing in quite a crowd at lunch. But they may have problems in the future if the land to the south and east is ever developed. Their customers have been parking on that dirt, and it belongs to unrelated parties. Saturn Grill in MidTown, like Kaiser's, has very little of its own parking.
10:40 a.m.
Has the new Holiday Inn in bricktown began demolishion on the old building?
10:40 a.m.
Not as of earlier this week.
10:40 a.m.
I saw some dozer work going on just west of Mr. Dowell's garage on 4th Street last week. Do you know what's happening there?
10:42 a.m.
Rick Dowell has begun construction on his long-delayed parking garage. It is a 326-car garage he first designed a decade ago – an expansion of his existing garage at 433 N Harvey.
10:42 a.m.
Steve, you and your downtown coverage/blog/chats seem to be some of the most popular coverage for the Oklahoman. Are there any plans for you to get some more help to cover developments and ongoing construction, etc.? Especially with you being one person and with everything going on, it would appear to be a good idea to give the people more of what they want.
10:44 a.m.
No. Normally I'm pretty much able to stay on top of it all. Again, forgive me for lapses the past few weeks. I can tell you I've been involved in some serious discussions involving the "mystery tower" as it is referred to by some, and I am tantalizingly close to being able to expand my reporting on the topic.
10:44 a.m.
Last week you mentioned you and Brianna Bailey were working on a special project, can you give us a hint to what the special project is about?
10:45 a.m.
It's Chesapeake related.
10:45 a.m.
Hi Steve, thanks for all you do. Any update on Skinny Slim's? We really need a neighborhood bar in DD!
10:45 a.m.
Not satisfied with the Deep Deuce Grill?
10:45 a.m.
How detailed are the rumors you're hearing for Midtown housing? Are there plans by certain people, or is it just vague ideas of what they'd like to see (ala Humphreys Co.)?
10:46 a.m.
It won't be the Humphreys. They're pretty focused on Lake Eufaula and the old downtown airpark site. I am tracking more housing. Let's leave it at that for now.
10:46 a.m.
Good morning, Steve. I'm new to OKC Central Chat and am trying to learn more about development and what's happening in the city, so I appreciate your reporting. What's the history behind the Main Street Arcade that you reported on this week? Thanks.
10:47 a.m.
The Main Street Arcade was built almost a century ago and was originally home to Hill's Business College.
10:48 a.m.
10:50 a.m.
It wasn't long before the building also became home to the Downtown Baptist Church, which ended up as a homeless mission outpost. The building also served as a temporary home to the city's municipal courts for a while. The building in recent years fell into some serious disrepair. The building was purchased by R.D. and Scott Smith, and it appears they are preparing to launch a renovation.
10:50 a.m.
So then what is all the dirt moving in the river on the East side of 35 about?
10:50 a.m.
I don't know. It could be highway related.
10:50 a.m.
Soviet Union LMAO - so true though. What an eyesore!
10:50 a.m.
HA! That's rich, Steve. In fact, too rich for my blood.
10:51 a.m.
Aw Nick. My dreams are dashed.
10:51 a.m.
Steve, what can we expect of the Wormy Dog's move to East Bricktown? Are they going to expand the venue?
10:51 a.m.
I think they may surprise some folks, They have some pretty ambitious ideas they're working through.
10:51 a.m.
Midtown parking garage! That could help Kaiser's and Saturn Grill.
10:52 a.m.
But do two restaurants really justify the construction of a parking garage?
10:52 a.m.
Any chance that some of the building along Hubcap Alley will be developed into restaurants or bars once the downtown park gets going?
10:53 a.m.
Absolutely. One building was already acquired and is awaiting completion of the park before renovations start.
10:53 a.m.
What are you hearing about Chesapeake layoffs coming & how is the western business district preparing?
10:55 a.m.
They've had lay-offs. There is no doubt about that. Or call it attrition, terminating contracts with land men, etc. We know that the Hal Smith Group closed a Louie's near the campus that had opened just a year or so earlier. Can anyone doubt that Western Avenue's fortunes rise or drop with those of Chesapeake?
10:56 a.m.
what do you foresee OPUBCO's impact on their move downtown will be?
10:58 a.m.
You get about 350 very creative, very community-oriented people in the heart of downtown who begin to arrive at the crack of dawn and stay through midnight. It is a newsroom that includes a lot of younger reporters who almost certainly will consider living downtown, and will fill up restaurants, coffee shops and stores. They will be a part of the downtown scene, they will add life and vitality.
