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OKC’s Devon Tower Taller Than St. Louis’ Arch

The tallest building in St. Louis is Metropolitan Square at 593 feet, just under the 630 foot Arch. The Devon Tower under construction in downtown Oklahoma City reaches a height of 850 feet! Wait, what?

Yes, Oklahoma City is getting a massive new tower added to it’s skyline. More like dwarfing the rest of the skyline. Tuesday I posted about how Chesapeake Energy is redeveloping retail shopping adjacent to it’s campus and today the story of another OKC corporate giant, Devon, changing Oklahoma City. Cost estimates are $750 million.

ABOVE: Devon Tower under construction in downtown Oklahoma City, November 2011

The 2nd tallest building in OKC is the 1971 Chase Tower at 500 feet. The 3rd is the 493 foot First National Center built in 1931. Forty year gaps between these buildings, though I doubt in 2051 a building will top the Devon Tower.  I won’t be around anyway…

ABOVE: The Devon Tower looms over the historic 145 foot tall Colcord Hotel (white, right of tower)

Devon’s employees are already downtown, just in various buildings. Consolidating into one facility makes sense but the scale is enormous. I look forward to seeing the completed building and how well it connects to the streets.

Meanwhile in St. Louis we don’t seem to have any companies even considering a new building.  We certainly have plenty of available land.

- Steve Patterson

St. Louis Needs CEOs Creating Walkable Shopping Around Their Corporate Campuses

Over the last 6-8 years I’ve watched the corporate campus of Chesapeake Energy Corporation in Oklahoma City grow and grow and grow. But I wouldn’t use the old phrase “sprawling campus” because the site has developed quite dense and walkable.  Most of you in St. Louis have likely never heard of Chesapeake so here is a summary from Wikipedia:

Chesapeake Energy (NYSE: CHK) is the second largest producer of natural gas in the United States, a top 15 producer of U.S. liquids and the most active driller of new wells, according to an August 2011 investor presentation. It recorded 2Q 2011 natural gas production of an average of approximately 3.049 billion cubic feet (86,300,000 m3) of natural gas equivalent, a 9 percent year-over-year increase. The 2010 full year was Chesapeake’s 21st consecutive year of sequential production growth.

The company had a few buildings in an older office park when I first visited an employee. Recently those original buildings were razed.

ABOVE: Construction equipment has is a fixture of Chesapeake's campus

From such humble beginnings, the company’s Oklahoma City footprint has multiplied an astonishing 450 times. The Chesapeake campus now measures 2.7 million square feet. Employees work in 24 buildings, and there’s another half million square feet of office space under construction. (source)

They even have a page to talk up their campus:

Chesapeake’s 72,000-square-foot Fitness Center is located on campus, and plays host to a wide range of recreation programs, group exercise classes, cardio machines, weight room, basketball courts, racquetball courts, swimming pool, fitness assessments and preventative health screenings. Our adjoining athletic field hosts a variety of outdoor events during and after work, including coed flag football, soccer, kickball, team Frisbee, softball and personal training, and includes a quarter-mile track.

Also on campus are three restaurants, The Wildcat, Fuel and Elements, which offer a wide variety of healthy choices for breakfast and lunch. From a fresh salad bar, to made-to-order deli line and grill, employees have a variety of healthy alternatives to choose from.

The impressive fitness center was one of the first new buildings constructed as expansion began. Even though they have three restaurants for employees on campus they have developed shopping across Western Ave to the west. I posted about ClassenCurve last year.

ABOVE: ClassenCurve just opening in September 2010

Last month a new Whole Foods opened at The Triangle at ClassenCurve. Chesapeake is located on the edge of Nichols Hills (map), a small but very affluent suburb of Oklahoma City, their version of our Ladue. Tulsa has had a Wild Oats/Whole Foods for years, located in a space vacated by a former chain grocery. There have been several times I would stop at the Whole Foods in Tulsa to pick up items to eat at my parents house in Oklahoma City.

ABOVE: OKC's newly opened Whole Foods

Now I can stop at the huge new Whole Foods store in OKC when I’m visiting family.  The thousands of workers on Chesapeake’s campus can walk across the street to get a salad, food from the hot bar or pick up a few groceries. Whole Foods is in Oklahoma City now because of Chesapeake.

