Wednesday, March 26, 2008

We ARE An NBA City!

After an NBA Relocation Subcommittee met yesterday in Oklahoma City, March 25, a most excellent press conference was conducted at the Skirvin Hilton beginning at around 4:45 p.m. Although only a subcommittee, it was quite evident that the remaining procedures are pretty much if not completely a formality ... 1st, the full committee will meet (probably by conference call, according to Stern's remarks, below), 2nd, the NBA Board of Governor's will meet on April 18, and, at that time, the official NBA vote will be taken.

To view Channel 9's Video of the 28 minute press conference, click here or on the image below. For a text transcript of the press conference, click here.


NBA officials present for the day's events included David Stern, NBA Commissioner, Deputy Commissioner Adam Silver, president of league, basketball operations Joel Litvin, Los Angeles Lakers owner Jerry Buss via his daughter, Jeanie Buss, Indiana Pacers Herb Simon, and part-owner of the New Jersey Nets, Lewis Katz.

City and State leaders present included all members of the Professional Basketball Club, LLC, as well as a host of publicly elected officials, past and present. This Darnell Mayberry Oklahoman article notes that,
A unified front by Oklahoma leaders at the Skirvin Hotel impressed the relocation committee enough to give Oklahoma City the thumbs up. NBA executives were greeted by Oklahoma City Mayor Mick Cornett, Tulsa Mayor Kathy Taylor, Gov. Brad Henry, Oklahoma State House Speaker Chris Beng and former Gov. Frank Keating.

Leading businessmen and Sonics part owners Aubrey McClendon, Tom Ward and Jay Scaramucci also attended the meetings as well as Jeffrey Records of MidFirst Bank, Everett Dobson of Dobson Communications and Bob Howard. OSU President Burns Hargis, OU football coach Bob Stoops and OSU athletic director Mike Holder also represented the state.
About that, David Stern commented in the afternoon's news conference:
"There's just something about being in the room with all of the people who are in charge,” said Stern, adding that Oklahoma City would have "no chance” of landing an NBA team if voters didn't approve $121 million in tax funding on March 4 to go toward renovating the Ford Center.

"I think in its totality, the way it was presented, it had a great influence on the committee members. It was very impressive, and one understands why it's more than Oklahoma City. It's Oklahoma.”

Said Henry of the relocation committee: "They're impressed with the cohesiveness of this community and this state. I just can't imagine that the owners would turn down our request for a team on April 18.”
While the NBA officials were being given a tour of the Ford Center, existing and as will be upgraded because of the successful March 4 vote, the City Council met and gave its unanimous approval of the Letter of Intent that the Sonics had presented earlier. A couple of nay-sayers were present in the audience to voice their objections, Wanda Jo Stapleton and David Glover. Their comments brought some harsh words by Council Member Skip Kelly ... according to today's Journal Record article, he said,
Councilman Ronald “Skip” Kelly said, “It seems like that there are certain people in our city that don’t want to see any kind of progress on any type of project. And I take offense when someone comes in here and says we were led by some fancy brochures.”
Doug Dawg is in complete agreement with Council Member Skip Kelly on that!

One of the NBA officials attending was Lewis Katz, part owner of the New Jersey Nets. He spoke glowingly about the NBA in Oklahoma City ... see this video at Channel 9 for the full video ...



According to today's Oklahoman (and you can here him say many of the words in the above video clip), he said,
"There's no question among the minds of the committee,” Katz said. "This is going to be an amazing experience for the NBA.”
* * *
Katz, who seemed to be running for mayor while holding court after Stern's press conference, said, "Can you imagine this market with a championship-caliber team? You had $800,000 a game (gross) for a team you knew was leaving. You keep talking about being a small market. It's not a small market.”
In yet another Oklahoman article, the fuller interview with Katz went like this:
In an interview with Oklahoma City reporters Tuesday, New Jersey Nets part owner and relocation committee member Lewis Katz spoke candidly about whether the Seattle SuperSonics will soon call Oklahoma City home and why concerns over Oklahoma City's market size are exaggerated.

Q: What were your impressions of Oklahoma City coming in and what do you think now?

A: I had no idea what Oklahoma was about. I thought I was going somewhere was there was plains and a lot of wind. I've never seen a better presentation in my life. I've been to a bunch of these relocation meetings. I never saw better support from the business and political and government community. A vote of (61.9 to 38.1 percent) to self-impose a tax for an arena, it's just beyond anybody's wildest imagination that all this could be put together.

Q: Is this something you feel like the other owners are going to buy into?

A: Absolutely. This is wonderful for the league, wonderful for basketball, a strong wonderful ownership group that you have out here that can lead this thing. Oklahoma City, you can't believe that you can build an arena with no debt and turn it into an opening for a new team at $200 million, which is thecost of what you have with the renovations.

Q: What are the concerns from the owners about relocating a team to a smaller market?

A: Let me say this about small markets. Everybody keeps telling me that you think you're a small market. There's an hour and a half between Tulsa and Oklahoma City. That hour and a half has 2 ½ million people or 70 percent of your state. This is not Oklahoma City. And my view is 20 percent of your ticket sales came from the Tulsa market. I really didn't look at this as a small market.

Q: Do you think the Sonics will come here, and when do you think they'll arrive if they do?

A: It's just a question of when. And the hope is somebody makes the appropriate approach from Seattle, people get together to sit down and make a deal and everybody walks away with something good for their community. Hopefully, Seattle will then realize that the NBA is not walking away from them.
News Conference Transcript. From Olympia Washington's News Tribune, here's a transcript of the March 25, 2008, NBA Press Conference at the Skirvin Hilton:
Transcript of OKC press conference
Posted by Eric Williams @ 09:13:58 pm

Here's the full transcript of the Tuesday's press conference in Oklahoma City that included Sonics chairman Clay Bennett, NBA Commissioner David Stern and Oklahoma City Mayor Mick Cornett.

Opening Statements:

Oklahoma City Mayor Mick Cornett: I’d personally like to thank Commissioner Stern, his NBA staff and the members of the Relocation Committee that came to Oklahoma City today and allowed us to give our presentation. We had a number of Oklahomans who were there, many of them as part of the presentation but also there in a support role.

