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Talk About Tulsa => Development & New Businesses => Topic started by: swake on July 10, 2015, 01:31:47 pm



Title: The View by American Residential
Post by: swake on July 10, 2015, 01:31:47 pm
They have additional detail and a graphic up for this project on the American website.

(http://www.argtulsa.com/pages/dynamic.asp?p=/uploaded/{C7B666CC-EA59-4C3A-ACBF-5A778B920B83}_ColorARCHER%20ELEV%20SHT%2011x17%20(2).jpg&w=1&mw=535&h=1&mh=265)


The View will have 5 and 6 story buildings with 200 apartments, ground floor retail and a 5 story parking garage.

http://www.argtulsa.com/pages/current-projects.asp


Title: Re: The View by American Residential
Post by: ZYX on July 10, 2015, 01:47:41 pm
I think it'd be fine if they got rid of the tower....and made it slightly less identical to their development down the street.


Title: Re: The View by American Residential
Post by: dsjeffries on July 10, 2015, 01:50:49 pm
I wanted to see more detail so I visited the site and found the original file. You can view the full size (4841x2766) here (https://farm1.staticflickr.com/400/18964616313_f6be08d023_o.jpg).

Overall, I like it. I appreciate the differentiation of materials along the ground floor/retail portion, and the step back along the top floor. It helps define the space well. That said, I would lop off the turret on the NW corner of the building. It's an unfortunate distraction from an otherwise nice building. I would also like to see more transparency on the ground floor. The existing windows and doors are a good start, but retail needs more transparency than what's shown. I'm glad to see a more thoughtful development than we're used to around here. With a few tweaks, it could be fantastic. Too bad it seems they're targeting the upper end of the income spectrum, though. We need affordable units downtown.


Title: Re: The View by American Residential
Post by: PonderInc on July 10, 2015, 02:39:16 pm
So the parking garage will be the same height as the building?  Is it "wrapped" or will there be a "backside" of the building that's just parking?


Title: Re: The View by American Residential
Post by: dsjeffries on July 10, 2015, 02:58:05 pm
So the parking garage will be the same height as the building?  Is it "wrapped" or will there be a "backside" of the building that's just parking?


It appears the parking garage is going to be wrapped, based on the above rendering (you can see windows on a far wall in the middle break in the building. A garage with the same number of floors as a building isn't necessarily always the same height as the building.

If there is an exposed back side of this building, it would face the railroad tracks and the gravel lot behind McNellie's and Albert G's.


Title: Re: The View by American Residential
Post by: hello on July 10, 2015, 02:59:28 pm
"The View will consist of 200 apartment homes with 130 one-bedrooms ranging from 584 to 777 square feet and 70 two-bedrooms ranging from 951 to 1196 square feet and 13,000 square feet of ground floor retail space."

584 to 777 is pretty small. An 800 something in the Metro is 1245. Hopefully that means the 584 will be somewhere around $1,000--a price point which doesn't really exist in downtown currently.


Title: Re: The View by American Residential
Post by: swake on July 10, 2015, 03:04:23 pm
"The View will consist of 200 apartment homes with 130 one-bedrooms ranging from 584 to 777 square feet and 70 two-bedrooms ranging from 951 to 1196 square feet and 13,000 square feet of ground floor retail space."

584 to 777 is pretty small. An 800 something in the Metro is 1245. Hopefully that means the 584 will be somewhere around $1,000--a price point which doesn't really exist in downtown currently.

The Harrington Lofts and Coliseum Apartments are going for well under $1000 a month

http://harringtonloftstulsa.com/floor-plans/



Title: Re: The View by American Residential
Post by: Conan71 on July 10, 2015, 03:09:46 pm
The Harrington Lofts and Coliseum Apartments are going for well under $1000 a month

http://harringtonloftstulsa.com/floor-plans/



Itís hard to keep up with all the development.  Where are the Harrington Lofts?

At $500-$600 at the Coliseum, I bet that will fill up fast with aspiring urbanites.

Itís exciting to see non-stop announcements of new development in the IDL.