ABOVE: Bike racks are right out front, easy to use and actually used by cyclists

The campus-adjacent shopping isn’t just intend for Chesapeake’s employees, all can enjoy — assuming they can afford the types of shops locating in the retail spaces. By my standards the retail developments are barely walkable but compared to most of OKC they are a pedestrian paradise.

ABOVE: Public sidewalk along Classen in the campus looking west toward the retail

The architecture of the retail is a complete contrast to the campus. The campus has Georgian red brick structures while the retail is dark, modern and sleek.They compliment without copying. The retail doesn’t have any of the materials, look or logo of Chesapeake.

I can’t think of any Fortune 500 company in St. Louis that has done what Chesapeake has done. A-B? Nope. A.G. Edwards (now Wells Fargo)? Nada. What about institutions with deep pockets like Saint Louis University? Yeah right!

Chesapeake’s campus, like most corporate & institutional campuses, has lush lawns, water features, plantings and lots of parking. It’s edges separate the public from private but it does so in a friendly way. Architect Rand Elliott:

“We’re really fortunate,” Elliott stated “to have a number of CEO’s in this community, including Aubrey certainly, who believe that architecture is a powerful statement, and an important one for our community and for their businesses, as well.”

I was fortunate to have been paired with Rand Elliott on a project in middle schools during my freshman year at the University of Oklahoma College of Architecture. We need CEOs that will create walkable campus-adjacent space in the St. Louis region.

- Steve Patterson

Worth the Wait

In the more than 21 years I’ve lived in St. Louis I’ve made many trips back to Oklahoma City to visit family & friends. Each of those times I visited a number of places to see the positive changes taking place. I also drove by my favorite building over and over hoping to see change.

ABOVE: Long-vacant 4-family in August 2009

When I arrived earlier this month my brother had a news story waiting for me:

A Crown Heights property that languished for years — and was referred to by neighbors as the “Moldy Manor” — stands as a reminder that even in a historic preservation district there can always be a black sheep. But it’s not as if the Art Deco fourplex on the southwest corner of Olie Avenue and N.W. 37th Street was an ugly duckling; it was quite the opposite in its day, although it sat rotting for decades. (full story)

Finally, the long time owner (since 1963!) finally sold to a person who will renovate the building! Many had tried to buy the property over the years but the owner was difficult, asking far to much for the property and not maintaing it.

ABOVE: Aerial image shows large hole in garage roof (left) and hole developing in main roof. Click to view in Google Maps

The 4-car garage matched the 4-family’s design.

ABOVE: Matching deco garage with additional living space, August 2009

Sadly the city had  to condemn and raze the garage structure, likely prompting the owner to finally sell.

ABOVE: Work has started to renovate the 4-family, November 2011

I’m looking forward to my next trip to Oklahoma City and seeing the completed renovation. I’ll need to time my trip so that I can go into one of the finished apartments.

The Crown Heights neighborhood is a beautiful historic area of single family homes with only a handful of multi-family properties. However, they recognized this particular 4-family was better a vacant eyesore than a vacant lot. Neighborhoods don’t get stronger by razing buildings.

- Steve Patterson

The Modern Strip Shopping Center

ABOVE: Modern strip shopping center in Oklahoma City

ABOVE: Modern strip shopping center, Classen Curve, in Oklahoma City

We all know the strip shopping center: a line of storefronts set behind a massive, usually tree-less, parking lot.  Oklahoma City’s newest shopping area, Classen Curve, is not like any strip center you’ve ever seen before – at least not in St. Louis.

  • The architecture of the buildings is crisp & modern.
  • It is situated on a odd shaped site adjacent to a residential neighborhood.
  • Once inside the boundaries you get a sense of place.
ABOVE: Large overhangs protect pedestrian from weather

ABOVE: Large overhangs protect pedestrian from weather

ABOVE: many buildings feature an outdoor seating area in the center

ABOVE: several buildings feature an outdoor seating area in the center

ABOVE: buildings on both sides of a drive give a sense of enclosure

ABOVE: buildings on both sides of a drive give a sense of enclosure

ABOVE: Vegan & raw lasagna from 105degrees

ABOVE: Vegan & raw lasagna from 105degrees

Classen Curve is on clearly on the high end. I had lunch at 105degrees — a vegan/raw restaurant.  If you are unfamiliar with raw food it is a growing niche market. You are not likely to find such a place in your typical strip mall next door to a Subway.  Classen Curve is located near the City of Nichols Hills, Oklahoma City’s equal to out Ladue (old money).