[More:]

Former Mayors Humphreys and Norick, Mayor Kathy Taylor from Tulsa was down in a support role, Governor Keating, Governor Henry were on hand, Mike Holder, the Athletic Director at Oklahoma State, Joe Castiglione from the University of Oklahoma, Bob Stoops, the Oklahoma head football coach was in the room; as well as the entire ownership group of the Sonics franchise.

So, it was a great show of support and I think symbolic of Oklahoma City’s long or at least through two years support of the NBA in this city, and I think (it) reflects well on our stance that we are a perfect relocation site for an NBA franchise. Commissioner, thank you very much for all of the attention that you gave us today.

Bennett: It’s a very proud day for me. I’m very proud of Oklahoma and Oklahoma City, of our Ford Center, of our recent vote to improve the building, and the demonstration of state, local, civic, business, political leadership that was in the room today was really extraordinary and was unified on a common goal of bringing the NBA to Oklahoma City.

So, I’m thrilled to sit here today having completed the process of the day and survived the Commissioner’s many questions, but hopefully we responded well and showed well and again, I just think it’s a great day for the city and a proud moment for our group and I think should be a proud moment for all of Oklahoma.

Stern: Well, we were here with eight members of the NBA staff, including myself, and we want to also really say special thanks to Lewis Katz, an owner of the New Jersey team; Herb Simon, an owner of Indiana and Jeannie Buss, an owner of the Lakers for their full day in the work and analyzing this.

At the last moment, Peter Holt was not able to make it. We had an extraordinary tour of the current Ford Center with a complete demonstration using the latest technology and a lot of footwork to demonstrate how it will be brought up to be a state of the art NBA arena should the team relocate here.

And, in the afternoon session, we were presented with an in-depth look at the economy of the state of Oklahoma and various sectors in depth that I don’t think we had previously had presentations on.

And, to Clay and the Mayor’s point, the array of support in that room by former Mayors, former Governors, current Mayors, current Governors, the leaders of the legislature and the business community were quite extraordinary. And those that weren’t there in person were there in video presentations covering virtually every sector from aviation to education to medical research and medical care to the energy industry.

It was quite an extraordinary demonstration of the breath and array of the assets that are Oklahoma and the support that was going to be forthcoming. On the basis of the various materials that have been prepared previously and distributed to the committee, which were reviewed by them and the presentation today at a meeting subsequent to the presentation, the three members of the committee concluded that they would recommend to the Relocation Committee that it recommend that the franchise be permitted to relocate from Seattle to Oklahoma City.

That meeting will take place between now and April 17th, whether it is in person or telephonically, most likely telephonically with a report prepared, and then whatever that committee decides will be reported to the Board for action on April 17th. Is that the Thursday or the Friday? The Thursday? April 18th. That’s the day of Paul Revere’s ride. You didn’t know that did you? And that’s our days work and I guess we’re all here to answer questions.

Q: I wanted to ask you, Mr. Bennett, about the state-side of incentives package. You talk about the Quality Jobs program. Why change the Quality Jobs program and not ask for a direct appropriation from the legislature?

Bennett: Well, we just believe that a revenue neutral approach to the state is appropriate and we think this is a significant economic development pursuit that Quality Jobs was really designed to address and that the expansion now to include this particular sector was appropriate. So, we think it is a fair and reasonable approach.

Q: Did you ask for an appropriation originally?

Bennett: No, we did not.

Q: Clay, what were some of the questions from the Commissioner that you survived?

Stern: Well, those are an executive session. He’s not allowed to – if they ask you anything publicly – the rest are covered by the Commissioner/Owner privilege, but he did get shorter.

Q: Commissioner, what did you learn today about Oklahoma City that you didn’t already know?

Stern: We knew about the support of the team and the Hornets and how well this community responded to the tragedy of Katrina, but we hadn’t been through, in effect, the soon-to-be re-modeled Ford (Center) and seen the plans and the care for some combination of loges and sky suites and restaurants and food service and you know, outdoor roofs, and very modernistic design that is really going to move this Ford Center into the first rank of NBA arenas.

And, I would say there’s just something about being in the room with all of the people who are in charge, for the Governor to talk about the quality of jobs, legislation with both leaders of the legislature there; for the mayor to take us through the MAPS program with respect to his predecessors and him for the head of the business units to take us through, really, the breakdown specifically through video travels of the aviation industry, the medical research industry, indeed the 18 universities that are here – to have it graphically spoken to the Committee with respect to the continued flow of quality jobs and quality graduates to fill those jobs, the per capita income, the lower cost of living – I think in its totality as it was presented, it had a great influence on the Committee members, it was very impressive and one understands why it is more than simply Oklahoma City, it is Oklahoma.

I thought that the Mayor of Tulsa being there was extraordinary. The support, the editorial today in the Tulsa paper – you can tell I’m a New Yorker – was, I thought, generous and meaningful to our ownership. And, we learned a lot about the economy of the state of Oklahoma and its demographic and a little bit about its geography. And I’m not sure I quite believe that there’s never been a traffic jam between Tulsa and Oklahoma City so that you can always make it in 89 minutes, but that’s me, and I’m a skeptical New Yorker, but we learned a lot about that. And there was a fair amount of discussion on DMA’s and standard market definitions and the proximity and the like. It was a pretty full explication and pretty much a tour de force on behalf of Oklahoma that I’d say impressed the members of the Committee greatly.

Q: Commissioner, what will your role be in terms of aiding the franchise with its negotiations with Seattle?

Stern: Well, I’m available to Clay and to Seattle, as I’ve always been. I would say I’m completely available. But there is a lease to be honored, there’s a court deciding whether that lease has to be honored by the payment or has to be honored by the team being physically there. There is an interesting issue because if the team is there for the remainder of the lease. We’re assured that the construction necessary on Ford Center will be complete by the time the team comes here. But I think there may or may not be a discussion to have about a fair settlement for both sides. I’m certainly prepared to participate in that fully and look for some fair resolution.

Q: Mr. Bennett, you called this a proud day. Do you feel we sealed the deal today?

Bennett: We made important progress today, and this was a serious meeting, a lot of information. The league is represented by their professional staff with some very impressive people who know what they’re doing and know the questions they’re asking. More evaluation will come from meeting and more discussion, and of course we had some very experienced owners here who know about the business, know a lot more about the business than certainly I do. A lot more to be done, but a very important step. I think it was a very successful day, and we look forward to the next step.