10:58 a.m.
OH THANK GOD! Bring on the Mystery Tower reporting!
10:58 a.m.
Oh Steve you just set off OKCTalk with that response re: Mystery Tower.
10:59 a.m.
That's all I can say right now.
10:59 a.m.
If OPUBCO really plans on having the newsroom viewable to the public, how are you going to keep all these secret projects secret?
11:00 a.m.
I'll put everything into a closed file labeled "Operation Scissortail."
11:00 a.m.
In all seriousness though, why hasn't OKC seen more midrise development for apartments? Is it economics? Personal taste of OKC developers?
11:01 a.m.
It's the economics. Steel is expensive. Stick construction is less expensive. So you get five stories without steel by going with a concrete first floor and stick on the next four stories. Go six, you have to use steel.
11:01 a.m.
Sorry. Horn Seed on Classen and NW Expressway
11:02 a.m.
I saw a leasing sign up on the site the other day, but I'm not aware of any other development. I ask real estate editor Richard Mize about this one, as it's outside my area of expertise.
11:02 a.m.
Everything is Chesapeake related...lol...
11:02 a.m.
Will there ever be retail or restaurants in the false fronts of the west side of the Devon complex?
11:03 a.m.
There is interest. But I don't sense it's a prospect that greatly excites Devon at this moment. The storefronts were included at the insistence of Downtown Design Review, and weren't in the original plans.
11:03 a.m.
I heard Irish Realty bought Horn's on NW Expressway and it'll be a little shopping center.
11:04 a.m.
That wouldn't surprise me.
11:04 a.m.
If you were guessing, where might we see the next COTPA parking garage being built. After the Main Street Garage and the one on 10th street?
11:06 a.m.
The next garage likely will be built in conjunction with the new convention center, Core to Shore park and a potential conference hotel. If I had to place a bet, and with the likelihood of a major development at Stage Center, we're probably looking at a garage somewhere south of Stage Center.
11:06 a.m.
So Steve can we actually get an update on Skinny Slims or no?
11:06 a.m.
OK, OK! I'll drive by there today!
;)
;)
11:06 a.m.
Any chance that the bricktown canal would expand to the east with all the development moving in that direction? Is it safe to assume that the canal will never move into the downtown area?
11:07 a.m.
An extension of the canal was rejected by the mayor during planning for MAPS 3, and I've not seen any new effort to revive talk of a canal extension in the future.
11:07 a.m.
No, but a growing Midtown and expanding St. Anthony's justify one with the two restaurants.
11:08 a.m.
Yes, but we also know a big parking garage is planned as part of the next expansion of St. Anthony next to Kaiser's. And St. Anthony officials indicated the parking will be available for Kaiser's customers.
11:08 a.m.
Maybe a really cool parking garage like the one on 11th and Harvey that could double as an event venue could work near Saturn Grill.
11:08 a.m.
I like the way you think.
11:08 a.m.
Does your understanding of the park's design seem at all seem to connect Hubcap Alley with the CBD/Myriad/etc? Or does the swampy marsh seem like a continued divide for the areas?
11:09 a.m.
I'll leave that judgment to others.
11:09 a.m.
Speaking of Core to Shore/Hubcap Alley, it's a real friggin' shame that the city is going to doze some of the gems of buildings that are in the park area. What will it take for this city's leadership to realize you can reuse some buildings?
11:09 a.m.
A change in leadership?
11:09 a.m.
Is the CHK gas station at 50th & Western on hold?
11:10 a.m.
That's a good question.
11:10 a.m.
How likely is it that Chesapeake leaves OKC for Houston (or somewhere else)? Is a buyout of the company imminent?
11:10 a.m.
Chesapeake Energy board chairman Archie Dunham has assured employees the company is not for sale.
11:10 a.m.
Can anyone use the parking garage that's attached to McNellie's? i've never parked in there because i assumed it was only for use by one of the businesses or the Y or something.
11:11 a.m.
I think the garage is limited to tenants and YMCA patrons.
11:11 a.m.
Any news on when construction of the UCO Boathouse will start construction since they now have full funding? Thanks Steve.
11:11 a.m.
UCO received a pretty big final contribution from MidFirst Bank, so it won't be much longer.
11:11 a.m.
Any updates on Stage Center?
11:12 a.m.
Not yet.