Title: Re: The View by American Residential
Post by: swake on July 10, 2015, 03:18:56 pm
Itís hard to keep up with all the development.  Where are the Harrington Lofts?

At $500-$600 at the Coliseum, I bet that will fill up fast with aspiring urbanites.

Itís exciting to see non-stop announcements of new development in the IDL.

The old Harrington's Department store where you used to buy Boy Scout uniforms way back when. 8th and Main.


Title: Re: The View by American Residential
Post by: TheArtist on July 11, 2015, 06:47:09 am
Very nice.  I like the attention to detail on the ground floor, especially around the windows, reminds me very much of some of the classic buildings downtown, and of course like the awnings which will help businesses if and when we get another two months plus of rain.  Though on second look, it appears the awnings are not as far out over the sidewalk / functional as one would hope.  Not really going to help pedestrians.

 


Title: Re: The View by American Residential
Post by: carltonplace on July 13, 2015, 07:38:18 am
This is going to look very nice from the ball park.

It won't be long before every lot in the Brady is spoken for, when that happens developers are going to start looking at the southern part of downtown where there are still lots of surface lots.

Very cool...this town is going to be very different in 2018.


Title: Re: The View by American Residential
Post by: DowntownDan on July 13, 2015, 07:48:48 am
Well done.  The view of that from the ballpark with the skyline above it will be very nice.  Would be cool, if you lived there, to have ballgame watch parties.


Title: Re: The View by American Residential
Post by: Conan71 on July 13, 2015, 10:13:08 am
The old Harrington's Department store where you used to buy Boy Scout uniforms way back when. 8th and Main.

I assumed that was possible, but didnít want to donkey.U.ME. too much.


Title: Re: The View by American Residential
Post by: RecycleMichael on July 13, 2015, 08:15:51 pm
The old Harrington's Department store where you used to buy Boy Scout uniforms way back when. 8th and Main.

They also had "Husky" cut clothes for larger boys. I will have that shame for life.


Title: Re: The View by American Residential
Post by: Townsend on October 24, 2017, 10:52:12 am
There's machinery on the lot


Title: Re: The View by American Residential
Post by: MostSeriousness on October 24, 2017, 11:25:40 am
I think that's BSNF equipment dealing with the derailed train


Title: Re: The View by American Residential
Post by: Townsend on October 24, 2017, 11:47:37 am
I think that's BSNF equipment dealing with the derailed train

Oh well...


Title: Re: The View by American Residential
Post by: TulsaGoldenHurriCAN on October 26, 2017, 09:24:14 am
Oh well...

Yeah, it seems they're never going to start this. Finally downtown caught up to the demand and there's some vacancies. That's a disadvantage of having a few big companies own so much real estate downtown. They can pause their various projects until demand catches up (if it does). Seems short-sighted to me but they're the ones with the prime real estate and millions.

There's only so many renters. Another reason we need someone to put in a massive condo complex. Capture a new market of people wanting to own a piece of downtown.


Title: Re: The View by American Residential
Post by: cannon_fodder on October 26, 2017, 12:37:41 pm
There was a grader on the site over lunch today. Not sure if actual site work or just repairing ruts from the railroad work that utilized the lot...


Title: Re: The View by American Residential
Post by: swake on October 26, 2017, 01:45:53 pm
There was a grader on the site over lunch today. Not sure if actual site work or just repairing ruts from the railroad work that utilized the lot...

Yeah, there's a shovel on the site too. There is equipment there from the railroad, but I'm not sure all of it is for the derailment.


Title: Re: The View by American Residential
Post by: ZYX on October 26, 2017, 02:52:04 pm
I drove through downtown for the first time in a long time the other day, and it looked like they were doing site work.

I also noticed how great the Brady District looks. I just got back from a conference in LA and I didn't visit a single urban neighborhood as nice as the Brady, it's really doing awesome


Title: Re: The View by American Residential
Post by: heironymouspasparagus on October 26, 2017, 06:07:29 pm
M


Title: Re: The View by American Residential
Post by: SXSW on February 25, 2018, 01:44:03 pm
As we wait for this one to go vertical I was recently in Raleigh NC and noticed they have a slightly larger downtown ballpark that is surrounded by 4-5 story newer brick residential buildings.  It reminded me the setup of ONEOK Field and what it could look like with The View to the south and the Ross Group project to the west..