Stern: We had with us lawyers – we never travel without lawyers; we had team marketing people who were testing and stressing assumptions; we had our chief financial officer; we had our construction expert; and we had … and then there was just the rest of us -- Joel Litvin, Adam Silver and myself … we just sort of came along for the ride, the Commissioner, the Deputy Commissioner and the President of the League and Basketball Operations.

But there was a group represented here that did a lot of work before we got here, has been pushing at Clay and his team, and are as anxious as I think the members of the committee were to hear the presentation and to learn of the depth of support for this project in Oklahoma.

Q: If the funding for the existing arena hadn’t been approved, would you be as positive about this as you are?

Stern: No chance. Ford Center was a great temporary facility. It is not the facility of tomorrow and the $100-plus mullion that were allocated and approved overwhelmingly by the taxpayers was a huge statement and actually how that is going to be spent and the ways for locker rooms and every possible amenity is really what makes this an NBA arena.

Q: Can you talk about the difference between Oklahoma City and Seattle?

Stern: I think Seattle is actually a terrific market; it just doesn’t have an NBA-ready arena of the future. That’s been agreed by both parties for many years, so it’s a very strong market that has in fact supported NBA basketball over the years. When you come to a place Oklahoma, you look for the single-team market as opposed to for example a market that has three or four major professional sports leagues.

You look for that. You look for a kind of support that Mayor Cornett has spearheaded, really, years before we brought the Hornets here. And then you look for the statement from the fans which are here with respect to the Hornets support, which I think the Committee feels can be extrapolated to their own team. And the array of support – the Governor was forceful in his presentation with assistance from the leaders of the Legislator were here; the Mayor was forceful; the business community was forceful. It was really extraordinary.

So, you look for something that says, on paper this is a small community but then you recognize that it’s a well-populated state in a certain way. It’s got important businesses and you are going to have to make your estimates of the kind of support. And I think the Committee members that were here had come to the belief that the extra, the supercharging aspects of it, were present here in the presence of the sectors represented and the fact that this would be the sport, not just in town, but in state. And we got a pretty good primer on sports in this state, starting with the Sooners, but going to the Cowboys and also focusing, I might add – I would be remiss returning to New York and the WNBA, without adding there appear to be two women’s teams still in the hunt. So this is a sports market that cuts across gender and we got a little bit of a lesson on that as well. It was pretty impressive.

Q: Mr. Bennett, can you talk about the upcoming trial and how the city of Seattle is trying to keep you in Seattle until 2010?

Bennett: Well, we are prepared to engage in the trial and we are prepared to abide by the rules.

Stern: I would sort of step in and say that it is not a question of force, but rather enforce. The question is, what is required under the lease? If the lease can be satisfied by the payment of money, that’s one thing. If it can’t, then it’s got two more years to run after this. That’s just what happens when you either sign or inherit documents. We respect that and I know that the owners of the Sonics respect that.

Q: Commissioner, how do you react to people who have ridiculed Oklahoma City as a viable NBA city?

Stern: I think that facts and education ... there were people who actually ridiculed the notion that we would have an All-Star Game in New Orleans. I would say it’s been our most successful All-Star Game in a very long time … Weekend. So, and questions were raised by players and they learned what we were doing, etc. I daresay, what the owners on the Committee would tell me that if in fact the players had seen what we saw, and they will in an abbreviated form, shortened form, that they would not have said that.

Q: Mr. Bennett, what is on the personal agenda for Clay Bennett tonight?

Stern: This is live on NBA TV, you know that, don’t you? (laughter) It’s going to be recorded for posterity.

Bennett: Relax a bit, maybe. It’s been a busy time and this is a demanding business, but it’s also very energizing, so I am absolutely committed to this process, and view today as a very important step, and, again, I am very pleased and very proud of how we showed. Happy tonight. Sleep well tonight.

Q: Commissioner, how will the Board vote giving the pending court case? And will you continue to encourage the ownership group to seek a buyout?

Stern: I would say the following: The Board of Governors, if in fact the Committee recommends – remember this is a sub-committee of the Committee that’s recommending this to the Relocation Committee. If the Relocation Committee recommends it to the Board and the Board votes in appositive fashion, they will do so recognizing that everything is subject to the terms of the lease in Seattle. Period.

So the approval will be with respect to whenever the team is free to move they will be approved to move. With respect to the ... I would say there are pros and cons to the timing of the move, but on balance we would as I answered earlier recommend to Clay and the ownership group that they negotiate in good faith if there is another party to negotiate with for a monetary settlement of the terms of the lease and possible beyond for the benefit of Seattle and I would be willing to participate in that if I could be constructive. And Clay agrees. (laughter)

Q: Mayor, with the sales tax passed and today’s proposal, what’s left for you to do?

Cornett: I’ve been all ears. This has been enlightening because we spent a lot of time and attention on making our presentation, making our case. And to hear the feedback that was apparently generally positive was refreshing to say the least. Our citizens have done everything we asked them to do. We asked them to support that team two years. They did. We asked them for the opportunity to improve the Ford center. And they’ve given us the go-ahead to do that.

So, really the ball was back in our court as city leaders to try and convince this Relocation Committee to bring the team to Oklahoma City. It’s another step in the relocation process and this is really an if-when scenario. The part of Oklahoma City’s involvement is if the team is going to come. We don’t have any part to play in the when the team might arrive here. But we are very involved in the if and this is another significant step.

Stern: The Mayor is too modest because he told me he personally is going to get overalls and supervise the reconstruction; although they are going to be smaller than when I first met him. (laughter)

Q: Mr. Bennett, how confident can the citizens of the city be that you won’t come back and ask for more improvements or a new arena?

Bennett: I’m pretty confident. We expect to play in the Ford Center for a long time. It will be among the top tier of buildings in the country. It provides the revenue streams that are important for our model. We like the building very much. And we think these improvements are going to enhance the fan experience and provide what we need for a business and certainly provides a very exciting bowl and atmosphere and for games. We like the building and it’s our anticipation that we will be there for a long time.

Q: Some people in Seattle have said all they need to do is wait this thing out. If the Relocation Committee votes to move the franchise, are you committed to wait until 2010 to move?

Bennett: Yes

Stern: Yes.

Q: There’s been talk of donors in Seattle willing to donate half the cost to keep the team in Seattle. What is the status of that and how willing would be if that happened to keep the team in Seattle?