11:12 a.m.
When does OPUBCO anticipate being in the Century Center?
11:12 a.m.
I believe it was reported OPUBCO hopes to move downtown, pending final negotiations, etc., in early 2014.
11:12 a.m.
Nick jokes about everything being CHK related, but it's quite unsettling to consider just how involved they were/are with a tremendous amount in our city. We really need them to recover.
11:13 a.m.
I'm not sure Nick was really joking.
11:13 a.m.
Any truth to the rumors of Aubrey McClendon buying up a bunch of land off Shields?
11:13 a.m.
Stop now. Are you serious?
11:13 a.m.
You said this in one of your blog posts: nothing extraordinary is accomplished without an extraordinary effort. Are you feeling more hope for Emerson with progress on space for a clinic?
11:14 a.m.
Andrew Rice is definitely due some kudos for his efforts when it comes to re-establishing a clinic for the teen moms at Emerson. Extraordinary? Let's see...
11:14 a.m.
When will work on the Marion start? I'm sure they've got extensive engineering work to do, but do you think they start on it by this summer?
11:14 a.m.
It's going to be longer than that I suspect.
11:14 a.m.
Regarding Horn's, there's new signage calling the space Classen Point...
11:15 a.m.
Yep, saw that too.
11:15 a.m.
Two questions: (1) Will OKC ever have a Riverwalk development like Jenks with dining, shopping, etc.? and (2) Any interest by Hard Rock to have a site in Bricktown and, if so, would it possibly include casino-related activities?
11:16 a.m.
Have you been to King's Crossing riverwalk in Jenks? It's not a big success story. I'd take Bricktown over that any day of the week. Do we really want a Hard Rock casino in Bricktown? (And the answer is "unlikely")
11:16 a.m.
Haha thanks!
11:16 a.m.
Steve, have you been by the baseball stadium lately? The new sign at the very top is horrible. It's flashing all sorts of crazy. Any plans to get that sorted out? Also, why don't they replant the trees? Who do I need to contact to get that on their radar?
11:17 a.m.
When it comes to the trees, call Michael Byrnes at the RedHawks and Tom Anderson with the city (sorry Tom)
11:17 a.m.
There's a garage as part of St. Anthony's expansion?
11:17 a.m.
Yes
11:17 a.m.
I thought they were just expanding the ER?
11:17 a.m.
Definitely a change in leadership.
11:17 a.m.
We're in the Film Exchange building at Sheridan and Lee. Really loving all the development on Sheridan. The Paramount Coffee Shop across the street is great.
11:18 a.m.
When is your CHK project going to start being seen by us lowly readers?
11:18 a.m.
I don't know yet.
11:18 a.m.
Is MidFirst ever going to just buck up and move downtown like they should?
11:18 a.m.
Maybe?
11:18 a.m.
Is there any chance EMSA ever leaves their site north of Kaiser's? We could see plaza court 2 there or something better than what EMSA has.
11:18 a.m.
Hard to say. The land is certainly valuable.
11:18 a.m.
Dead serious. I've heard the rumor several times now that he's been buying land off Shields. I guess that rumor hadn't made it to you yet... Just curious.
11:19 a.m.
Nope. I'll check into it.
11:19 a.m.
Any further word on a "new and improved" farmers market area with new tenants in the spaces near the former Sterling Produce?
11:19 a.m.
It's an idea that is being pursued. ...
11:19 a.m.
Also, Brown's Bakery needs to clean up their building. That thing is looking awfully rundown lately.
11:19 a.m.
I would assume with Aubrey out that the direction of the CHK Land Development company might be a little hazy..
11:19 a.m.
It wouldn't be a bad idea for one of the Casino's to purchase an old steam boat, place it on the river and turn it into a casino, similar to what Kansas City and St.Louis did.
11:19 a.m.
Any chance they would add another dam on the Oklahoma River close to NW 10th and make that area a recreational water area?
11:20 a.m.
Yes. I can absolutely see that happening over the long term, especially when or if the American Indian Cultural Center is completed and opened.
11:20 a.m.
Alright folks, I've got to get going now. Have a great weekend.
11:21 a.m.
Man, I wish you could report something substantial on this possible new tower. I'd love for it to be Devon, MidFirst or Continental. Hell, all three would be just fine too, but I'm really dying to know who we're talking about.
11:21 a.m.
Ditto!
11:21 a.m.
thanks steve!
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