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91st and Yale Development

Started by Gaspar, March 24, 2008, 12:18:30 PM

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Gaspar

March 24, 2008, 12:18:30 PM
Ok, Just finished another one.  This is an office development at 91st and yale just behind the QT.

Really nice style and materials.




This building will be at the far end facing yale with 4 or 6 more buildings in front of it.  The entire complex will have this style. Real spanish tile and stucco.  No EFIS or stone veneer garbage!

When attacked by a mob of clowns, always go for the juggler.

inteller

#1
March 24, 2008, 12:31:50 PM
real stucco and not EIFS you say?  that is a rarity in this day and age.

Gaspar

#2
March 24, 2008, 12:34:45 PM
quote:
Originally posted by inteller

real stucco and not EIFS you say?  that is a rarity in this day and age.


You're going to see it more and more, now that they keep finding black mold growing in the layer between EFIS and insulation.  

Funny how lawsuits encourage quality construction.
When attacked by a mob of clowns, always go for the juggler.

sgrizzle

#3
March 24, 2008, 12:39:36 PM
Often imitated, never duplicated.

In Tulsa anyway.

FOTD

#4
March 24, 2008, 12:44:33 PM
quote:
Originally posted by Gaspar

quote:
Originally posted by inteller

real stucco and not EIFS you say?  that is a rarity in this day and age.


You're going to see it more and more, now that they keep finding black mold growing in the layer between EFIS and insulation.  

Funny how lawsuits encourage quality construction.


EIFS, Dryvit....it's all nasty looking and in 25 years the look will be crack and the cost to replace it will be huge. I don't think rental rates will appreciate enough over time to justify a decent IRR on such properties. But banks will no doubt make construction loans today and mortgage companies will gladly finance long term.

Gaspar

#5
March 24, 2008, 01:08:49 PM
quote:
Originally posted by FOTD

quote:
Originally posted by Gaspar

quote:
Originally posted by inteller

real stucco and not EIFS you say?  that is a rarity in this day and age.


You're going to see it more and more, now that they keep finding black mold growing in the layer between EFIS and insulation.  

Funny how lawsuits encourage quality construction.


EIFS, Dryvit....it's all nasty looking and in 25 years the look will be crack and the cost to replace it will be huge. I don't think rental rates will appreciate enough over time to justify a decent IRR on such properties. But banks will no doubt make construction loans today and mortgage companies will gladly finance long term.


The developer has pre-sold everything in this building and of the other 4 to 6 buildings, I don't think he intends to lease much of this development.  This is high end custom office.

I actually think nearly all of the building sites are already spoken for.
When attacked by a mob of clowns, always go for the juggler.

FOTD

#6
March 24, 2008, 01:13:58 PM Last Edit: March 24, 2008, 01:15:04 PM by FOTD
So, they found the banker, the sucker and the builder. Congrats! Obviously, the developer took the money and ran. A smart person. And perhaps a broker? A less than smart person but in there non the less....

Gaspar

#7
March 24, 2008, 01:32:02 PM
quote:
Originally posted by FOTD

So, they found the banker, the sucker and the builder. Congrats! Obviously, the developer took the money and ran. A smart person. And perhaps a broker? A less than smart person but in there non the less....


I don't even know why I'm trying, but here goes. . .

The developer is going to put his companies' corporate office in one of the buildings.  One of the bankers involved is purchasing an office.  The other offerings are for sale and available as custom build.

So. . .no one is running away.  No one is an idiot.

FOTD, you need to realize that there are good honest business people in this world.  Just because someone is successful, does not make them inherently bad.

Some developers actually like to build nice things that they, and we can be proud of.  

I would like to challenge you to take just one day to look at everything from a positive perspective rather than spurting venom every chance you get.

Just a suggestion.  We could make it an official TulsaNow event and, call it "Friend of The Devil is Happy Day". (FOTDIHD)

Everyone could wear little buttons with your smiling face, flowers and dancing bears on them.
When attacked by a mob of clowns, always go for the juggler.

TheArtist

#8
March 24, 2008, 01:43:02 PM
Looks nice. Will be a good area for a development like that. I keep wondering what will go in on the SW corner of 91st and Yale. Thats a good sized property and prime location.
"When you only have two pennies left in the world, buy a loaf of bread with one, and a lily with the other."-Chinese proverb. "Arts a staple. Like bread or wine or a warm coat in winter. Those who think it is a luxury have only a fragment of a mind. Mans spirit grows hungry for art in the same way h

Gaspar

#9
March 24, 2008, 01:56:30 PM
quote:
Originally posted by TheArtist

Looks nice. Will be a good area for a development like that. I keep wondering what will go in on the SW corner of 91st and Yale. Thats a good sized property and prime location.


Yeah, me too.  As far as I know UBuildIt  owns that corner.  It used to be a dump, so who knows what's lurking just under the topsoil?

When attacked by a mob of clowns, always go for the juggler.

FOTD

#10
March 24, 2008, 02:07:51 PM
quote:
Originally posted by Gaspar

quote:
Originally posted by FOTD

So, they found the banker, the sucker and the builder. Congrats! Obviously, the developer took the money and ran. A smart person. And perhaps a broker? A less than smart person but in there non the less....


