An ambitious plan to replace a vacant service station with a 5-story mixed use building has been revealed for the north end of Automobile Alley at 1122 N. Broadway.



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Safdar Muhammad – who also owns the gas station and convenience store directly west across Broadway – has submitted plans to the Downtown Design review committee for a building which would include retail, office and restaurant space as well as a multi-level parking structure.



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The property had most recently been operated as an auto shop but has been vacant for a number of years.

Dubbed Broadway Place, the new structure would feature space for a 'table cloth' restaurant with outdoor seating on the fourth floor as well as an area on the rooftop for outdoor entertainment, parties and receptions.

The office space includes balconies for outdoor furniture and views of the downtown skyline.



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Directly north of the project is a large park and the proposed location for the new Oklahoma Contemporary (http://www.okctalk.com/showwiki.php?title=Oklahoma+Contemporary) museum. To the south are recently renovated and historic Pontiac (http://www.okctalk.com/showwiki.php?title=Pontiac+Building) and Buick (http://www.okctalk.com/showwiki.php?title=Buick+Building) buildings. The new Hatch (http://www.okctalk.com/showwiki.php?title=Hatch) breakfast and lunch spot is just starting work and will join Broadway 10 (http://www.okctalk.com/showwiki.php?title=Broadway+10) and Sidecar (http://www.okctalk.com/showwiki.php?title=Sidecar) as drinking and dining options at NW 10th and Broadway.


The plans will be reviewed at an meeting on April 21st. Design is by GSB of Oklahoma City.



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This is awesome! Infill! Top floor restaurants, built in parking, new retail, awesome looking design, street level. This is a total win.

It's also a key gateway property as people enter Auto Alley and downtown from the north.

I'm currently in Kansas City, which is an AMAZING city, and there is a stretch of road that goes from downtown then heads south called Main Street that then turns into Brookside. It's where the Nelson Atkins Art Museum is located. But it reminds me a lot of Broadway from Auto Alley heading north. But this area is Street level buildings, all 3 stories plus for several miles. Not to mention almost total street wall. It's really a cool sight.

I would love to see Broadway extend to 23rd with retail and residential with similar buildings. This is a great start!

Very cool.

This would be a tremendous addition! I hope this comes to fruition... :)

This is a grand slam, hope it gets built.

Nice

Likely to get some design review pushback.

Likely to get some design review pushback.

I hope it does. The current design...YIKES.

Likely to get some design review pushback.

Okay, I'll bite, and admittedly don't know much here, but is there an AA design district, and where does it end? This is the northern border I'd guess right? This design looks something on the street side like the building that houses Waffle Champion on Walker.

Without knowing exactly what the materials are, what is wrong with the design?

News ok/Steve firing shots @ the validity of this development.

Steve's opinion blog piece is here: Background on the Proposed Five-Story Development on Broadway | News OK (http://newsok.com/article/5484696)

In essence, he's basically just overemphasizing what we already know: This is a proposed building and all elements are subject to change up to the point at which it gets built - if it does get built.

All of that said, if this building does come to fruition and in a similar fashion to what has been proposed, then this is absolutely a slam dunk. A definite win for OKC and Automobile Alley!

"The following rendering popped up online" -- it really takes effort to write in such a passive voice so as to ensure not to acknowledge OKCTalk's contribution to the dialogue about development. :rolleyes::rolleyes:

^
I enjoy his articles, but they are sometimes the written equivalent of "throwing shade."

"The following rendering popped up online" -- it really takes effort to write in such a passive voice so as to ensure not to acknowledge OKCTalk's contribution to the dialogue about development. :rolleyes::rolleyes:

Nobody else even knew about this until we reported on it, which is the case for almost everything on our News page.

I used to really like Lackmeyer's stuff, until I started to learn the truth behind the scenes about a few things. I've grown very tired of his selective commentary supported by omission of facts, his insistence upon being privy to ongoing private business dealings under threat of negative commentary, and character assassinations based on events unrelated to the matter at hand, all the while standing on his marble pedestal saying "I'm just asking annoying questions". My impression is now "self-aggrandizing internet bully".

Don't want to turn this into a bash Steve / OPUBCO thing as we have a thread for discussing such things.

But did want to point out that this particular story -- and many more like it -- originate here and we are virtually never given any credit, apart from KOCO who does a good job of that.

Otherwise, I'm trying to stay on the high road here.

Don't want to turn this into a bash Steve / OPUBCO thing as we have a thread for discussing such things.

But did want to point out that this particular story -- and many more like it -- originate here and we are virtually never given any credit, apart from KOCO who does a good job of that.

Otherwise, I'm trying to stay on the high road here.

Forgive me for turning to the negative. But...

I used to really like Lackmeyer's stuff, until I started to learn the truth behind the scenes about a few things. I've grown very tired of his selective commentary supported by omission of facts, his insistence upon being privy to ongoing private business dealings under threat of negative commentary, and character assassinations based on events unrelated to the matter at hand, all the while standing on his marble pedestal saying "I'm just asking annoying questions". My impression is now "self-aggrandizing internet bully".

