Retailers lined up at Wheeler? OKC developments on hold? Your questions answered
The Oklahoman’s Steve Lackmeyer fielded reader questions Friday during his weekly OKC Central Live Chat. You can join Steve most Fridays at 10 a.m. to add your comments and questions about downtown development.
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Downtown grocery unlikely
Q: Do you think there will ever be a real, if somewhat small, grocery store closer to downtown. I know we've got the Homeland sorta nearby, but nothing for those who live, or want to live, downtown.
A: Not in the foreseeable future. We had two attempts at small downtown grocery stores and they weren't supported enough to survive. Walmart talked to a few developers a decade ago, but nothing came of that. I do believe an Aldi would do great downtown now that it has a fan base.
How can OKC get more people out to vote?
Q: The Ward 5 runoff for City Council was won by a mere 35 votes. Ward 5 is approximately 85,000 residents, of which only 3,679 voted. If people only knew how important these races are to the direction of Oklahoma City, it would be great if we had greater voter participation.
A: I agree. I suspect someone at some point will figure out that Gen Z, as a trend, appears to be much more inclined to take an interest in politics and governance and will figure out how to make the connection to get them active in local elections.
Bridge rebuild nightmare will come, don't rush it
Q: Any new word on when we're going to have to suffer through the reconstruction on the May Avenue bridge over Northwest Expressway?
A: Don't be in such a rush!
Yeah, it won't be fun. Design work is ongoing and it sounds like they're looking to start sometime in the next year. I did a story on the bridge reconstruction project in February.
Downtown apartment occupancy dipping
Q: Good morning, Steve. In years past on this chat, I mentioned to you that I that I think we are overbuilding apartments, especially downtown. You disagreed, based on demand. Last week, CNBC reported that OKC had the largest decline, with year-over-year rent prices dropping by 15.71% in February (with an 8% decline between January and February in 2023). I was wondering what you make of this, and if you are now possibly coming around to the idea that OKC might be overbuilding apartment units.
A: I've been checking into this since this last came up. Occupancies were running at about 96% for most of the downtown apartments, which is the equivalent of full occupancy.
I'm told that number is down to 90%, which is worrisome. I'm not ready to say the downtown market is overbuilt. I do believe there is a need and demand for affordable and workforce housing. I also suspect it's time for downtown's leadership to begin a serious look at immediate and long-term challenges that might be arising due to the pandemic's impact on office occupancy and the emergence of downtown Edmond and other areas becoming competing alternatives to downtown Oklahoma City.
Change is constant and happening faster than ever before.
Retail line-up forming at Wheeler
Q: Do you have any insight on what businesses are planned for the Wheeler District?
A: Wheeler vice president of development Ashley Terry reports they have signed leases with a fitness studio, a sushi and Japanese whiskey bar, a children's clothing store, and a barber shop. They are all expected to open this winter. They have six new shop homes coming this summer, most owner-occupied businesses. Details to come at a later date.
Wheeler is already home to Taco Nation, Clarity Coffee and the Big Friendly, the Wheeler Med Spa, Capitol Coop, a bike shop, Thrown Design and Wine, a boutique and wine shop. And of course, it's landmark Ferris Wheel.
Why is OKC growing faster than Tulsa?
Q: Oklahoma’s population growth over the past couple of decades has been fueled primarily by a handful of counties clustered around Oklahoma City and Tulsa. However, according to census data Oklahoma City’s growth seems to be significantly outpacing Tulsa’s over the past decade. What do you attribute to the difference and do you think that trend will continue?
A: Everything you say is absolutely true. Between 1950 and 1970, it was Tulsa leading our state's growth. Oklahoma City’s population in 1970 was just 36,526 ahead of Tulsa. In the latest 2020 census that gap had grown to 267,988.
I think we can all agree that the original MAPS set in motion a change in Oklahoma City’s direction that nobody could have fully predicted, not even the man who made it happen, Ron Norick (hero in my quite literal book, OKC Second Time Around).
Tulsa was a decade behind Oklahoma City in starting the approach of community and quality of life investment and the city actually lost 1,143 residents in the 2010 census.
Tulsa has so much going for it, especially when comes to their strength as a prime stop along Route 66 and its growing legacy as a live music city (we don't have a Cain's Ballrooom).
Oklahoma City is a diverse, purple city. Tulsa is getting there. And they've led in population growth by being diverse cities that try to be welcoming to people of various faiths, talents, interests and politics. What's worrisome to some is the statement made by Gov. Kevin Stitt that our state may not be right for some people when asked about the state's conservative politics.