Stern: The reason that this journey began was because Key Arena was not an adequate arena going forward and there were a lot of recommendations made for another arena, plans and the like. But the tax revenues and the various contributions weren’t forthcoming, and I’d say that as far as we know, the footprint of Key is at the present time is not viewed at the present time as adequate to support what’s necessary going forward.

One of the interesting things about the Ford Center is when it was built it was built to a large footprint – I think over one-half million square feet … 580. And they are talking about adding 300,000. Key Arena is a much smaller footprint. I think it’s in the threes. Also, as far as I know, we have owners there that own the team and they’ve told us based on the present state of the record and their inability to get any assistance, that the team is not for sale and the application for a move has been made. The Sub-Committee is going to recommend to the Committee and the Committee will make its recommendation. Then there will be a move to Oklahoma City if it gets approved, whether it is the end of this year or two more years.
What do the March 25 events and remarks on tht day mean? Just one thing ... Oklahoma City IS now an NBA city ... if not next year, only one or two years down the line. It is done.

Those in Washington State who think that they can magically change the course of events laid down today are just whistling in the wind ... they would be better served by negotiating a deal with the Sonics owners which would keep the "SuperSonics" name in Seattle and pay off the KeyArena debt (not a present obligation of the Sonics) ... although local wisdom there has so far not seen such wisdom.

Not a problem, Seattle. Your history in recent years, perhaps most marked by Seattle icon/visionary Chris Van Dyk, defines your concept of the term "visionary." Seattle and Washington, you got what you asked for. Nothing. You have a chance to salvage "something" from "nothing" by negotiating with the Sonics for a quick release from Seattle. But, that's in the hands of your visionaries.

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Tuesday, March 25, 2008

First National Center

Original post: 5/11/07; Updated 3/25/08
Click here to jump to the update
Additionally, this article is substantially complemented and expanded by a later article, First National Archives, which contains photographs from its own history. A 3rd article, 1st National, 75 Years Later, is here.

In this post, unless otherwise noted, click on images in this post for larger views.

First National Postcards from my collection

Standing Alone



Next To Ramsey Tower



And Showing The Older Petroleum Building


Plans for "the tallest building in Oklahoma" were splashed across The Oklahoman's front page on April 20, 1930 ...


Actually, other "significant" buildings were then or shortly thereafter contemplated to be built, making "1931" one of the most dazzling years of downtown's construction history ... it was a "heady" time ... the Skirvin Tower, the YWCA (on Park Avenue, then 1st Street), the Ramsey Tower (City Place, today), the Biltmore Hotel, as well as the 1st National, had target completion dates in the year 1931, as was shown in this January 4, 1931, Oklahoman article ...

Some didn't make the schedule ... the scaled back Skirvin Tower was done in 1932 and I think that's true for the non-scaled back YWCA and Biltmore. See Other Hotels for more about that. The "focal point" as to what actually did occur in 1931 was the 1st National Bank and Ramsey Tower, each apparently being engaged in a "race" to see which finished "first."

Credit: Terry L. Griffith's Oklahoma City – 1930 to the Millennium (Arcadia Publishing 2000)

The Great Race


The Ramsey Tower (now City Place) won the race by a hair on October 3, 1931. Even though both buildings have the same number of stories (32), most observers would come to identify the First National as the city's "signature" downtown skyline building, perhaps because of its similarity to New York's Empire State Building, perhaps because it edged out Ramsey in overall height (not stories) by reason of its prominent "beacon," or, perhaps, it was just a little fancier! Have a look at the very fine art deco swans, peacocks, and ivy, on the entry's facade ...

The Entry



Credit: Terry L. Griffith's Oklahoma City – 1930 to the Millennium (Arcadia Publishing 2000)


The Beacon. The "beacon" at the top wasn't a "radio transmission tower," as I'd earlier thought. Instead, it was an "aviation" beacon, which, according to a November 29, 1930, Oklahoman article, would be "visible for 50 miles." The article said,

Present plans call for a revolving beacon visible 50 miles, the distance between Oklahoma City and Chickasha. A stationary beacon, constantly pointing toward the municipal airport, will be a part of the equipment. This beacon will be so strong it will cast shadows at the airport, eight miles from the bank.
The "antenna" shown atop the beacon, below, was not in the original building.

Credit O'Daniel Photography


Skipping a decade but along the same vein, Oklahoma City's excellent "Beacon Club" located itself in the top of the 1st National in 1941, below the "beacon." According to the Beacon Club's history page ...

The Club opened in the late 1941 on the 31st floor of the First National Building. All equipment and furnishings were owned and operated by Faber "Goob" Reid and he called his operation the "Rainbow Room."
The club would eventually come to occupy the top 3 stories of the 1st National. But, with the building's decline and it having no apparent prospects for revitalization, the club moved to the Oklahoma Tower in 1997.

The Big Bust. Fueled by the domino effect of July 1982's Penn Square Bank closing and the "Oil Bust" itself, the 1st National Bank, once the state's largest bank with assets reported to be $3.3 billion in 1982, collapsed, as well. The Oklahoman's headlines on July 15, 1986, told the tale:


By this time, huge losses ($66 million in 1985, $45 million in 1st quarter 1986) had occurred and assets had shrunk to $1.8 billion from 1982's $3.3 billion. 1st Interstate Bank of California acquired the assets and, for time, it operated in the existing premises. That bank was acquired by Boatsmen's Bank in 1991 and in 1992 Boatsmen's decided that 1993 would be the time to move on, to Leadership Square. According to a May 29, 1992, Oklahoman article,

Boatsmen's and its predecessors have served as anchor tenant in the 1 million share-foot First National Building since its construction at 120 N Robinson in 1931. Loss of the bank, which occupies about 25 percent of the 32-story skyscraper, casts uncertainty over the future of what many consider an architectural masterpiece, observers say.

"It's the demise of that building ... you can forget it," said Ed Townsend, president of Local Federal Bank, the First National Building's largest creditor. "This thing is dead. There's no way the building can survive without the bank there. Boatsmen's decision to vacate will force a total closing of the facility. This demonstrates total lack of sensitivity for the historical importance of this building and shows no concern over what this would do to downtown Oklahoma City. I think they're making a terrible mistake," Townsend said.
* * *
The drama began unfolding in the late 1980s, when officials with First Interstate Banks of Oklahoma – purchased by Boatmen's in 1991 – essentially issued an ultimatum to building owner First Oklahoma Corp. To either rehabilitate the aging tower, or lose the bank as a tenant. Estimates of the needed repairs and upgrading ran as high as $20 million.

