NEW DOWNTOWN MIXED-USE DEVELOPMENT IN THE WORKS

[we vs us]

Savvy.  He smells an up market.  Let's hope he's right.

[Cats Cats Cats]

Errr...  Wouldn't you wait until the market moved up to sell.  Instead of selling thinking it is going to.  They probably just want to get rid of the properties and into new investments.

[sgrizzle]

Errr...  Wouldn't you wait until the market moved up to sell.  Instead of selling thinking it is going to.  They probably just want to get rid of the properties and into new investments.

He is selling his smaller properties for a small profit, but only to people who will convert them into something OTHER THAN office space. That leaves him holding the lion's share of the free office space while lowering the overall supply. Puts him in better position once demand starts moving up.

[TheLofts@120]

Good morning all.  As we move closer to beginning the A/E portion, I wanted to continue to get your input as we move along.  To that end, I have provided the most recent conceptual floorplan layout for the residential floors. 

Two questions have come up that I would like to get feedback on. 

1 - Earlier, many expressed an interest in some kind of separation between living and bedroom areas.  Keeping that in mind, we developed this concept.  Is this in keeping with your expectations of privacy?

2 - Given the desire for some separation and to still maintain an open feel, is placing the bedrooms towards the glass more preferable or towards the entry? 

One reason we designed the concept to this point with the living towards the entry was for a darker living area for those that entertain and desire a darker environment for home theater displays, etc.  Your feedback would be much appreciated.

Thanks.

Will

The image is hosted on Flickr...please check it out.

http://www.flickr.com/photos/48824956@N05/4475872049/

[brunoflipper]

are these rental only or are they available for purchase?

estimated price per square foot?

[TURobY]

are these rental only or are they available for purchase?

Rental

[Gaspar]

Very similar to some I've seen in St. Louis.  Around $ 0.70 to $0.75 P.S.F monthly rent.

I think you could get that in the heart of Tulsa. 

Depends on how they are appointed.

[TheArtist]

My own preference would be to have the living rooom have the most windows. No way I would want to entertain in an enclosed space with no windows.  Especially in an urban apartment set up in which space is limited.  The view helps expand your entertainment space and ads interest.  Plus its what your paying for and want to show off when you entertain.   If you want it dark, thats what they invented those hangey downey things for,,,, drapes, I think they are called.  My own dream for living in an urban environment would be to have my TV in a room that has views of a night skyline or buildings out the window.  Thats the urban ideal. To hide that view only in the bedroom would be a shame.  Nice to have it in the bedroom as well, but if I had to choose, my first choice would be to have plenty of windows in the living room over the bedroom.  

I also like an open floor plan, especially as far as one bedroom apartments are concerned.  This way everyone has the choice to leave it open, or enclose the room a little or a lot.  You can put up a wall of shelves for instance thats see through or partly see through, or an entertainment cabinet system (with a tv that swivels from the living to the bedroom), or floor screens, drapes that can be opened or closed depending on your mood or how much space you want open at different times.  The bedroom can even be designed to work as part of the over all entertainment/sitting area and living space when you have company over, then be more closed off during other times. The more versatility and openness you have in a small urban space, the better.  

If you have two bedrooms, one of them could very well be closed off with a wall. But having one room open would be VERY nice.

[Red Arrow]

Very similar to some I've seen in St. Louis.  Around $ 0.70 to $0.75 P.S.F monthly rent.

I think you could get that in the heart of Tulsa. 

Depends on how they are appointed.

From the very first post in this thread:

1.  Is there a market for these size units and does any one size appeal to you more considering the projected rental rate?

2.  Do you think the projected monthly rental rate (LESS than $1/sf) is attractive when considering living in the Central Business District?

3.  What commercial/support services would you want to have in the building?

4.  Would you still be interested if the monthly rental rate fell within the $1.00-1.20/sf range? 

[Gaspar]

From the very first post in this thread:

That's high.  I hope there is a market for it. 

Didn't the Tribune Lofts try this?  I think they are now under a buck a SF and mostly leased, but it took them a while.

[Gaspar]

I like the design. . . especially the 1,672 sf units.  Looks like the architect has made the most of each unit concept. 

How many units are to be built?

[sgrizzle]

I like the design. . . especially the 1,672 sf units.  Looks like the architect has made the most of each unit concept. 

How many units are to be built?

9 story building, first floor is retail...

As a father of two I have no problem with spacious, cheap and flexible but I've tried a few dozen times to put 5 rooms in the 16-1700sqft units (3 bedrooms, kitchen, living) and the placement of the fixed amenities makes it tough. I'd rather see the kitchen/bath be located in the middle or up against a perimeter wall. You also lose about 100sqft to the entryway in the 1600sqft plans which is enough for a very large closet or office.

Here a couple of examples where I moved the bathroom/kitchen and then was able to have 3 large bedrooms plus either living room and dining separate or one large great room.

[Nic Nac]

I would DEFINITELY say living room to the windows.  I'm with theartist in that if the home theatre is a priority for someone they can draw the shades.  Far more people will be attracted to your project for the urban view that it provides both day and night.  For those units that will have alley views I would still want as much light as possible into the living rooms.

For me I would prefer having a closed bedroom or at least some partition.  This would be especially true if it was near the entrance.  People generally don't keep their bedroom as neat as the rest of the house so when guests come over this will be the first view.  I understand that having the living room at the entrance solves this.  Hard to cover everything.  

Best of luck!  Look forward to seeing it at completion.

[dsjeffries]

9 story building, first floor is retail...

As a father of two I have no problem with spacious, cheap and flexible but I've tried a few dozen times to put 5 rooms in the 16-1700sqft units (3 bedrooms, kitchen, living) and the placement of the fixed amenities makes it tough. I'd rather see the kitchen/bath be located in the middle or up against a perimeter wall. You also lose about 100sqft to the entryway in the 1600sqft plans which is enough for a very large closet or office.

Here a couple of examples where I moved the bathroom/kitchen and then was able to have 3 large bedrooms plus either living room and dining separate or one large great room.

That's a really good point, grizz. Talk about a long, wide, useless corridor that could be used either as the kitchen or living area. Best utilization of space is key.

That being said, there are some pretty strange layouts on the left half of the floorplan.

And I know you're wanting true loft-style units, but there are a lot of people like myself who would rather have a bedroom with walls. There are a lot of places I'd like to live downtown, but a)they're too expensive and b) most don't have bedroom walls. The walls are a deal killer for me, and I suspect it is for a lot of other people, too.

[TheArtist]

That's a really good point, grizz. Talk about a long, wide, useless corridor that could be used either as the kitchen or living area. Best utilization of space is key.

That being said, there are some pretty strange layouts on the left half of the floorplan.

And I know you're wanting true loft-style units, but there are a lot of people like myself who would rather have a bedroom with walls. There are a lot of places I'd like to live downtown, but a)they're too expensive and b) most don't have bedroom walls. The walls are a deal killer for me, and I suspect it is for a lot of other people, too.

You cant make a wall of some sort?  Reminds me of people who are looking at buying houses and go into one and go "Oh, no! this house wont do at all, the dining room walls are red and I hate red"   I want to yell at the tv and say... Its just paint! Paint the danged walls! lol  And when your renting, you cant tear down a wall if you want the space open, but there are a dozen different ways you can easily create a wall if there isnt one. 

But all in all, I think his plans show a nice variety of offerings.  Some units are open, some have walls.  And in a lot of them you could quite easily switch the bedroom with the living on your own. Though it would be nice to have the bathrooms open into the bedroom.