The Tulsa Forum by TulsaNow

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

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.

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.

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.

"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/

It’s 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.

It’s 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.

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.

 

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.

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.

I assumed that was possible, but didn’t want to donkey.U.ME. too much.

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

There's machinery on the lot

I think that's BSNF equipment dealing with the derailed train

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.

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.

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

M

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)

The Ross Group building is worlds better looking.

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?

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.  ???

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. 

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)

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.

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)

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. 

^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.

Yea.. that's pretty cool!

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. 

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)

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.

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!

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)

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)

Definitely seems larger than I first imagined, quite the project.

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.

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)

(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.

It's amazing how much construction is going on N of the track right now.
Love it!

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.   

I know the ARG folks and they are committed to Tulsa beyond Santa Fe Square.  The demand just currently isn’t 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. 

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. 

(https://i.imgur.com/DfbMAeR.jpeg)

Getting closer to the top.

Looking forward to seeing this from inside ONEOK Field

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)

(https://imgur.com/fFqFsfS.jpg)

(https://imgur.com/p5kAzFq.jpg)

And....  they're on fire.
https://www.kjrh.com/news/local-news/tulsa-firefighters-on-the-scene-of-a-fire-in-downtown-tulsa

(https://i.ibb.co/wYYzp8s/fire.jpg)

were there fireworks tonight? 

edit: Rumor says fireworks triggered the fire.
who thought that was a good idea?

Yeah maybe wait until the all-wood structure is further along until you blow up fireworks next to it.   ;)

Looks like damage was minimal, thankfully.  That could've been a huge disaster.

(https://imgur.com/7cmyWiG.jpg)

Almost ready to start brick.

What a big hole this fills.  Now just need a couple more of these on those big lots to the west along Archer.

They have been moving along quickly with the brick work. I didn't grab a photo, but you can see looking down Elgin that a lot of that side is already bricked. Can't wait to see the exterior finished, this is going to look awesome!

If you mean between Detroit and the CotU, that will probably have to wait for an even bigger something to come along.  Those are owned by BOK.

That said, if infill were to happen there, I would love for the buildings to com up flush on the bridges so you could actually enter storefronts on the bridge.  They were like that before they were leveled for parking.

I doubt they would do that at least on the Cincinnati and Detroit bridges.  I could see it with the Boston bridge as a tie-in to the CotU parklet. 

Some progress photos from Provident's social media page:
(https://media-exp1.licdn.com/dms/image/C5622AQE1Z79qs7bxdw/feedshare-shrink_2048_1536-alternative/0/1608313035990?e=1611187200&v=beta&t=T31Ywwf_5DkqxLfXKuqUwriOZutvMpHGgh6reCHxmTk)

(https://imgur.com/04xZ4O3.jpg)

Brick progress has been slow. The south side is close, I think.

(https://imgur.com/6Wv3Kyb.jpg)

This view hasn't changed much in the last month or so... I wonder why external work has slowed down so much...

Working in the Courtyard.

New rendering I hadn't seen before looking west on Archer

(https://media-exp1.licdn.com/dms/image/C5622AQFiUWNKgnIdTg/feedshare-shrink_2048_1536/0/1616009580893?e=1620864000&v=beta&t=ra85ayK3VwAiVoitTdRJZZOc0QnDubW7H5svo0WQUXI)

The outside is still relatively unchanged, but I did glance through the opening on the west side and saw that they have indeed been working on the courtyard. Really want to see this thing finally get bricked and completed.

Finally getting the front put on.

(https://imgur.com/WxX6eKc.jpg)

(https://imgur.com/Us6Gm2R.jpg)

They are flying on this thing now. The brick area from the last photo is completely done now and they are spreading out to the SW corner. It looks really sharp. This is going to be a great looking building when the brick is finally complete.

I've actually submitted my interest in a unit myself, but haven't heard back from anyone yet. I will be looking very closely at it. I'm sure it will be hectic with the stadium right next door, but I could use some more excitement in my life, lol.

I’ve been through these apartments, they are nice and the views are great.  The club room and outdoor desk overlooks the ballpark and the Arts District.  There will be a restaurant at the corner space not sure which one yet though.

I’ve been told the Santa Fe Square apartments (also developed by ARG) will be similar in appearance and amenities, and will be built by the same GC.

(https://imgur.com/2NK9eWU.jpg)

The brick looks really sharp.  Hopefully ARG's Santa Fe Square project will be similar. 

(https://imgur.com/CzSv2Fg.jpg)

Weird that some of the "windows" are bricked up from the get-go like this. Design change, or design choice?

(https://imgur.com/qcbtAFv.jpg)

(https://imgur.com/x3jHNme.jpg)

shavethewhales, I too wondered about the windows. In that one location it's super odd the 2nd floor has windows then the floors above there are none. I'd be interested to see the building layout once floorplans are available to see why that's the case. Odd to do that on the corner where you probably have some of the better views too.

My best guess is that's where the mechanical area of the building is at. It's not tall enough to dedicate a whole floor to so instead it got a section out of three floors horizontally. The bricked-in window look is only there to break up would otherwise be a large expanse of brick which would look worse.

Maybe they should paint a mural there. Of windows.  ;D

(https://g1.img-dpreview.com/7E248623479A49EEB6CA94FC1CCF4454.jpg)

This is the club room on the top floor overlooking ONEOK Field

(https://scontent-iad3-2.xx.fbcdn.net/v/t1.6435-9/236293243_4243864545682047_7929460717079151576_n.jpg?_nc_cat=109&ccb=1-5&_nc_sid=e3f864&_nc_ohc=L_DIcNFoh9QAX9iiN6S&_nc_ht=scontent-iad3-2.xx&oh=4fcab6539e83862ccc1f9c98cd8a7f11&oe=6150B3D7)

That is awesome. They really stepped up on this property.