But the building also has about 36 creditors and mortgage holders. Because of the unusually large number of parties involved, no consensus on its rehabilitation has ever been reached, according to those involved in negotiations.
* * *
The bank's departure will send the historic First National Building's occupancy from 72 percent to about 54 percent, according to the Price Edwards data.

"I think it's a major blow to one of the real landmarks in downtown Oklahoma City," said local historian and author Bob Blackburn.
But, even after the 1993 Boatsmen's move, by hook or crook the building has remained open, even though its Great Banking Hall has remained empty.

Skipping over legal stuff, changes in ownership, etc., some apparent good news occurred in May 2006 with a California group’s purchase of the First National Center which includes more than one million square feet of leasable space. As reported in The Oklahoman and as discussed at OkcTalk.com and at OkMetropolis.com, according to the agent that handled the transaction, the new owners have great intentions:

"Plans are to bring it back to its former glory as the crown jewel of downtown Oklahoma City. To fill it up – and dress her up and take her to the ball. Have a centennial ball in the Grand Banking Hall."
The Grand Banking Hall With 35' Columns


See this OkcTalk.com thread and this one and this one at OkMetropolis.com for much more about that.

During the year since the 2006 sale, "innards" have been worked on but nothing splashy has been done yet, nor have any overall plans been announced by the California owners. A few press articles keep the hope alive, though, that the First National will rise again like the other Phoenixes that downtown seems to be enjoying in this time that we live.

An April 16, 2007, Journal Record article discussed possible plans for making the basement "vault" areas into a glorious restaurant. A September 20, 2006, Oklahoman article by Steve Lackmeyer said, in part,

The new owners of the First National Center pledged Tuesday they are prepared to spend at least $6 million on renovations and are considering converting some floors into housing.

Owners of Los Angeles-based Milbank Real Estate shared their plans Tuesday morning with about 50 civic and business leaders gathered at the Oklahoma City Golf and Country Club.

Chief Executive Officer Aaron Yashouafar and Raymond Yashouafar, vice president of operations, reiterated promises to return the building to its glory days – including a concierge service that was eliminated several years ago.
So, yes, generalities have been stated but no "visionary" type of plan has yet emerged. A March 23, 2007, Lackmeyer article notes that the new owners had spent about $1 million on renovations so far, largely on infrastructure, except that they had gotten the historic "clock" on the corner of Park and Robinson , dead for a decade, to work again as at least some indicia of visible improvement.

The Yashouafars say they've discovered the costs of bringing the complex back to Class A office space are higher than the $6 million they cited in September. But they remain committed to the overhaul, and will soon unveil a master plan drawn up by Beck and Associates.
We hope, and we wait, for the promise to be fulfilled!

March 25, 2008 Update. Since the above post was written almost a year ago (5/11/2007), the opportunity for the Grand Banking Hall to host a Centennial Ball came and went without one ... the clock on the corner of Robinson & Park Avenue got fixed ... and, according to the owners, a good bit of infrastructure work got done, e.g., sprinkler system updates, etc., at a cost of $1.2 million. For those who noticed, a working "clock" was the only thing publicly visible.

Otherwise, the 1st tangible sign of "new life" came with 1st National hosting the December 11, 2007 watch party for the huge bond proposal that passed with flying colors on that day. In its press release, the owners stated,
OKLAHOMA CITY (Dec. 11, 2007) – Milbank Real Estate, the Property Management Company for First National Center, is hosting the city’s bond election watch party as its first major civic event, bringing back the grandeur of Oklahoma City’s grandest historic building as a statement of their commitment to fully restoring First National Center’s majestic Art Deco architecture and décor.
"Together, tonight marks another historic milestone for Oklahoma City and First National Center," said Raymond Yashouafar, vice president of operations for Milbank Real Estate. "As the voters decide on the city’s largest bond issue, we are working to keep the momentum going by renovating Oklahoma City’s most prestigious building to its original stature for business. It will be exciting to see the Great Banking Hall come alive again."
From left, Becky Chapo, Michael Johnson, Mayor Mick Cornett, Aaron Yashouafar and Raymond Yashouafar.


On March 13, 2008, Phase 1 was announced by the owners ... and with something a bit more splashy ... but at $1.5 million, one would be foolish to expect too much. Overhaul of the building's retail arcade and a new Park Avenue entrance were announced.

The Owners' Rendering of the Park Avenue Entrance



The Existing Park Avenue Entrance (by the Hallmark Shop)
(West addition [right] was built in 1957, the East in 1972)



Superimposing the New Entrance Gives This Picture


While nice enough, it doesn't exactly knock Doug Dawgz socks off as amounting to a "major" development.

What about on the inside? Some drawings from the owners' website appear below (larger images are not available):






Lt. Gov. Jari Askins was there for the announcement with a symbolic jackhammer showing signs of getting ready to tear out the marble floor in the 1st National Entry! "Woah!," said some ... getting rid of the marble floor?

According to Steve Lackmeyer's article, Aaron Yashouafar said that it was not original to the tower and the replacement flooring will be in keeping with the original construction. I have no idea what that might mean.

Concerns have been expressed, some by John Hefner, a 3rd generation tenant ... see Steve's March 25, 2008, article, Clock ticking on strategy for First National Tower.
Hefner and several other tenants I've spoken to worry whether the floor's destruction is evidence that the owners have no regard for the tower's history. They previously were upset when an attempt to increase rent on the tower's original barbershop ended with the tenants moving their booths elsewhere. A year later, the barbershop — still adorned with black and white Art Deco tile and fixtures — stands dark and empty.
The Barber Shop Decades Ago
Courtesy Norman Thompson


Hefner was more particular in a letter he wrote to Steve Lackmeyer which is set out in Steve's OKC Central blog today. There, among other things, Mr. Hefner said,
At 55, I do not consider myself to be so old that I live in the past, yet I do have appreciation for great things that were created before I was born, and certainly that is the case with historic buildings. When the First National Bank Building was constructed in 1931 at great expense, it was truly an “A” class building, and both the exterior and interior features revealed it. Since it was so high-end, and not average, people wanted to lease space in it. * * * My childhood was filled with endless trips through the building, and year after year, I loved seeing a huge, decorated tree in the Great Banking Hall at Christmas. * * * Overall, it was great fun working downtown.

