No. I work in "Cotter Ranch Tower." Mr. Cotter is an octogenarian cowboy who wears suits with his logo stitched on the back. I'm just enamored by a guy who buys an office tower and puts a statute of himself mounted on a horse in front of it.

It is a metaphore. But that actually happend.

WSGwZqGimes

The little suggestion cards sparked a memory, or I think it is a memory anyway. Didn't someone in the metro (Steve Mason perhaps) a while back do a contest or some form of discussion event along the lines of "what do you think ought to happen here" for an area being developed?

Might be interesting to see what would percolate if the Rock Plow owners did something along such lines.Someone in Stillwater did that with a website and a billboard.

Pulling Off the Boards at the Rock Island Plow Building (http://blog.newsok.com/okccentral/2012/09/28/pulling-off-the-boards-at-the-rock-island-plow-building/)
Posted by Steve Lackmeyer on September 28, 2012M at 5:58 pm

Weather permitting, it is likely many of you will be excited to see some activity at the long vacant Rock Island Plow Building at Oklahoma and Reno Avenues in Bricktown.

Don’t celebrate yet.

Don’t celebrate yet.

UGH!!! I was warned, and yet I still got myself all excited. Then I saw that the boards were going right back up

Oh, well. It's a start, and maybe that is enough to get excited about. At least something is beginning to start getting ready to think about perhaps at some point in the near future maybe moving forward with the reasonable expectation that it might not be too far off that this building could possibly see something happen. Maybe before I die.

I will add that there is more reason to be more hopeful. But try to manage your expectations... be prepared for nothing to happen, or something.

I'm always ready for something... Or nothing to happen.

I will add that there is more reason to be more hopeful. But try to manage your expectations... be prepared for nothing to happen, or something.

While I would like to see something remarkable happen with the building, my expectations are quite low. I think we would all like to see this building brought to some form of greatness, and it may at some point, but that is no doubt a long way off. In the meantime, the best thing that could happen would simply be removing the boards and replacing the windows. Give the illusion that he building isn't unused, like how a retail store pulls everything tho the end of a shelf to give the illusion that the shelf isn't half empty... if we are not ment to see what is inside the building, at least put up some heavily tinted windows so no one can see inside. Black tinted windows would look a hell of alot better than brick red painted wooden boards.

SO... Here's to hoping this is the begining of something positive

A crew was on site this morning. I saw about five guys getting ready for the survey.

Took a bunch of photos today... I'm backlogged though.

A crew was on site this morning. I saw about five guys getting ready for the survey.

Was it THE 5 guys? j/k

I drove by today and saw them removing panels. Hopefully the Scaramucci's do something or sell it.

Interesting to note who is taking a look to see what can be done. His architect for Level is Avis' son... Connections lead to good things sometimes.

Photos coming up in a little while.

Oklahoma City (October 02 2012) - a set on Flickr (http://www.flickr.com/photos/williamhider/sets/72157631693033546/)

http://farm9.staticflickr.com/8317/8054622045_e7cbe1d755_b.jpg

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There's more that are uploading now...

Yes, you can really start to see the potential.


Too bad the MidtownR people don't have control of this, as they would make into a real beauty.

At the very least, Avis should consult with them as everything they do is not only fantastic, but it clearly making money.

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I hope they do a great job on this.... this has always been my favorite building in Bricktown... never really been sure why, but i have always thought it had so much potential

Hopeful for some good news soon. Are the steel beams on the roof there to support the roof? There appear to be 7 beams on the roof. They seem to be rather haphazardly placed so I don't think they are supporting any structure, but I couldn't think of any other reason for them to be there other than storage.

I've looked at those from street level before and assumed they were tying the brick veneers together on the two faces, as in perhaps they were once showing signs of crumbling and that is the way that they shored it up. But they have been there a long time, much longer than Avis has owned the building. It also could have something to do with supporting the elevator shaft beneath. That portion that juts above the natural roof line is an elevator penthouse.

Earlier today I saw they had removed the wood covering the basement windows and wanted pretty badly to go peer in, but was too busy. You could easily see down into the basement, which of course is more like a half-basement due to the building's configuration.