Following him on Twitter has been, um, illuminating.

Following him on Twitter has been, um, illuminating.

Ummm, right? The Doerflinger (whom I vehemently disagree with) discussion was was miles out of line. Talk about bad life decisions.

Couple of new renderings.

This project goes before the Downtown Design Review Committee on April 21st:



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OMG, looks amazing and will really anchor in AAlley as the OKC's premier urban retail destination.

What is the specified exterior? Is that CINDER BLOCK?

http://www.okctalk.com/images/pete/broadwaypark041216c.jpg

I'm going to give them the benefit of the doubt and assume grey stone something like this, though perhaps more uniform:

https://www.provia.com/assets/html_generation/gallery/images/drystack-stone/Erie-Dry-Stack.jpg

Obviously cinder block should be a 100% no go. One Rick Dowell cinder block parking garage fulfills our cinder block quota really for the entire 600+ square miles of OKC, but certainly for downtown.

http://www.okctalk.com/images/pete/broadwaypark041216c.jpg

Yep - staff report says brick.

Also, the staff report is pretty negative... recommends continuance of the building itself so that the applicant can modify various things.

What specifically do they not like about it? Several people have commented negatively on the design and I'm just not seeing what's so bad about it?

I mean, we could get super picky about certain things, but if we let Chase build that abomination on 4th/Broadway and we let Dowell get away with that developing country garage, what are we so up in arms about here?

STAFF RECOMMENDATION
1. Approve Case Items 1, Demolition; 3, Sidewalks; and 5, Landscaping/Site
Improvements on the basis that the project complies with the regulations and
guidelines of the Downtown Design District zoning ordinance as referenced in
Section C of the Staff Report.
2. Continue Case Items 2, Main Building and 6, Screening/Fencing to the June
16, 2016 meeting so that the applicant can:
a. Eliminate the exterior balconies.
b. Eliminate the sloped standing seam metal roof and redesign with a
parapet.
c. Revise the upper floor window pattern.
d. Incorporate reference to the historic filling station use or building.
e. Provide additional details of the dumpster and transformer screening.
3. Continue Case Item 4, Signage to the June 16, 2016 meeting so that the
applicant can coordinate the signage with the revised building design.

But while we're levying complaints, my #1 and biggest complaint is that there are not front doors at the corner. But when developers do that right in OKC it's a majorily pleasent surprise. There should be a $1,000,000 fine for even presenting any sort of new building in urban areas without doors facing the center of the intersection.

Additionally, the first floor should be at least 1 foot higher if not 2, and the glass should extend all the way to the bottom of the 2nd floor.

And perhaps a couple of other issues, but these are all things that were ignored at the Edge, Level, Springhill Suites, etc etc etc.

I'm just going to pretend like I didn't read the part about eliminating the exterior balconies.

DDRC is at it again.

I'm just going to pretend like I didn't read the part about eliminating the exterior balconies.

DDRC is at it again.

I don't understand why they'd want to eliminate the balconies? Anyone?

Pete, what do you suppose their objection to the exterior balconies is? Are you aware of any design guidelines for AA which mention balconies?

Pete, what do you suppose their objection to the exterior balconies is? Are you aware of any design guidelines for AA which mention balconies?

The full report said none of the other buildings in the area have them and therefore they are out of place.

The full report said none of the other buildings in the area have them and therefore they are out of place.

lol

Actually, the old CR Anthony Building at 6th has outside balconies at the corner.

The full report said none of the other buildings in the area have them and therefore they are out of place.

Is there a way to appeal that part of the decision?

Is there a way to appeal that part of the decision?

The comments are only recommendations by staff from the planning department.

The Downtown Design Review Committee will ultimately make the decision at their next meeting (unless continued).

I believe these are just staff recommendations, right? Nothing to appeal yet.

edit: missed Pete's post.

I'm more curious about the parapet suggestion.

That property falls within Downtown Business District (DBD) boundaries and as such the guidelines would encourage scale, window openings and materials use that are compatible with the surrounding building stock. All you have to do is look further down Broadway to see what design elements would easily breeze through the approval process. It's not rocket science, and staff is doing their job in making these recommendations. The DDRC itself doesn't have to abide by them, but in not doing so would probably not be doing their OWN jobs correctly. If you have questions about how DDRC and the downtown design review processes work, you should take some time and read this: https://www.okc.gov/planning/planning_library/SCHEDULES/Handout_DowntownDec2015.pdf You can also reference this: https://www.okc.gov/planning/downtown_review/index.html

The full report said none of the other buildings in the area have them and therefore they are out of place.

The staff report also notes that the balconies might not work in the "Oklahoma wind," and notes that the staff recommendations also reflect items heard from DDRC members during the previous DDRC meeting.

^^^^^
OK the Oklahoma wind part is a little bit on the silly side.

Actually, the old CR Anthony Building at 6th has outside balconies at the corner.