What changed? The crash of that oil boom carried the First National Bank with it. * * * Several owners since then have failed to have the vision to see that this architectural gem was built to be an “A” class building. Sadly, more “minimalist maintenance” came with the passage of time. As the structures on other corners have achieved lower vacancy rates, the First National has not. Over the years, landlords of the First National have let The Beacon Club, the Post Office, a travel agency, and other amenities slip away from their spaces. Key law firms and oil companies have left too. The current owners lost the barber shop; today, I know of two other tenant-service enterprises planning to leave.

The current owners, as far as I am concerned, have been big on promises, but minimal on spending what is needed. I feel that they, too, do not see the Class “A” fundamentals of the building. A couple of times, I have tried to convince these Los Angeles-based owners to spend money for quality renovations, yet I failed. I have asked for the once-operational elevator security system to be repaired, but it has not. * * *
Sooo ... guess we'll need to wait some more to party in the Great Banking Hall ... we shall see.
This post will be updated again when there's something more to say.

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Tuesday, March 18, 2008

Tall Buildings

Edited 4/16/2008 to add the Midwest Building


Jump to Tall Buildings Not Done
Jump To Tall Buildings Which Might Be Done

With last week's announcement by Devon Energy Company, one might start thinking about Oklahoma City skyscrapers, "tall buildings" (Doug Dawg did, anyway). How will the new building match up, and, in fact, how tall are other buildings in Oklahoma City, and where are they located? What once-fine buildings no longer exist? In this project, I've drawn much of the data from Emporis.com ... High Rise Buildings and Low Rise Buildings. But, not all ... a few of the buildings shown below are not in the Emporis database (e.g., the Plaza Court Hotel in Midtown on Shartel).

Another which is not in the Emporis list, probably because it lacks 8 "working" floors, is the Oklahoma State Capitol, shown here.
Is there more to come, soon? Steve Lackmeyer whets our collective appetite again today in Downtown investment trend not at an end. Among other things, he says,
This is turning out to be quite a month for downtown Oklahoma City.

March is just halfway through, yet the ramifications of announcements this month outweigh the entire expanse of the city's original MAPS projects.
* * *
So let's take a deep breath. Have we seen the last big announcement for downtown? Don't count on it.
He is such a tease!

Back in the days of the Pei Plan ... the Urban Renewal masterplan for turning downtown Oklahoma City around in the early 1960s ... plenty of general and specific proposals were made ... some happened but many did not. Click here to jump to, "Tall Buildings That Might Have Been."

For this review, I arbitrarily set the threshold at 8 floors for "tall buildings" ... even though that excluded several vintage as well as many new buildings by that choice. Even then, I did "fudge" by including the Aberdeen Apartments ... it has 7 ground level floors but a full basement, so I gave it a 7.5 and included it just because I wanted to! Otherwise, the vintage and still standing Pioneer Building, at 7 stories and when built in 1908 said to be Oklahoma City's first high-rise, the 7 floor 1922 Osler Building in Midtown, and several others, were excluded.

My "personal favorite" that didn't make the 8 floor threshold requirement is this one, Signature Place, at MacArthur & Northwest Expressway ... though I'd like it better if it didn't have "rent me" banners hanging out front uglifying the architecture.

Using 8 floors as the cutoff, here's what I've come up with ... for buildings which once existed, do now, and as have been announced or are in progress as this is written. When this post is finally done, it will also include buildings which were proposed but never happened, and for that I'll draw heavily on Steve Lackmeyer & Jack Money's masterpiece, OKC: 2nd Time Around.

In the table below, click the link or the miniature image for a look at the building and, sometimes, additional information about it.

Oklahoma City Buildings 8 Stories or More
SummaryIncl
Is &
Gone
Those
Gone
Those
Developing
As
Will
Be
 Downtown5516241
 Midtown3102
 Northwest270027
 Northeast80311
 Southeast0000
 Southwest2002