I don't even know why I'm trying, but here goes. . .

The developer is going to put his companies' corporate office in one of the buildings.  One of the bankers involved is purchasing an office.  The other offerings are for sale and available as custom build.

So. . .no one is running away.  No one is an idiot.

FOTD, you need to realize that there are good honest business people in this world.  Just because someone is successful, does not make them inherently bad.

Some developers actually like to build nice things that they, and we can be proud of.  

I would like to challenge you to take just one day to look at everything from a positive perspective rather than spurting venom every chance you get.

Just a suggestion.  We could make it an official TulsaNow event and, call it "Friend of The Devil is Happy Day". (FOTDIHD)

Everyone could wear little buttons with your smiling face, flowers and dancing bears on them.


LOL! Sorry. Cynical? Yes. I see so much development in Tulsa these days that cry of the same logic that backed up the over housing situation and the mortgage backed security debacle. I understand peeps want to work close to home. But the economics behind certain projects is designed to make an investor/owner believe they are acquiring wealth. If the construction is mediocre, then most likely so will the financial return. I bet it would be far less expensive to one's business to rent and take their capital to a safer investment.

Developers are definitely entitled to financial rewards if it does not cost the citizen in resulting traffic congestion and street/swear /drainage degradation, noise and visibility erosion, and the subsequent air quality changes that negatively affect neighbors. Too often, the project a developer feels entitled to is one with the highest density and the least costs involved often to the neighbors detriment.

As far as the government at fault? Where must one start? Developers just have to follow the municipality's misguided requirements designed to primarily harness revenues through fees and taxes. Developers are just trying to make a buck. I'm not so sure it's governments role to be an enabler.
[:)][:)][:)][:)][:)][:)][:)][:)][:)][:)][:)][:)]
            [:)]                [:)]
          [:)][:)]            [:)][:)]
            [:)]                [:)]

[:)]                                        [:)]
[:)]                                        [:)]

    [:)]                              [:)]  

            [:)]                [:)]

                   [:)][:)]

Gaspar

#11
March 24, 2008, 02:34:48 PM
quote:
Originally posted by FOTD

quote:
Originally posted by Gaspar

quote:
Originally posted by FOTD

So, they found the banker, the sucker and the builder. Congrats! Obviously, the developer took the money and ran. A smart person. And perhaps a broker? A less than smart person but in there non the less....


I don't even know why I'm trying, but here goes. . .

The developer is going to put his companies' corporate office in one of the buildings.  One of the bankers involved is purchasing an office.  The other offerings are for sale and available as custom build.

So. . .no one is running away.  No one is an idiot.

FOTD, you need to realize that there are good honest business people in this world.  Just because someone is successful, does not make them inherently bad.

Some developers actually like to build nice things that they, and we can be proud of.  

I would like to challenge you to take just one day to look at everything from a positive perspective rather than spurting venom every chance you get.

Just a suggestion.  We could make it an official TulsaNow event and, call it "Friend of The Devil is Happy Day". (FOTDIHD)

Everyone could wear little buttons with your smiling face, flowers and dancing bears on them.


LOL! Sorry. Cynical? Yes. I see so much development in Tulsa these days that cry of the same logic that backed up the over housing situation and the mortgage backed security debacle. I understand peeps want to work close to home. But the economics behind certain projects is designed to make an investor/owner believe they are acquiring wealth. If the construction is mediocre, then most likely so will the financial return. I bet it would be far less expensive to one's business to rent and take their capital to a safer investment.

Developers are definitely entitled to financial rewards if it does not cost the citizen in resulting traffic congestion and street/swear /drainage degradation, noise and visibility erosion, and the subsequent air quality changes that negatively affect neighbors. Too often, the project a developer feels entitled to is one with the highest density and the least costs involved often to the neighbors detriment.

As far as the government at fault? Where must one start? Developers just have to follow the municipality's misguided requirements designed to primarily harness revenues through fees and taxes. Developers are just trying to make a buck. I'm not so sure it's governments role to be an enabler.
[:)][:)][:)][:)][:)][:)][:)][:)][:)][:)][:)][:)]
            [:)]                [:)]
          [:)][:)]            [:)][:)]
            [:)]                [:)]

[:)]                                        [:)]
[:)]                                        [:)]

    [:)]                              [:)]  

            [:)]                [:)]

                   [:)][:)]



Thanks for recognizing your cynicism.  Sometimes it's welcome and adds to the debate, but sometimes it's annoying.

Now here's your button:
When attacked by a mob of clowns, always go for the juggler.

FOTD

#12
March 24, 2008, 02:37:46 PM
I'm suspicious. Did you get my photo off the internet or do you have a connection in the state department?

Kenosha

#13
March 24, 2008, 05:36:32 PM
quote:
Originally posted by inteller

real stucco and not EIFS you say?  that is a rarity in this day and age.


lol

Facts, man...facts.

(Where are they?)
 

inteller

#14
March 24, 2008, 09:32:29 PM
the only problem with this design is that it looks like all the other **** going up in tulsa.

is it not possible to do Art Deco anymore?  THAT is Tulsa architecture....not this spanish mission/rivera crap with some FLR prairie style roofs thrown in.
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