(https://imgur.com/u1Nk7g1.jpg)

Blurry photo, but this project is just about done. They are supposed to be letting people move in within the next couple weeks I think. All the lights were on inside and it looks like 99% of the exterior is done finally. Just some touchups and finishing over the next few weeks and this corner will be cleaned up at last.

They did a nice job with this. Not the most inspired design, but the brick will age well into the surrounding neighborhood.

It looks really good and fills a big hole.  Once it's leased up and the restaurant/retail space is built-out it will be a big driver of pedestrian activity in the area.  Really interested to see what goes in the retail space, that's a fantastic corner location

(https://imgur.com/G0WsxCp.jpg)

One last update on this one. They are still finishing a few punchlist items, and the bottom retail space is completely unfinished, but the lights were on last night and it appears to be at least partly occupied now.

The building is generally okay - generic but not offensive and fits in to the area well - but that sign is a bit silly. I mean it's a dumb name to begin with that looks even dumber as a sign, especially without the "The". I'm surprised there isn't another sign up there that says "Live, Laugh, Love". But then again when a company is named "American Residential" one shouldn't expect much. Coming soon "The Building by United States Living Quarters"!

The building is open and there are residents living there.  The corner retail space will be a restaurant that should start build-out within the next couple months.  Getting those retail spaces filled will be great for pedestrian activity in that area, it has been a hole for a long time going back to when the site was a warehouse and during construction when the sidewalks were closed.  They'll also be installing the street trees and lighting over the next few weeks.

Nice shot by Mike Simon with the TW showing The View and Vast Bank.  Hoping we see another tower crane rise on the Annex lot in the background later this year

(https://scontent-dfw5-2.xx.fbcdn.net/v/t39.30808-6/323277825_718463976562438_2853243289430231732_n.jpg?_nc_cat=106&ccb=1-7&_nc_sid=730e14&_nc_ohc=HoxQooHN_hEAX_70we0&_nc_ht=scontent-dfw5-2.xx&oh=00_AfAeJ9HETpMULY1gRTsifmYMOY9dugZ9fsRB6hUL_kZvyQ&oe=63C283E8)

Great photo!

I know that the south/east portions of downtown are parking lot wastelands that drive me crazy, but it's nice to take a step back and see all the progress that's occurred over the last couple years. There's some nice density surrounding the baseball field/blue dome that was nonexistent 7 years ago. Onward and Upward!

Agree.  The buildout of Santa Fe Square and the Annex project will a have similar impact on the Blue Dome District.  I’d like to see Elgin continue to build into the commercial corridor that connects the ballpark area to the rest of downtown.

Elgin I wish the city would put a little money into. Do the brick all the way down to 11th like they have done by the ballpark and turn it into a more pedestrian friendly street and allow the businesses to have more patio/outdoor seating.

It has a lot of potential to be a 'strip' type set up - put some type of overlay that would encourage multiple facades/small infill. While I don't care for 6th Street in Austin - Tulsa could use something similar that is a known area for entertainment and Elgin is kind of the center in between a lot of different district and could act as a spin between Arts/Greenwood, Blue Dome/East Village, 6th into the Pearl and back toward the Convention Center and 11th Street east and west. If a little concentration was put into this area it could then feed outwards too.

A lot of great cities kind of have that evening street/gathering space - Dallas is Deep Ellum (formerly McKinney was the main street but now it's migrated over to Main/Commerce in Deep Ellum), Austin 6th Street or Rainey Street or SoCo, Memphis has Beale Street, Nashville has Broadway, New Orleans is obviously Bourbon Street, Vancouver is Granville, etc. etc. Elgin if developed in a certain way could emulate that and really serve as a main strip - right now the horrible shape of the streets keeps that from happening. It really makes me sad when I'm downtown after coming back from places like even Oklahoma City. We really really really need a Project 180 type package for downtown. The road diets and stuff have been great but we still lack some very basic things like more street trees, proper lighting, decent sidewalks in so much of downtown it's really pathetic for an area that has seen so much development that the city hasn't done something to address the walkability of downtown more aggressively. Same with the 18th & Boston area as discussed in another topic - the lack of proper urban infrastructure investment is really holding many areas of town back. Same could be said about the Pearl too.

^ A continuation of the Elgin streetscape by the ballpark down to the 11th roundabout would be an amazing improvement for downtown.  No doubt that level of public investment would attract more development along the corridor.  

I’ve said it before but the City should update its downtown master plan with these types of corridors in mind then work with the individual property owners to develop their sites, or sell at market value to developers.  Any surface parking lots on developable lots would be subject to higher property taxes. 

No need to limit it to surface parking lots.  Include buildings not being used for something useful.  Might have a difficult time defining useful but I'm sure it could be done.  Vacant and otherwise unused would be a good start.

At the corner of Archer and Elgin on the first floor within The View

https://tulsaworld.com/life-entertainment/local/food-drink/islas-southern-kitchen-to-open-jan-10/article_14c3274a-9540-11ee-a6b8-27469c3291e6.html (https://tulsaworld.com/life-entertainment/local/food-drink/islas-southern-kitchen-to-open-jan-10/article_14c3274a-9540-11ee-a6b8-27469c3291e6.html)