1Devon Tower
Floors: 54
Date: 2012
Where: Downtown
Status: Developing
2Chase Tower
Floors: 36
Date: 1971
Where: Downtown
Status: Existing
31st National
Floors: 33
Date: 1931
Where: Downtown
Status: Existing
4City Place
Floors: 33
Date: 1931
Where: Downtown
Status: Existing
5Oklahoma Tower
Floors: 31
Date: 1982
Where: Downtown
Status: Existing
6Sandridge Tower (Kerr-McGee)
Floors: 30
Date: 1973
Where: Downtown
Status: Existing
7Biltmore Hotel
Floors: 26
Date: 1932
Where: Downtown
Status: Destroyed
8Regency Tower
Floors: 24
Date: 1966
Where: Downtown
Status: Existing
9Leadership Square North
Floors: 22
Date: 1984
Where: Downtown
Status: Existing
10Valliance Tower
Floors: 22
Date: 1984
Where: Northwest
Status: Existing
11The Classen
Floors: 21
Date: 1967
Where: Northwest
Status: Existing
12360 at Founders Plaza
Floors: 20
Date: 1963
Where: Northwest
Status: Existing
13Mid-America Tower
Floors: 19
Date: 1980
Where: Downtown
Status: Existing
14Dowell Center
Floors: 18
Date: 1927
Where: Downtown
Status: Existing
15Gold Star Library - OCU
Floors: 18
Date: 1954
Where: Northwest
Status: Existing
16Union Plaza
Floors: 18
Date: 1982
Where: Northwest
Status: Existing
17Park Harvey Apartments
Floors: 17
Date: 1956
Where: Downtown
Status: Existing
1850 Penn Place
Floors: 16
Date: 1973
Where: Northwest
Status: Existing
19AT&T (SW Bell)
Floors: 16
Date: 1928
Where: Downtown
Status: Existing
20BOK Plaza (Fidelity)
Floors: 16
Date: 1972
Where: Downtown
Status: Existing
21Leadership Square South
Floors: 16
Date: 1984
Where: Downtown
Status: Existing
22Globe Life
Floors: 15
Date: 1957
Where: Downtown
Status: Existing
23Lakeview Towers
Floors: 15
Date: ???
Where: Northwest
Status: Existing
24OKC Marriott
Floors: 15
Date: 1985
Where: Northwest
Status: Existing
25Marriott Renaissance Hotel
Floors: 15
Date: 2000
Where: Downtown
Status: Existing
26Sheraton Oklahoma Hotel
Floors: 15
Date: 1976
Where: Downtown
Status: Existing
27AT&T Annex (Southwetsern Bell)
Floors: 15
Date: ???
Where: Downtown
Status: Existing
28101 Park Avenue (Skirvin Tower)
Floors: 14
Date: 1932
Where: Downtown
Status: Existing
291st National Additions
Floors: 14
Date: 1957 &
1972
Where: Downtown
Status: Existing
30Colcord Hotel
Floors: 14
Date: 1910
Where: Downtown
Status: Existing
31Corporate Tower
Floors: 14
Date: 1980
Where: Downtown
Status: Existing
32Oklahoma County Jail
Floors: 14
Date: 1991
Where: Downtown
Status: Existing
33Oklahoman Building
Floors: 14
Date: 1991
Where: Northeast
Status: Existing
34Auto Hotel
Floors: 13
Date: ???
Where: Downtown
Status: Destroyed
35Oil Center East
Floors: 13
Date: 1973
Where: Northwest
Status: Existing
36Oil Center West
Floors: 13
Date: 1978
Where: Northwest
Status: Existing
37Skirvin Hilton Hotel
Floors: 13
Date: 1910
Where: Downtown
Status: Existing
38100 Park Avenue (Medical Arts)
Floors: 12
Date: 1923
Where: Downtown
Status: Existing
39Children's Physicians Building
Floors: 12
Date: 2009
Where: Northeast
Status: Developing
40Herskowitz Building
Floors: 12
Date: 1910
Where: Downtown
Status: Destroyed
41Marie McGuire Plaza
Floors: 12
Date: 1972
Where: Northeast
Status: Existing
42OG&E
Floors: 12
Date: 1928
Where: Downtown
Status: Existing
43OK Health Department
Floors: 12
Date: ???
Where: Northeast
Status: Existing
44Robinson Renaissance (Perrine)
Floors: 12
Date: 1927
Where: Downtown
Status: Existing
45St. Anthony Hospital
Floors: 12
Date: 1899
Where: Midtown
Status: Existing
46Tiffany House Apartments
Floors: 12
Date: ???
Where: Northwest
Status: Existing
47City Center Building
Floors: 11
Date: 1921
Where: Downtown
Status: Existing
48County Courthouse
Floors: 11
Date: 1937
Where: Downtown
Status: Existing
49Integris Baptist Hospital
Floors: 11
Date: ???
Where: Northwest
Status: Existing
50Integris Southwest Hospital
Floors: 11
Date: 1969
Where: Southwest
Status: Existing
51Kingkade Hotel
Floors: 11
Date: 1912
Where: Downtown
Status: Destroyed
52One North Hudson
Floors: 11
Date: 1930
Where: Downtown
Status: Existing
53Physicians & Surgeons
Floors: 12
Date: ???
Where: Northeast
Status: Existing
54VA Medical Center
Floors: 11
Date: 1931
Where: Northeast
Status: Existing
55YWCA
Floors: 11
Date: 1931
Where: Downtown
Status: Existing
56324 Building (Braniff)
Floors: 10
Date: 1923
Where: Downtown
Status: Existing
575100 N. Brookline
Floors: 10
Date: 1974
Where: Northwest
Status: Existing
58Plaza Court Hotel
Floors: 10
Date: 1960
Where: Midtown
Status: Destroyed
59Campbell Building
Floors: 10
Date: 1910
Where: Downtown
Status: Destroyed
60Classen Center East
Floors: 10
Date: 1965
Where: Northhwest
Status: Existing
61Commerce Exchange
Floors: 10
Date: 1920s
Where: Downtown
Status: Destroyed
62Country Inn & Suites
Floors: 10
Date: 2001?
Where: Northwest
Status: Existing
63Court Plaza (Cotton Exchange)
Floors: 10
Date: 1923
Where: Downtown
Status: Existing
64Everett Tower
Floors: 10
Date: 1973
Where: Northeast
Status: Existing
65Hales Building (State National)
Floors: 10
Date: 1910
Where: Downtown
Status: Destroyed
66Caliber Center (Hertz)
Floors: 10
Date: 1973
Where: Northwest
Status: Existing
67Hightower
Floors: 10
Date: 1929
Where: Downtown
Status: Existing
68Character First (Holiday Inn)
Floors: 10
Date: 1964
Where: Downtown
Status: Existing
69Landmark Towers Center
Floors: 10
Date: 1970
Where: Northwest
Status: Existing
70Landmark Towers East
Floors: 10
Date: 1965
Where: Northhwest
Status: Existing
71Landmark Towers West
Floors: 10
Date: 1972
Where: Northwest
Status: Existing
72Lee Huckins Hotel
Floors: 10
Date: 1910
Where: Downtown
Status: Destroyed
73Main Place (Harbour Longmire)
Floors: 10
Date: 1923
Where: Downtown
Status: Existing
74Mercy Health Center
Floors: 10
Date: 1974
Where: Northwest
Status: Existing
75Midwest Building
Floors: 10
Date: 1930
Where: Downtown
Status: Destroyed
Credit Jeff Chapman
76OK DEQ (SW Bell)
Floors: 10
Date: 1957
Where: Downtown
Status: Existing
77OK Savings & Loan
Floors: 10
Date: 1928
Where: Downtown
Status: Existing
78Roberts Hotel
Floors: 10
Date: 1927
Where: Downtown
Status: Destroyed
79Robinson Plaza (IRS)
Floors: 10
Date: 1992
Where: Downtown
Status: Existing
80Biomedical Sciences Building
Floors: 9
Date: ???
Where: Northeast
Status: Existing
81Classen Center North
Floors: 9
Date: 1969
Where: Northhwest
Status: Existing
82Crowne Plaza Hotel
Floors: 9
Date: 1970
Where: Northwest
Status: Existing
83Hampton Inn
Floors: 9
Date: 2008
Where: Downtown
Status: Developing
84Integris Baptist Building B
Floors: 9
Date: ???
Where: Northwest
Status: Existing
85Murrah Federal Building
Floors: 9
Date: 1977
Where: Downtown
Status: Destroyed
86US Bankruptcy Court (Post Office)
Floors: 9
Date: 1932
Where: Downtown
Status: Existing
87Waterford Marriott Hotel
Floors: 9
Date: 1984
Where: Northwest
Status: Existing
88American National Bank
Floors: 8
Date: 1909
Where: Downtown
Status: Destroyed
89Cancer Research Center
Floors: 9
Date: 2010
Where: Northeast
Status: Developing
90Courtyard Marriott Hotel
Floors: 8
Date: 2004
Where: Downtown
Status: Existing
91Halliburton's
Floors: 8
Date: 1920
Where: Downtown
Status: Destroyed
92Insurance Building
Floors: 8
Date: 1910
Where: Downtown
Status: Destroyed
93Integris Baptist Building C
Floors: 8
Date: ???
Where: Northwest
Status: Existing
94Integris Baptist Building D
Floors: 8
Date: ???
Where: Northwest
Status: Existing
95Lawrence Hotel
Floors: 8
Date: 1912
Where: Downtown
Status: Destroyed
96OK Medical Research Tower
Floors: 8
Date: 2010?
Where: Northeast
Status: Developing
97One Behnam Place
Floors: 8
Date: 1983
Where: Northeast
Status: Existing
98Presbyterian Tower
Floors: 8
Date: 1974
Where: Northeast
Status: Existing
99Western Tower
Floors: 8
Date: ???
Where: Southwest
Status: Existing
100Aberdeen Apartments
Floors: 7-8
Date: 1927
Where: Northwest
Status: Existing
101What's Next?
Floors: ???
Date: ???
Where: ???
Status: Coming Soon