Raleigh
(http://farm8.staticflickr.com/7317/8757006909_30c3e64f5e_b.jpg)

The View
(https://spxeastwebfarm7.spherexx.com/common/dynamic.asp?p=/common/uploads/www_apartmentwebsites_com/property_photos/8969-pho-TV_cam0100cr.jpg&w=981&mw=981&h=610&mh=610)

Ross Group mixed-use project
(http://kotv.images.worldnow.com/images/13048962_G.jpg)


Title: Re: The View by American Residential
Post by: swake on February 25, 2018, 09:38:36 pm
The Ross Group building is worlds better looking.


Title: Re: The View by American Residential
Post by: swake on December 22, 2018, 03:41:58 pm
The View to break ground in January.

http://www.newson6.com/story/39686466/the-view-apartment-building-in-tulsa-ground-breaking-begins-in-january



Title: Re: The View by American Residential
Post by: Weatherdemon on July 18, 2019, 07:02:07 am
The View to break ground in January.

http://www.newson6.com/story/39686466/the-view-apartment-building-in-tulsa-ground-breaking-begins-in-january



This place still has signs up on the corner but otherwise, still an empty lot.
Is this going to get done?


Title: Re: The View by American Residential
Post by: SXSW on July 18, 2019, 07:50:09 am
This place still has signs up on the corner but otherwise, still an empty lot.
Is this going to get done?

I've heard actual work will start within the next month. 


Title: Re: The View by American Residential
Post by: hello on July 22, 2019, 06:44:16 am
I've heard actual work will start within the next month. 

All this new construction is awesome and I'm happy for Tulsa.

That said, ugh. It's already a pain driving/walking around Downtown and that will be the third major project within a few blocks. We just got Archer back. Boulder, BA, etc. Everything is under construction.  ???


Title: Re: The View by American Residential
Post by: SXSW on July 22, 2019, 10:27:05 am
It would be nice if they could at least keep the Elgin sidewalk open during construction.  I know parts of downtown have been transformed over the past few years but this corner in particular will feel like a different city once The View and Vast Bank HQ are finished. 


Title: Re: The View by American Residential
Post by: ComeOnBenjals on July 26, 2019, 10:26:42 am
Unfortunately not a high quality drone shot, but there's been a lot of activity on site recently. Looks like non equipment materials such as brick are beginning to be dropped off on site.  Once this gets going, it'll definitely change the feel of this whole area!

(https://i.imgur.com/BC7hLp1.jpg)


Title: Re: The View by American Residential
Post by: shavethewhales on July 26, 2019, 01:13:16 pm
Probably still just staging some materials for the Vast bank stuff. They probably won't be delivering materials for the apartments until after staking and foundations are coming along. They are so close to being done with the parking garage though. Wouldn't be surprised to see surveyors and staking being done next month.


Title: Re: The View by American Residential
Post by: SXSW on August 08, 2019, 02:40:53 pm
I hadn't seen this rendering of the rooftop pool before, pretty cool "view"  ;)

(https://mms.businesswire.com/media/20190102005644/en/697994/4/The_View_rooftop_rendering.jpg?download=1)


Title: Re: The View by American Residential
Post by: SXSW on August 08, 2019, 08:12:29 pm
They are also currently marketing 13,256 SF of retail space along Archer

https://www.loopnet.com/Listing/420-E-Archer-St-Tulsa-OK/4367518/ (https://www.loopnet.com/Listing/420-E-Archer-St-Tulsa-OK/4367518/)


Title: Re: The View by American Residential
Post by: TheArtist on August 08, 2019, 08:34:18 pm
They are also currently marketing 13,256 SF of retail space along Archer

https://www.loopnet.com/Listing/420-E-Archer-St-Tulsa-OK/4367518/ (https://www.loopnet.com/Listing/420-E-Archer-St-Tulsa-OK/4367518/)

Facing the ballpark is not the most competitive spot to have retail. 


