FWIW, I like the OKC Trolley, and I agree with your points about Architecture and modernism. I would be pleased as punch with that streetcar. The 'old timey' trolley does nothing for me. It reeks of 'tourist-y', and makes it difficult to imagine it as a legitimate mode of transport.
I do know what happened in the TDA meeting yesterday. I'll cut to the chase: the Formaation guys presentation was incredibly thin...mostly marketing fluff. Chuck Tollefsen, who is clearly a marketing guy, managed to belittle TDA Board member Paula Bryant Ellis by calling her "that girl" at one point. There was very little information on how they are going to pay for this, other than citing 'layers of government programs'. His presentation was full of misinformation: that tax credits for the Ross Group were "in progress" (not true, as evidenced by Ross Groups own presentation moments later), and that the TDA was "in process" to approve his project (they are considering the sale of land..they are not approving his project).
IMO, other than his associations with Flintco, Matrix, and Gensler (I suppose. They weren't there.) it appears that this group's ability to start, much less complete, this project is a serious question. I doubt the TDA will go for it.
The Ross Group had a very nice presentation, I thought. Tear down the Hartford Building (that building is problematic, to say the least. It leaks like a sieve. The fake stucco is falling off, and the floor to ceiling heights are short.), and replace it with a 3 story, 60,000 sq foot LEED Silver building, replete with a green roof and geo-thermal heating and cooling. The building would be pushed to the Greenwood frontage, with parking behind it. And they are paying for the land with cash. I expect TDA to work something out with them. The only thing i questioned is why they need all three parcels. the balance will be for parking, and with just 75-100 employees, I'd question the need. Maybe they have trucks or equipment they keep on site.
Land Legacy's presentation was equally as impressive. Love the idea of a linear park in the east village, as a catalyst for development. That is the kind of public/private investment that downtown needs. KMO presented a project adjacent to the park that would include 50 for sale units, ranging from 165-300k.
Two proposals were put forth for the TDA parcel at Boston and Archer. Metroplains, a development company out of Minneapolis, proposed a 40? unit project with underground parking using a variety of federal (HOME) funds and Low Income Housing Tax Credits, so I assume this will be a low income housing project. The other proposal was from Kevin Stephens...a 30? unit project (Urban Green I think is what he called it.) 30 -788 sq ft 1 brm 1 bath units...green patio on the second floor...3 commercial spaces on the ground floor (approx 7000 sq ft.) and parking in the back and underneath part of the building, I believe. It seemed to be market rate housing. Very nice project. I think the Metroplains proposal is a bit thin, because of timing. They need site control in order to apply for some grant, and I am not sure the TDA schedule will allow it. I like the Stephens project, and he says he has the investors to move forward, so if either one is selected, I would imagine it would be his, if I were a gambling man.
The TDA meeting via The World translation:
Downtown housing proposals roll in
One is for rental property while the other is for owner-occupied condos.
By P.J. LASSEK World Staff Writer
Published: 5/9/2010 2:26 AM
Last Modified: 5/9/2010 5:06 AM
Proposals for downtown housing continue to roll into the Tulsa Development Authority.
Last week, the authority received two proposals for a 0.25 acre site in the Brady District on the northwest corner of Archer Street and Boston Avenue, where a parking lot is currently located.
The authority heard presentations from two out-of-state development firms interested in the site, which is appraised at $252,000.
One of the proposals is for affordable rental housing called the Brady District Flats.
Minneapolis-St. Paul-based MetroPlains LLC is proposing a project of about $6 million for construction of a four-story, 30-unit structure with rental rates ranging from $460 to $800 a month. There also will be 4,500 square feet of commercial space and subsurface parking.
The architect for the project, Mike Sikes of Sikes-Abernathie Architects, said MetroPlains is very familiar with the Brady District and has been working with the George Kaiser Family Foundation on projects in the area.
Randy Schold, principal of MetroPlains, told the authority that his company has been involved in rehabilitation of historic buildings in numerous states. Schold also cited some local work, including the Berryhill Building in Sapulpa, the Aldridge Apartments in McAlester and the Will Rogers Apartments in Claremore. He said the company is active in six states.
Schold said that none of MetroPlains' work gets done without partnerships.
He said MetroPlains is an expert in layering federal, state and local financing. He said the proposed Tulsa project is seeking $1.3 million in financing from federal HOME funds.
The second project proposed by Tre One of California is for an energy-efficient four-story structure, costing about $7 million, with 40 condominiums for sale ranging from $155,000 to $295,000.
Kevin Stephens of Tre One told the authority that ground-floor retail spaces would front Boston Avenue with covered parking behind the building.
The condominiums would fill the remaining floors with a common second-floor deck and garden.
Stephens said the project is targeting the needs identified in the downtown housing study. The group's background is in energy-efficient, "green" construction that allows Tre One to produce zero-net energy housing.
Stephens said the proposed project is not contingent of any financing or tax credits.
Stephens said the collective experience of Tre One team members is worldwide with urban redevelopment projects in China, Australia and costal areas in south Florida, Tampa and Miami.
For the past four years, Stephens said he has been purchasing and redeveloping property in and around midtown Tulsa, including historical residential and infill condominiums.
Tulsa Development Authority Executive Director O.C. Walker expects to ask for a vote on entering negotiations with one of the groups at a May 20 meeting.
"TDA seeks the highest and best use of development in the downtown area," he said.
You just have to Love that final quote.