The developer is not your typical real estate developer, but one of the largest US producers of natural gas, Chesapeake Energy. Chesapeake’s corporate campus is a block away. The campus has changed dramatically since I first saw it in 2003.  With over 1,500 employees on campus there is a built-in market for close shopping and restaurants. Between Chesapeake & Classen Curve construction has begun on Oklahoma City’s first Whole Foods.

ABOVE: site plan from ClassenCurve.com

ABOVE: site plan from ClassenCurve.com

You can see more on the aerial view in Google Maps.

ABOVE: sidewalk from one building to the next

ABOVE: sidewalk from one building to the next

The attempt was to create a pleasant experience, and to a large degree they succeeded. But despite good intentions they failed to create a good experience for pedestrians.

ABOVE: curb ramps are lacking in many areas

ABOVE: curb ramps are lacking in many areas

ABOVE: pedestrians on new sidewalk on Classen Blvd don't have access to shopping center, except through auto entry & exit points

ABOVE: pedestrians on new sidewalk on Classen Blvd don't have access to shopping center, except through auto entry & exit points

Like nearly every strip center built in the last 50 years, Classen Curve fails to make a strong pedestrian connection to the public sidewalk along the adjacent road. In getting from one building to the next you have curb ramps in some places, but not others.

The architect was Elliott & Associates Architects.  I met Rand Elliott in the Fall of 1985 as a freshman in the architecture program at the University of Oklahoma.  I was assigned him on a student + professional project in a 6th grade class. Elliott’s professional portfolio is outstanding which is why the poor walkability/accessibility of Classen Curve is so disappointing.

ABOVE: architecture makes a statement

ABOVE: architecture makes a statement

Care was given to make the back of the buildings attractive, dumpsters are cleverly concealed in steel structures that hold the tenant names.

While I have issues with the poor walkability/accessibility I’m very pleased with the effort to use the small/odd site and to rethink what a strip mall should be like.  I just wish people knew how to make new construction walkable & accessible.

- Steve Patterson

Growing Up In Sprawl

Our driveway was three cars wide by three deep, plus room for two more in the garage. We didn’t have sidewalks, when I was older I biked to stores — without a helmet. At times I got glimpses of older neighborhoods.  Our family doctor was located in an older commercial district just south of downtown Oklahoma City, known as Capitol Hill.   As a kid the area was likely in transition downward.  There were vacant department stores and storefronts but there was a clear grid of streets — with sidewalks.

ABOVE: Steve Patterson on the big wheel recieved on his 5th birthday

ABOVE: Steve Patterson on the big wheel received on his 5th birthday

My father would occasionally do carpentry work at our doctor’s house.  When he did I always wanted to tag along because our doctor lived in a big old house in the Heritage Hills neighborhood. When I’ve returned to Oklahoma City over the last 20 years I drive through these areas. They weren’t where I spent my childhood, but where I would escape to once I turned 16 and started driving. If a bus system existed I knew nothing of it.

I racked up a lot of miles for a high school kid with a new license, exploring areas that had long been written off or destroyed by Urban Renewal schemes. I preferred the remains of urbanism to the newness where I lived.

I’m curious why I desired a more urban environment? Most of my friends from high school have done as most people did and just locate in newer versions or sprawl further away from the center. Was it the used brick as the veneer on our frame house that got me curious about old brick buildings? The house next door was veneered with a pink brick made of concrete, it looked as bad as it sounds. Was it the fact I’m gay? I hadn’t read any manual on how to be gay.

Why some people have a strong need to break out of suburbia while others are quite happy fascinates me. My two older brothers were about 7 & 16 when they moved into our custom built new home, less than a year before I was born.  They had both experienced older homes before the move to the new home, in the new subdivision, near the new shopping center.  One has traveled the world with the Navy and he appreciates walkable urbanism. My other brother prefers drivable sprawl.