Title: Re: The View by American Residential
Post by: shavethewhales on August 09, 2019, 07:21:20 am
^I dunno, with the new Vast Bank building + parking garage, plus the traffic from games, I think retail could do alright there. It's a very visible location at the very least. Needs to be something that can stay open later though.

That's already one of the busiest street corners in DT on summer nights, and the area is only getting more dense and trafficked.


Title: Re: The View by American Residential
Post by: Weatherdemon on August 09, 2019, 08:42:38 am
I hadn't seen this rendering of the rooftop pool before, pretty cool "view"  ;)

(https://mms.businesswire.com/media/20190102005644/en/697994/4/The_View_rooftop_rendering.jpg?download=1)

Yea.. that's pretty cool!


Title: Re: The View by American Residential
Post by: SXSW on August 09, 2019, 09:04:43 am
^I dunno, with the new Vast Bank building + parking garage, plus the traffic from games, I think retail could do alright there. It's a very visible location at the very least. Needs to be something that can stay open later though.

That's already one of the busiest street corners in DT on summer nights, and the area is only getting more dense and trafficked.

Archer is one of the busier pedestrian streets with all of the new development near the ballpark.  Maybe not traditional retail but a restaurant space would do well in this spot. 


Title: Re: The View by American Residential
Post by: ComeOnBenjals on October 15, 2019, 04:09:24 pm
BREAKING (ground). Looks like the View is officially starting to get underway. Had 2-3 machines digging and moving dirt out of the lot today. It will be exciting to see this thing start to go up!

(https://i.imgur.com/U9C4nLK.jpg)


Title: Re: The View by American Residential
Post by: SXSW on October 15, 2019, 07:47:21 pm
It will be quite the "view" from ONEOK Field once Vast Bank and this apartment project are finished.  200 more apartments will add a nice shot of residential density as well.


Title: Re: The View by American Residential
Post by: shavethewhales on October 16, 2019, 12:09:24 pm
Nice. Glad to finally see it. Another project we've been waiting on for years finally getting off the ground. Got to get through that backlog!


Title: Re: The View by American Residential
Post by: erfalf on October 17, 2019, 10:58:17 am
It will be quite the "view" from ONEOK Field once Vast Bank and this apartment project are finished.  200 more apartments will add a nice shot of residential density as well.

Speaking of...how much of the view from the ballpark of the skyline will be blocked due to these two buildings (well, mostly Vast since The View is in dead center). I figure obstruction will be minimal as most of downtown is behind the tierpoint building. I just can't recall. Been a while since I have been to a game there.


Title: Re: The View by American Residential
Post by: SXSW on October 21, 2019, 08:27:31 pm
Speaking of...how much of the view from the ballpark of the skyline will be blocked due to these two buildings (well, mostly Vast since The View is in dead center). I figure obstruction will be minimal as most of downtown is behind the tierpoint building. I just can't recall. Been a while since I have been to a game there.

It will definitely make a big impact but all of the tallest towers should still be visible unless maybe you're down closer to the field.  Based on the height of the Vast Bank building, which taller because it's office space, I would estimate something like this:
(https://uniim1.shutterfly.com/ng/services/mediarender/THISLIFE/022046773943/media/124815857093/medium/1571711193/enhance)

This is what you will be seeing across the field
(https://bloximages.newyork1.vip.townnews.com/tulsaworld.com/content/tncms/assets/v3/editorial/c/5c/c5cef2e7-3b67-57f2-8c93-f67767ab0510/5c1bee74e5853.image.jpg?resize=1200%2C675)


Title: Re: The View by American Residential
Post by: SXSW on July 13, 2020, 09:43:52 am
TW image with a current view of this project from ONEOK Field with the new Vast Bank HQ.  This will make a big impact as it goes up but doesn't look like it will completely block the skyline view unless you're in the lower portion of the east stands.