Oklahoma City Panoramas (October 02 2012) - a set on Flickr (http://www.flickr.com/photos/williamhider/sets/72157631693734264/)

http://farm9.staticflickr.com/8450/8054852224_1bf1285c6d_b.jpg

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even if they just spent money replacing the windows and the front door .. this building would look so much better

Were I the owner, unless I were financially unable, I would consider it a public service to replace the windows and doors.

THere was a firetruck parked outside last night with firemen just standing around on the sidewalk. It looks like they were just there for cautionary measures, if anything.

The RIGHT windows and doors for that building would probably cost a half million dollars or more. Anything cheaper would still be well into six digits, yet would be detrimental to the long-term future of the building. You're unlikely to see windows and doors go on until there is a firm development plan in place. The good news is that there appears to be movement in that direction.

The RIGHT windows and doors for that building would probably cost a half million dollars or more. Anything cheaper would still be well into six digits, yet would be detrimental to the long-term future of the building. You're unlikely to see windows and doors go on until there is a firm development plan in place. The good news is that there appears to be movement in that direction.

that is a very good point ..

The RIGHT windows and doors for that building would probably cost a half million dollars or more. Anything cheaper would still be well into six digits, yet would be detrimental to the long-term future of the building. You're unlikely to see windows and doors go on until there is a firm development plan in place. The good news is that there appears to be movement in that direction.

$500,000 for windows!!! This detail is why I am hesitant to trash developers and property owners in Bricktown completely. Some of their proposals are certainly not of my preference, but they are the ones laying out the $$ and taking the risks. We should be very supportive of developers when they "do it right" and maybe be a little less strident in some of our objections. We are fortunate to see the various review boards requiring a higher level of quality as downtown OKC becomes a more desirable place to live, work, and play.

The RIGHT windows and doors for that building would probably cost a half million dollars or more. Anything cheaper would still be well into six digits, yet would be detrimental to the long-term future of the building. You're unlikely to see windows and doors go on until there is a firm development plan in place. The good news is that there appears to be movement in that direction.

I think she meant replacing the glass - not the windows. It would still cost a shinny nickel but a fraction of $500,000. Besides, a city ordinance should require glass to be in place in the first place.

I got a shot inside the Sherman Ironworks Building because someone busted a window out.

I think she meant replacing the glass - not the windows. It would still cost a shinny nickel but a fraction of $500,000. Besides, a city ordinance should require glass to be in place in the first place.

Not sure what you are referring to but a lot of window frames are gone and a lot of the ones that are left are rotten

Not sure what you are referring to but a lot of window frames are gone and a lot of the ones that are left are rotten

If there is nothing to attach the glass to then there is not much that can be done. Somewhere I have a picture of building in downtown Monroe, LA where they put up wood planks and painted windows on them.

Found it.
http://i1178.photobucket.com/albums/x378/KerryinJax/monroe.jpg

Found it.
http://i1178.photobucket.com/albums/x378/KerryinJax/monroe.jpg

We've got a saying in Mississippi that we use for things like this that isn't appropriate to say on here.

We've got a saying in Mississippi that we use for things like this that isn't appropriate to say on here.

Maybe, but it was interesting enough that I took a picture of it as something that was unique and neat, and not for the purpose of showing urban decay.

Maybe, but it was interesting enough that I took a picture of it as something that was unique and neat, and not for the purpose of showing urban decay.

Definately interesting. It's something you don't see every day.

Maybe, but it was interesting enough that I took a picture of it as something that was unique and neat, and not for the purpose of showing urban decay.

Yeah, and it doesn't have to be paintings of windows.

How cool would it be to ask artists to submit works of that size to hang in/over the window openings? Light it up a bit and you'd turn a neglected and boarded up eyesore into a 4 story outdoor art gallery.

At least those painted windows show someone is paying attention. Rock Island Plow looks like no one has thought about it in decades. Even the window boards are cracked and faded.