No balconies on that building. The corner is just cut away, like a modern take on a light well. I can see how they would look like balconies if you didn't look close. That said, even if they were balconies they would fit within the footprint of the building. I think one of the things that people are finding visually jarring about this one is that balconies protrude willy-nilly in every direction from this structure.

^^^^^
OK the Oklahoma wind part is a little bit on the silly side.

Yep. It has no basis in code and wouldn't stand up at BOA/County Court if turned down on that basis.

What is the specified exterior? Is that CINDER BLOCK?

No, Rick Dowell has nothing to do with this.

These are the latest renderings which will be presented to the Downtown Design Review Committee next week:



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http://www.okctalk.com/images/pete/broadwaypark051216d.jpg

As minute as the detail is, I like how the logo on the sign is similar to the old Conoco logo, and I love the way this building looks. I think that's a slam dunk. Build it! :D

Will be interesting to see the DDRC comments at their meeting this week.

I love it.

Not perfect, but compared to some of the ...less than stellar things that have been built in downtown the last 5 years, this is a homerun.

5 stories with built in parking...balconies...decent street level interaction.

I think it is modern and very nice overall design. I ONLY wish there was something to break up the monolith feeling about the renderings; perhaps the alternate use of color for different sections of the building or perhaps more GLASS fronting Broadway. It just appears to be quite closed/cold for an otherwise successful modern mid-rise design.

Balconies on Broadway: Safdar pleads for building design approval
By: Molly M. Fleming The Journal Record May 19, 2016 0

OKLAHOMA CITY – Muhammad Safdar wants to build a four-story building at 1122 N. Broadway Ave. But the Downtown Design Review Committee wants him and his architecture team from GSB Inc. to revise the design.
This is the second time the DDRC has asked for revisions, based on recommendations from the city planning department.

In its review of the project, the planning department asked for changes to the fourth-floor balconies, elimination of the second-floor balcony, and an alternate brick color to the proposed onyx.

GSB Inc. architect Haven Mankin came to Thursday’s DDRC meeting with a new brick color, Endicott ironspot. He said he had previously used the brick in Automobile Alley. He also eliminated some of the second-floor balconies, but not all of them. The DDRC was pleased to see the new brick color.

“We are unwilling to change the fourth-floor balcony,” he said. “It severely impacts the layout and the circulation.”

A white-tablecloth restaurant is expected to fill the top-floor spot.

The building’s height was not addressed by the DDRC, but brought to the floor by architect Rand Elliott. He was speaking as a representative of the Automobile Alley Design Committee. The three-person committee consists of Elliott, Bob McDonald and Brian Dougherty. Elliott said the historic district is successful because of the design guidelines in the area.

“If we changed something every time someone came into the neighborhood, we wouldn’t have Automobile Alley, we’d have the suburbs,” he said.

The Automobile Alley design guidelines require that a new building be no more than 25 percent taller than a neighboring structure. He said the guidelines also ban balconies.

The building adjacent to the four-story project is only one story. But DDRC member Cory Baitz said the four-story structure was similar in size to the Buick Building down the street, at NW 10th and N. Broadway Avenue.

“There’s no way we’re going to reduce the building height,” Mankin said.

The DDRC wasn’t asking for that. Committee member GiGi Faulkner said she thinks more buildings will come in that area that are similar heights. However, it wasn’t willing to approve the building without the architect and the owner working more with city staff on the design.

Safdar spoke to the committee and pleaded for the group to approve the project. He said he had been working on the building for two years. Twelve years ago, he bought the 1950s-era service station and surrounding 0.2 acres. He owns the Downtown Plaza gas station on N. Broadway, across from the site he’s trying to develop, as well as other sites around the city.

The DDRC moved the building to its June docket, though it did approve demolishing the existing gas station.

“This will be a beautiful building,” Safdar said. “Everyone I’ve talked to is so excited to see this project coming in. Please give me a chance to do this in the city. This building is going to be married to me. This building is going to be my passion.”

We get the Chase bank down the street no problem but this has issues? I'm so confused.

Chase didn't Rand Elliott working against them.

Chase didn't Rand Elliott working against them.

So are there two committees that review this? DDRC and Automobile Alley Design Committee?

The AA Design Committee has no official authority.

Wow he is literally pleading. What is the deal here, what about this building goes against the framework of the district? Balconies?!

Steve kind of hilariously pulls no punches about this project versus Elliott's Oklahoma Contemporary project immediately to the north. http://newsok.com/automobile-alley-project-remains-in-limbo/article/5499209


Muhammad added blade signs and screening for the structured parking as requested by the design review committee during a hearing last month. And when color of the brick was added as a new concern, Muhammad's architect, Haven Makin, brought brick samples to match the desired “lighter” look cited by the committee.

Those efforts fell short for Elliott, who is designing a new home for Oklahoma Contemporary across the street which will have balconies and surface parking.

“Clearly what we find happening is as Oklahoma City changes, which we're all excited about, if we change something every time something new comes into the district, it's no longer Automobile Alley, it's the suburbs,” Elliott said. “But it's not the suburbs, it's an area that has a design that has been established, maintained, and is the character of the neighborhood.”

This is weird.