(https://bloximages.newyork1.vip.townnews.com/tulsaworld.com/content/tncms/assets/v3/editorial/b/0b/b0b355a6-cab9-5b09-ab1c-2bccf9be2881/5f0b85d345e93.image.jpg?crop=1763%2C992%2C0%2C92&resize=1120%2C630&order=crop%2Cresize)


Title: Re: The View by American Residential
Post by: ComeOnBenjals on July 13, 2020, 10:45:48 am
Definitely seems larger than I first imagined, quite the project.


Title: Re: The View by American Residential
Post by: shavethewhales on July 13, 2020, 11:01:49 am
Several of the 5+ story stair/elevator cores are already up. Even that image is at least a couple weeks old. I've gotten lazy with picture taking, I'll try to grab one if I walk by on Friday. It certainly won't completely block the skyline.


Title: Re: The View by American Residential
Post by: SXSW on July 22, 2020, 08:58:23 pm
Another recent aerial view

(https://lh3.googleusercontent.com/2Sw2vTg6Mnt3Y-3EvmgGqmmaqodGW1LGow-JO7XKRJbS9Yov_vmqA32285_ER0cG32NqkG9_WzxCGqgvupmnML7SEkZ9oDpHPatBTwnczMjmr4RVnwrN7bQYbRm1p5Wad5q4agjmU3IccfuqHCcRtz8rZ3mqk8mi-HuHj5cTfboJP8LPOUs5-w5l_xN5FN3g_hvR8ZZHRz8-01aqgke5_pXs1ts3TIp_xQ7JuY7EyfuCnnjJvsNyorPUw_Z0Mxyn1HDV5GcKAUdvgbnhxHqfuIqPrgjedY0XsAr-ZtZvXm9PaItbAzyOksrxgtd1kVXfAzsPMAhwUDBW8yIudDTsC0zlPJrjDbAQCM1o86UI27acLLGO51ySs9CNL1L4sjRWX0InuYx4GldriiqDGbPTAJ-YxNmLWKjqd5Msc5udE7s59DiWn-6EVoZLbN3QOsYt19ux1je4pS3LpLsGA-BFs0f4P8upw-pe9uoCAsLZNdfCmKRZLz7jl9lOYQXeI-eHNoRqtET97M38Gi1IsV5tywel8-TGYOm7gOX1QfOPBDvrdHYbRSRIfflg0MYyNMtYEIFuku9FDDBh_NsKPbu5MBfhMuuLremCTdr1yHZRAeYijG6ZqPfa61zZGAey_wStwWbeFvabA5uFJb4l9-QL06v2zWqUq0SIxLBYaQaRJWnC_pz_3TXzlDZUEX8LRg=w828-h552-no?authuser=0)


Title: Re: The View by American Residential
Post by: shavethewhales on August 27, 2020, 08:04:30 am
(https://imgur.com/W6HZd3x.jpg)

From last Friday. This really fills up the corner. There's going to be so much life here when it is finished and open.


Title: Re: The View by American Residential
Post by: Weatherdemon on August 27, 2020, 10:07:26 am
It's amazing how much construction is going on N of the track right now.
Love it!


Title: Re: The View by American Residential
Post by: SXSW on August 27, 2020, 10:14:22 am
Probably my favorite project in downtown, it will be a great backdrop for ONEOK Field and add 202 apartments to the area.  ARG has said once The View is finished and leased up they will turn their attention to Santa Fe Square.


Title: Re: The View by American Residential
Post by: LandArchPoke on August 27, 2020, 02:04:37 pm
Probably my favorite project in downtown, it will be a great backdrop for ONEOK Field and add 202 apartments to the area.  ARG has said once The View is finished and leased up they will turn their attention to Santa Fe Square.

My only wish was that they did retail all the way along Archer instead of just half. That's the one bad thing about ARG is they have no clue how to build retail into their projects and it shows. Then they just blame it on "lack of demand" haha. When you have a project like the VAST HQ across the street the answer is ARG is clueless and there's plenty of demand for retail in a project that's properly designed.

The additional residential units is a big win though and if Santa Fe Square can get off the ground there's going to be a pretty solid urban area from the East Village all the way up through OKPOP and the GKFF project behind it. Will really make the area feel a lot like a real city. From what I've heard is ARG is the main group dragging their feet causing Santa Fe Square to be so delayed so hopefully they follow through and don't back out of the deal. They've already said Santa Fe Square will be the last project they do in Tulsa and will now only focus on other markets like Nashville.   