Does the urban gene skip the middle child?

- Steve Patterson

My Childhood Mall is Dead

It opened 8 days before my 7th birthday. Crossroads Mall was a very big deal at the time.  All the malls in Oklahoma City were on the other side of town.  Now we’d have a mall less than 2 miles from home.  I may have been in one of the other malls in town prior to the opening of Crossroads but I doubt it.

When Crossroads Mall opened in 1975 it was the 9th largest shopping mall in the United States, and the largest in Oklahoma. It is still the second largest mall in Oklahoma at 1.3 million square feet.  (source)

West County Center in the St. Louis region, rebuilt and greatly expanded in 2002, is still smaller than Crossroads Mall.

When the mall opened in 1974 my parents were in their early 40s, as I am today.  They saw downtown and retail districts die as new suburban malls took over.  They did not shed a tear, they embraced the change.

Likewise as shopping patterns I don’t mourn the death of Crossroads mall.  I should clarify that it is not totally dead – yet.

But when all four of your anchors are closed the diagnosis is not positive.  The sign, above, lists four anchors as you enter — AMC (which is in its own building outside the mall),   Waldenbooks, Bath & Body Works and Chick-fil-A.  Yes, Chick-fil-A is now listed on signage that used to list stores like Macy’s, Dillard’s, JC Penny, and Montgomery Ward.  Yeah, good luck with Chick-fil-A as an draw.

On the directory they have severed off the four vacant anchor spaces as if they didn’t exist.  I’m sure they wish they didn’t exist.

But from outside and inside it is obvious to the casual observer.  The above space was Montgomery Wards, which closed in 2001.  The East coast chain Steve & Barry’s opened in this space until they went Bankrupt in January 2009.

One by one the remaining long-term anchors all closed – JC Penny in 2007, Macy’s in March 2008, Dillard’s in December 2008.  (source).

It appears all four anchor stores are owned separately from the mall as I spotted for sale signs with different real estate companies.  If so that makes it harder to create a solution unless the mall owner sinks more money and buys all four anchor spaces.  Then what?  Raze it all?

Crossroads was so named for being at the crossroads of two interstates – I-35 and I-240. Retail centers have now developed along both so that rebuilding retail on this massive site would be a risky proposition.

Little has changed inside save for additional interior lighting.  With the exception of the Chick-fil-A, the only remaining long-term tenant may be Spencer’s Gifts:

The location is exactly where it was in 1974.  Although curious, I didn’t go inside.  I hadn’t been in that store in 30 years.

In January the mall was in foreclosure:

Officials say Crossroads Mall could be put up for bids in about 60 days and stores in the mall will remain open for now.

Price Edwards & Co. is now managing the mall and senior vice president Jim Parrack says he hopes to find a buyer who will keep the property as a mall, but some analysts say it could be taken over by a government agency, a school or a medical organization.  (source)

I’m not sure where it stands, not sure I care.  In my lifetime I’ve seen the birth & death of this mall.  Right now it is the roadside wreck you can’t help look at.  It is time to call in Dr. Kevorkian, or a demolition crew, to finish it off.

As people return to the center and flock to newer strip centers this future of this mall as a mall is long over.  Strip centers around the mall built in the last two decades are already housing offices for things like the state Department of Human Services.  A Best Buy and the Toys R Us where I worked for 5 years are hanging on.

Like my parents I will not shed a tear at the loss of the old way of doing retail.

- Steve Patterson

Cronkite’s Early Missouri & Oklahoma Roots

Yesterday, as you know, Walter Kronkite Cronkite died at his New York home at the age of 92.  Kronkite Cronkite was born on the other side of Missouri in St. Joseph Missouri, 56 miles north of Kansas City.

Street of fine homes in St. Joseph, May 2007

Street of fine homes in St. Joseph, May 2007

Wikipedia indicates his family lived in Kansas City, MO until he was 10, when they moved to Houston, TX.  After attending the University of Texas in Austin Kronkite Cronkite found work at the oldest radio station West of the Mississippi River, WKY in Oklahoma City, my hometown:

“5XT” became the 28th licensed station in the United States on March 16, 1922. The station was assigned the WKY call letters and began broadcasting weekdays from noon to 1:00 P.M. and from 7:30 to 9:30 P.M. On Sundays, WKY was on the air from 3 to 4 P.M. and 7:30 to 9:30 P.M.