At least those painted windows show someone is paying attention. Rock Island Plow looks like no one has thought about it in decades. Even the window boards are cracked and faded.

It is pretty bad when the boards that were put in to replace the broken glass are themselves falling into disrepair.

$500,000 for windows!!! This detail is why I am hesitant to trash developers and property owners in Bricktown completely. Some of their proposals are certainly not of my preference, but they are the ones laying out the $$ and taking the risks. We should be very supportive of developers when they "do it right" and maybe be a little less strident in some of our objections. We are fortunate to see the various review boards requiring a higher level of quality as downtown OKC becomes a more desirable place to live, work, and play.
We had more than that in the exterior door/windows (Pella Architect Series) in the JDM Place building and that was 12 years go.

Yeah, and it doesn't have to be paintings of windows.

How cool would it be to ask artists to submit works of that size to hang in/over the window openings? Light it up a bit and you'd turn a neglected and boarded up eyesore into a 4 story outdoor art gallery.

I'm sure there are some artists in the Plaza District or Paseo that could come up with something that would look good...

I am confident that windows that are 100x better than the original windows could be purchased for this building for $35 to $40K.
(If we are only talking about the 19 windows facing the street.)

I am confident that windows that are 100x better than the original windows could be purchased for this building for $35 to $40K.
If we are only talking about the 19 windows facing the street.

(OK . . . Maybe 100x is a bit of an exaggeration, but the price isn't. =)

Sure you could put some low grade Home Depot/Lowe's or entry level Diamond windows in for close to that price but for the most part you would have to build another frame within the frame to use a standard size aluminum window to do it cheap and it would look like what it is, cheap aluminum windows in an old building but I still think trying to get that done would be well in excess of your estimate. That might not get approval by the design committee either. The big problem with these old buildings is most of the windows are a different size compared to the "standard" sizes that are available now, custom size windows are not cheap. Since JDM was stripped to the bare concrete structure we were able to standardize our door/window sizes and use a standard size system from the Pella catalog. If you're going to spend the money, do it right (looks wise) and make it current (energy efficient) like using thermally broken wood or steel windows. To me it would be a waste of money and resources to throw some cheap windows in there only to replace them later when a project is actually started. Cheap windows would probably not allow the building to comply with the newer energy codes coming into effect as well.

I've used a product like Dynamic Architectural Windows (http://www.dynamicwindows.com/) and A&S Windows (http://www.aswindowassociates.com/), they are very good but not cheap.

Actually, I was talking about Andersen 400 Series Woodwright windows with oak interiors . . .
With "Reverse cottage" sashes and large transoms for the lower window units.
They aren't "cheap" no matter how you define that term or where you purchase them.
(did i mention custom-sized to fit the openings? except for extension jambs? if required . . . =)

Andersen also has the A-Series, but I don't have pricing for those available.
You would have to go with the A-Series if you insisted on providing yourself with the pleasure of priming and painting the exteriors.
Oh! And if a person is interested in a less energy-efficient, true-divided light, insulated-glass unit . . .
well, I'd just have to wonder why.

From all of my experience, the term "thermal break"/"thermally broken" only refers to metal windows and I wouldn't recommend those to anyone. Nor would I ever suggest using vinyl windows in an application such as this. Vinyl-clad or aluminum-clad (such as Pella or Jeld-Wen) sure. Plain vinyl. Nope.

Actually, I was talking about Andersen 400 Series Woodwright windows with oak interiors . . .
With "Reverse cottage" sashes and large transoms for the lower window units.
They aren't "cheap" not matter how you define that term or where you purchase them.
(did i mention custom-sized to fit the openings? except for extension jambs? if required . . . =)

Andersen also has the A-Series, but I don't have pricing for those available.
You would have to go with the A-Series if you insisted on providing yourself with the pleasure of priming and painting the exteriors.
Oh! And if a person is interested in a less energy-efficient, true-divided light, insulated-glass unit . . .
well, I'd just have to wonder why.