Title: Re: The View by American Residential
Post by: SXSW on August 27, 2020, 08:21:32 pm
They've already said Santa Fe Square will be the last project they do in Tulsa and will now only focus on other markets like Nashville.   

I know the ARG folks and they are committed to Tulsa beyond Santa Fe Square.  The demand just currently isnít there to do multiple large deals at a time, which is why they are also building in DFW, Austin and looking at expanding to markets like Nashville and Colorado Springs.  Beyond Santa Fe Square they like the East Village especially the south end by the NORDAM/Brickhugger properties.


Title: Re: The View by American Residential
Post by: LandArchPoke on August 27, 2020, 09:00:00 pm
I know the ARG folks and they are committed to Tulsa beyond Santa Fe Square.  The demand just currently isnít there to do multiple large deals at a time, which is why they are also building in DFW, Austin and looking at expanding to markets like Nashville and Colorado Springs.  Beyond Santa Fe Square they like the East Village especially the south end by the NORDAM/Brickhugger properties.

That's positive to hear at least. At one point that wasn't their tune and I think there was even a few news stories out there too of Gaskow saying they had no interest in doing more projects in Tulsa and would only focus on other markets. I'd hope they would do more projects, maybe doing a few in other markets will help them tweak the Tulsa projects to be better too. From the renderings for the View, it does seem they are stepping up their game a bit and looks far better than the East Village project they did.

The ground up market has been tough in Downtown with all the historic building conversions in the last few years that added several thousand units to the market. I'm not sure there's many buildings left that'd make good candidates for conversion to apartments so if the market is going to grow more in the next 5 years it will have to be via infill on ground up construction.

I do wish they'd study a bit more on street retail design. If they don't get the visibility part right the spaces will just stay vacant. There's nothing wrong with how they've built some of it, but developers just need to understand that if you don't want to spend the money to build out the retail spaces right, you're not going to get top of market rents. There's a need for smaller office/commercial space on the ground floor for things like doctors for example that will be needed in the next few years as downtown grows, but those type of tenants aren't going to pay what In the Raw is going to pay for a rooftop bar. If you build crappy street retail spaces and someone doesn't want to rent it, doesn't mean there's no demand for retail it just means you didn't do it right or are asking too much money for the quality.

That problem isn't unique to Tulsa and there's a debate going on in much more mature markets about the same thing where developers say there's no demand for retail/commercial space, but it has more to do with the market rent they want to charge. They're generally fine with letting a few thousand street feet sit vacant than drop the market rent and get local tenants in... which is something that's never made much sense to me. That happens even in places like San Francisco, which is in the process of taxing developers who do this. 


Title: Re: The View by American Residential
Post by: SXSW on September 07, 2020, 04:25:25 pm
Agree on the retail frontage but I'm glad to see it at the Elgin corner.  Elgin is already more of a retail/restaurant corridor and the main pedestrian connection between Blue Dome and the Arts District. 


Title: Re: The View by American Residential
Post by: shavethewhales on September 08, 2020, 12:30:37 pm
(https://i.imgur.com/DfbMAeR.jpeg)

Getting closer to the top.


Title: Re: The View by American Residential
Post by: SXSW on September 08, 2020, 01:14:03 pm
Looking forward to seeing this from inside ONEOK Field


Title: Re: The View by American Residential
Post by: SXSW on September 15, 2020, 11:29:52 am
From inside the ballpark for the recent Beethoven concert.  Two more floors to go before it tops out.

(https://scontent-ort2-1.xx.fbcdn.net/v/t1.0-9/119008456_10157820161171025_2756491817685934139_o.jpg?_nc_cat=105&_nc_sid=cdbe9c&_nc_ohc=qsz7bVNWHIQAX9Q9vjs&_nc_ht=scontent-ort2-1.xx&oh=17cf98977a91e29fdd38368921ebc442&oe=5F84EC74)