In November 1922, WKY announced a “silent night” policy, meaning the station would broadcast only four, and later three nights a week. This was so listeners could have a chance to tune in to other stations in neighboring states.

WKY operated from the Skirvin Hotel in downtown Oklahoma City from 1936 to 1951, and was contracted to broadcast live from the Venetian Room from 11:00 to Midnight every evening.

Kronkite Cronkite announced on WKY the football play by play for my alma mater, the University of Oklahoma, during the 1936 season.  Kronkite was only 20 years old.

My junior prom was held at the Skirvin Hotel, above, 1984.

The Skirvin Hotel, where WKY broadcast during Kronkite’s Cronkite’s time at the station, was one of the fanciest hotels of the day.  Remember that Oklahoma had only become a state in 1907.  The Skirvin Hotel was opened by Michigan native Bill Skirvin:

On September 26, 1911, Skirvin opened the ornate hotel for public inspection. Visitors attracted to the 10-story building found an unique exterior with two wings, each facing south, and a rounded bay between the wings running the height of the structure. The façade was red brick laid in a Flemish bond pattern, the lower level was faced with limestone, and two covered entryways were located on both 1st Street and Broadway.

By 1923 the hotel’s success and the continued growth of Oklahoma City convinced Skirvin that expansion was justified. Again, the oilman went to Sol Layton, who developed plans to add another wing and bay to the east, replacing the one-story Skirvin garage, and to raise all three wings to 14 stories. In addition, plans called for remodeling all existing rooms, the first of many refurbishings which would change the hotel each decade thereafter. By 1926, with revisions in plans and the investment of $650,000, the hotel had a new wing of 12 stories and two wings still 10 stories.

Although his original plans had been temporarily halted, Skirvin persevered. In March 1928, as another prosperous era was overtaking Oklahoma City, the rotund entrepreneur announced plans to raise all wings to 14 stories and to initiate an extensive remodeling of the entire hotel. As Skirvin noted, “we are planning our improvement in anticipation of a greater Oklahoma City,” an attitude which would consume every subsequent owner of the grand dowager of hotels.

One year later and three months after the first well in the world-famous Oklahoma City oil field was discovered, Skirvin let the first contracts for the renovation. When workers left in April of 1930, the proud owner opened the hotel for public inspection. The entire building had been raised to 14 levels, capacity had been increased to 525 rooms, a roof garden and cabaret club had been added, and the old café had been enlarged and converted into a modern coffee shop. The improvements carried a price tag of $3 million, almost twice the cost of the original building.  (source)

Skirvin himself had done quite well over the years. His daughter Perle Skirvin Mesta also did well.  In 1916, the year Kronkite Cronkite was born, she married George Mesta at the age of 27.  By age  36, in 1925, she was a widow.  A rich widow, inheriting her late husband’s $78 million estate.  She lived in Rhode Island, Maine during the year that Kronkite worked at WKY radio in her father’s hotel but it is possible they met. After Perle Mesta moved to Washington DC in 1940 she became a leading socialite.  She served as the U.S. ambassador to Luxembourg for four years in the early 1950s after being appointed to the position by President Harry Truman.  She died in 1975 but it is possible that Kronkite may crossed paths with her after he became the CBS News anchor in 1962.

The places we live and the people we know along the way contribute to our character.  Walter Cronkite was from my late parents generation — he was 12 when my father was born and 14 when my mom was born in March 1931.

My folks watched Kronkite on the news like so many others.  They would have seen his reports on the assassination of  President Kennedy and the moon landing. Kronkite Cronkite, as we’ve been haring, was fascinated with space travel.  Among the 12 or so graduates from my dad’s 1947 high school class of 1947 was astronaut Thomas P. Stafford.  Stafford was commander of Apollo 10 that orbited the moon in May 1969.  Two months later, in July 1969, Apollo 11 landed on the moon with Commander of that mission, Neil Armstrong, walking on the moon.

Thank you for indulging me in a sentimental journey that was triggered by Kronkite’s Cronkite’s passing.  RIP Walter Kronkite Cronkite.