From all of my experience, the term "thermal break"/"thermally broken" only refers to metal windows and I wouldn't recommend those to anyone. Nor would I ever suggest using vinyl windows in an application such as this. Vinyl-clad or aluminum-clad (such as Pella or Jeld-Wen) sure. Plain vinyl. Nope.
I wasn't sure if what the original building had was steel or wood windows, I think it should be replaced with a copy of the existing windows. I would hate to see wood windows in the Fred Jones building in place of the original steel warehouse windows.

I've never spec'd a vinyl window, the ones that I have seen just don't seem to handle UV degradation well. I wouldn't spec vinyl clad windows, if you are going for a clad window the aluminum ones are the only way to go.

The only one that I knew who was interested in a "true divided light" insulated wood window was the Crown Heights Design Review Committee, they required their use (10 years ago or so). A friend did a remodel there and had spec'd Pella applied muntin windows and those were not approved event though they were the same windows in the rest of the house, the previous owner had replaced the original windows years before with the Pella windows....of course one of the committee members husband was the distributor of Kolbe & Kolbe windows which at the time which the only manufacturer of them.

Mr. Haynes? Is that you?
No . . . Not Mr. Haynes. (Nor Mr. Haney . . . Nor Mr. Holmes (on homes))
Not Bob Vila, Norm Abrams or Tommy Silva neither. =)

Uh . . . Who is Mr. Haynes?

Don't remember Haynes. But I sure miss Don and Gusty at times.

http://i83.photobucket.com/albums/j286/UnFrSaKn/Downtown%20OKC/Bricktown/2e931025572c62ddc0c8b059282fe965.jpg

Timeline Photos | Facebook (http://www.facebook.com/photo.php?fbid=10151358060062212&set=a.264691522211.151571.259617042211&type=1&relevant_count=1&ref=nf)

awesome shot!

awesome shot!

At least this old building makes a nice banner holder. Hell... I say we just leave the banner on all year!!

Just learned there is a deal in the works to sell Rock Island Plow to a local developer.

Planned is a massive renovation with higher-end apartments and retail on the lower level.

Can't say any more at this time because I don't want to sour the deal and it's not done, but definitely in progress and looking very promising.


Seems like Bricktown is really coming alive, especially with living units: Mercantile Building, East Bricktown and now Rock Island Plow.

I bet we'll see more of this in the near future.

That's great news, Pete! Good job.

Great news but it is amazing it has taken this long.

Fantastic news, Pete! This is so exciting. This has long been an eyesore in Bricktown and these plans, if realized, will make a huge difference.

Now if we can get someone to work on the Spaghetti Warehouse building and the U-Haul building, we'll be in business.

Great news but it is amazing it has taken this long.
The deal has been in the works for many months. The developer is first-rate, but this project will be a bit if a departure for him. Better for projects like these to take time to come together and be done right than rushed and haphazard.

Just learned there is a deal in the works to sell Rock Island Plow to a local developer.

Planned is a massive renovation with higher-end apartments and retail on the lower level.

Can't say any more at this time because I don't want to sour the deal and it's not done, but definitely in progress and looking very promising.


Seems like Bricktown is really coming alive, especially with living units: Mercantile Building, East Bricktown and now Rock Island Plow.

I bet we'll see more of this in the near future.

Awesome news. Could Scaramucci's son be involved with the design?

The deal has been in the works for many months. The developer is first-rate, but this project will be a bit if a departure for him. Better for projects like these to take time to come together and be done right than rushed and haphazard.

Does he already have the plan and he's just waiting to purchase the building?

He already has a plan (Pete alluded to it and is accurate) but I think it will be malleable if new opportunities present themselves.

How close are we commoners to actually finding out the details?

Deal probably has to be done before they want to reveal the details. Otherwise chances of screwing it up exist.

Deal probably has to be done before they want to reveal the details. Otherwise chances of screwing it up exist.

Hence why I asked how close we are... Are negotiations close to finalizing?

I am going to say probably not.

On the bright side though, now that there are a LOT of comps coming onto the market in Bricktown w the Mercantile and Brooks developments, it has gotten a lot easier to go to a bank and say here's my plan for housing in Bricktown.

Any new info on this project?