Tall Buildings Not Done. In their book, OKC: 2nd Time Around, Steve Lackmeyer & Jack Money laid out in magnificent form and content the downtown time zone of the mid-1950s through 2007 ... how we got from there to here. I say again that if you don't already own a copy of this excellent book, you're missing out, big-time!

Fueled by 1959 authorizing legislation at the state level, Oklahoma City established its Urban Renewal Authority in 1962. Internationally well regarded urban planner I.M. Pei came on board and what is commonly known as the "Pei Plan" came to exist. Its sweeping plan involved the destruction of about 2/5 of downtown Oklahoma City, largely on and south of Main, from east to west, and replacing the destroyed buildings with something that dreams are made of!

Thanks is given to Steve Lackmeyer for permission to post the following images ... all are contained in OKC: 2nd Time Around ... click on any image for a larger view.

The 1st image below appears at page 14 of OKC: 2nd Time. If you look closely, you'll see an irregular "gray line" running from the lower right to the upper left and that buildings below that line are a bit darker than those above it. In the 2nd version, below, I've doctored it a bit to highlight the "line" and add names of some of the "tall buildings" that either (1) were marked for destruction and were destroyed, or (2) in the case of the Perrine (Robinson Renaissance) was marked but was spared, or (3) in the case of the Biltmore was not marked for destruction but was.

Credit OKC: 2nd Time and OCURA




The "destruction" phase of the Pei Plan was "successfully" accomplished. The general vision of what would be replacing them is somewhat reflected in the following image which appears at page 10 of OKC: 2nd Time Around:

Credit Okc2nd Time, Greater Okc Chamber of Commerce (COC)
From Left:James T. Yielding, 1st Executive Director of OCURA, I.M. Pei,
and Ralph L. Bolen, Chairman of the OCURA Board of Commissioners

The City of Tomorrow


Of course, the Oil Bust, the Penn Square Bank failure and the resulting bank closing domino effect in Oklahoma City, Oklahoma, and beyond, marked the death knell of the grand design. The Galleria Shopping area became a parking lot ... but much of it will now become the Devon Tower. To be sure, several new buildings did spring to life before bad times hit, e.g., Myriad Gardens & Convention Center, Corporate Tower, Oklahoma Tower, Kerr-McGee Tower (Sandridge today), Sheraton Hotel, Mid-America Tower, Leadership Square, Liberty Tower (Chase today), and so much good did come of it, even thought not as much as expected.

OKC: 2nd Time Around contains several eye-candy images of some of the things which were planned but never saw the light of day, shown below.

High Rise Apartments
Credit OKC: 2nd Time and OCURA



Galleria Shopping Mall North of "Tivoli" (renamed Myriad) Gardens
Credit OKC: 2nd Time and OCURA



14 Floor Expansion of Skirvin Tower (101 Park Avenue)
Credit OKC: 2nd Time and Greater OKC Chamber of Commerce


Ron Burks became one of the owners of the Skirvin in 1979, along with Bill Jennings, John Kilpatrick, Jr., Bob Lammerts, Jerry Richardson, Dub Ross, and Joe Dann Trigg. See Bob Blackburn's article, A Tradition of Elegance. According to Steve and Jacks' book, and if I interpret it correctly, Burk was principally responsible for opening up the Skirvin lobby (to make it 2 open stories instead of 1), the purchase of a new chandeliers from Europe, and other stuff. At one time, he also owned the downtown Holiday Inn. See pp. 72-73 of Steve and Jacks' book. But Burks wanted more ...

Ron Burks' Office Tower By The Skirvin
Credit OKC: 2nd Time and Howard & Porch



Ron Burks' Hilton Hotel By Myriad Gardens
Credit OKC: 2nd Time and Howard & Porch


Tall Buildings That Might Yet Be. A few others have been identified as possibly being "in the works" ... when a construction contract is signed, I'll move any of them to the "current" table ... but, till then, I consider them as possibilities and uncertain.

Overholser Green. Of the things shown here, this one appears to be the most likely. This Midtown project which calls for development of the block bounded by NW 13th, NW 12th, Walker and Dewey, has, in fact, been approved by OCURA.


This December 6, 2007, article by Steve Lackmeyer says that the project includes,
109 condominiums built in a series of four-to-eight-story buildings above an approximately 220-space garage.

The developer is Wiggin Properties, which owns the 101 Park Ave. building and is converting the Mayo office building in downtown Tulsa into housing.
Although Wiggin Properties has said that construction will start by July 2008 and will include an 8 story hotel, I guess that my "Missouri-Show-Me" side is showing on this one. For lively discussion about this project, see this thread at OkMet.org and this one at OkcTalk.com.

Cotton Exchange. This proposed project would include a 12 story element and will require the approval of the Bricktown Design Committee (and land acquisition), would be located next to the Bricktown Ballpark on Reno.




While this may happen, it is by no means a "done deal." See this thread at OkcTalk.com and this one at OkMet.org for more.

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