- Steve Patterson

Alfred P. Murrah Building Destroyed 14 Years Ago Today

A lot has changed in the world in the 14 years since the Oklahoma City Bombing.  Tomorrow marks the 10th Anniversary of the Columbine Shootings.  It has been nearly 8 years since 9/11.  Shootings seem almost commonplace these days.

This August marks the 23rd anniversary of the Post Office shootings in the Oklahoma City suburb of Edmond. That day 14 were killed and six others were injured.  The shooter took his own life.  I was about to begin my sophomore year at the University of Oklahoma.  By 1995, when the Alred P. Murrah Federal Building was bombed, I had been living in St. Louis for nearly 5 years.

I knew the building well.  It opened on March 2nd, 1977, two days after my 10th birthday.  The late 1970s was a year of transition for many cities.  Oklahoma City, like St. Louis, sought to be on the cutting edge by razing large areas, creating formidable superblocks, and constructing new buildings that were hostile to pedestrians.

Later that same year the once magnificent 33-story Billtmore Hotel was imploded.  I cried that day.  The block that had contained the Biltmore was combined with 3 others to create asuperblock.  Ditto for the four blocks to the East.  Thank you I.M. Pei.

The Murrah Federal building was on the opposite side of downtown.  Not part of a superblock, the building did consume an entire city block.  Like most buildings of this era, it was brutal and demeaning to the sidewalk.

The tower was heavily damaged in the bombing so what remained was imploded a month later.  But part of what made the building so horrible remains as part of the memorial.  The Southern half of the block was a raised plaza (Plaza = Pretty Lame Area with Zero Activity).  The plaza was above the sidewalk level like so many of the time.  It was also too large and too boring.  Today it serves as a vantage point for viewing the memorial.

The building itself occupied less than half the block, the remain part of the block held the plaza which still exists.  The memorial is very well done.

View looking West on the former 5th Street. In the late 80s I considered renting an apartment in the building in the background.

Almost done well enough to accept the closing of 5th Street.  Almost.

But while I didn’t like the building the bombing was not at all how I imagined it going away.

For more info on the memorial check out the official site and a few more of my pics on Flickr.

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A Dead End For New Cul-De-Sac Development?

January 13, 2009 Downtown 18 Comments

Despite growing up in a suburban 1960s subdivision, I have never lived on a cul-de-sac street. Nor will I ever.  Our block was close — it had a modified cul-de-sac but rather than being a dead end our street looped around to the same street or origin.  The next street to the west did this to.

Aerial view of where I grew up.

Aerial view of where I grew up.

Later streets in the subdivision (70s/80s) did have more traditional dead end cul-de-sacs. To get through the subdivision you had to know how the streets curved, which connected and which looped back.

Overall I’d say I had a pretty normal childhood.  A happy one too!I had a natural curiosity about different areas.  Our family doctor lived in one of the oldest sections of town and his office was near an old shopping district.

As a kid everything I could reach by bike was the same stuff – sprawl.  But once I had my driver’s license I explored the older areas of Oklahoma City – stuff from the teens & 20s.  Ah, not cul-de-sacs in sight!

The most well known cul-de-sac in popular culture would be the one from the long running TV series, Knots Landing (1979-1993).  Even the Brandy Bunch and Partridge Family lived on through streets. I hope the days of the cul-de-sac street pattern are behind us for good.  That includes taking formerly through streets and closing them at one end.

1920s ‘Modern Bungalows’ Plan Book Now Available

December 10, 2008 Downtown 7 Comments

Last month I did a post about a copy of a vintage 1920s plan book that I had recently digitized.

Above: samle page from plan book.

Above: sample page from plan book.

I’ve now made it available in one of two formats: a free PDF download or as a bound soft cover book. Both are available from the self publishing site LuLu. The PDF is free but the printed & bound version is $9.99 plus shipping. I receive less than 50 cents per paid order.

Cover of bound book

Cover of bound book

To preview the book, download the free PDF or to order the bound version click here.

Keep in mind this is a scanned version of a 20+ year old photo copy.  Preview or download the PDF before ordering the bound copy if you think you might be disappointed.  The book is 152 pages.

I’ve treasured the information in this book for over 20 years.  If you enjoy bungalows I think you will like this book.

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