Apple's CEO is gay. The Fortune 500 had a record number of Black CEOs. There are companies led by conservatives, others led by liberals. Offering incentives to gain jobs - and population - is not enough to lure companies to Oklahoma. The MAPS story proved this.
Oklahoma City failed time after time when it took the approach of just throwing money at companies to get them to expand into our city. Only then did then Mayor Ron Norick, joined by the Greater Oklahoma City Chamber, decide to invest in quality of life.
That investment is ongoing with the city now tackling the tougher challenges of affordable housing, ending homelessness, providing a safe place for victims of domestic violence to get a fresh start (Palomar), ending the cycle of incarceration with the Diversion Hub, while also continuing investment in sidewalks, streets, parks, senior wellness and youth centers.
We have a leadership and chamber that pretty much agree diversity is the way to continue growing. Former CEO Cliff Hudson has a column in the paper's Viewpoints I urge everyone to read.
City's fun history can be found online
Q: I saw an online auction of a 1980s Rolls Royce and I was reminded of Jim and Gloria Berkey, owners of Trust House Jewelers back then. They sponsored Trust House Theater, which was the late movie on local TV. They showcased jewelry during the commercials. Jim Berkey used to drive around in a Rolls Royce. Is there an archive of local media nostalgia, like Trust House, where people can find out about personalities like Eleanor Kamber, Alan Merrill, and others?
A: Yes!
I've been donating my time for the past dozen years as a founding member of Retro Metro OKC, a non-profit dedicated to sharing our history in a way that is informative, educational and entertaining. We have vintage commercials, color films of the city's original streetcars, menus of restaurants from long ago, thousands of photos of our past, and documents that even include a ransom letter sent by a kidnapper to one of city's leading bankers. Go visit at www.retrometrookc.org.
What can be done with dangerous clusters of apartments?
Q: I don't know what is more cruel; turning a blind eye to (Afghanistan refugees) crying out for freedom, or taking them in, only to shelter them on Lyrewood Lane, an area of densely-packed apartments with a high incidence of violent crime. They need protection. They need peace of mind. They need to be assured that everything is going to be alright. Why would any nonprofit do such a thing? And what can be done to reduce crime in the apartment communities in Lyrewood, North Highlands, Willow Cliff, and NW 10th?
A: You are referring to the heart-breaking story reported today by Carla Hinton about refugees fleeing from violence-plagued apartments in our city. I don't have an answer. But these apartments need a focus by the city. Surely we can have affordable and safe housing.
The apartments along NW 10 and around Lyrewood Lane were built in massive clusters. And we keep doing this. I'm not sure that this is a good approach.
Office development still on track
Q: When can we expect work to start on the development northeast of the triangle building on 5th and Harrison?
A: I talked to developer Andy Burnett and he reports design work and site preparation is ongoing. The development is "still in motion" and he expects work to start by next year. Burnett and his partners were chosen by Urban Renewal to construct a five-story office building on a former highway easement on the west side of Interstate 235 between NE 6 and Harrison Avenue and east of Walnut Avenue.
Berry Rock, a real estate company, Oklahoma State Bank, and Comma Insurance will anchor the office building, which also will include a top floor restaurant and ground floor coffee shop. Two smaller office buildings will be built on the remainder of a “flatiron” block, one that is triangular, carved out from when neighborhoods were designed around a citywide streetcar system in the early 1900s.
Will more firehouse-style homes be built in Deep Deuce?
Q: Are more of the "firehouse" style houses in Deep Deuce going to be built? I know there was one built on NE 1st and there is room for more to the west and north.
A: I suspect so. There was a stretch of lots running through the heart of the Deep Deuce apartments that at the time they were built were still an easement held by the Oklahoma Department of Transportation.
Those lots have since been sold and that's where we are seeing these infill homes. We also are seeing infill taking place on the undeveloped Brownstone lots along NE 3. I expect the only remaining empty lots will be the southeast corner of NE 3 and Walnut where Richard McKown was going to build apartments and the property on NE 1 and Russell Perry where Atul Patel was going to build the Indigo Hotel.
Q: I remember a few years ago, there was a proposal on the southwest corner of NE 1 and Russell M Perry for a hotel. Whatever happened there?
A: I've tried to contact the developer, Atul Patel, without much success. He planned to build an Indigo Hotel at NE 1 and Russell Perry across from The Hill and also a hotel next to his Springhill Suites on Sheridan Avenue in Bricktown. But I have seen no progress take place on either property.
Status of Steelyard second phase uncertain
Q; When can we expect movement on phase 2 of the Steelyard?
A: Developer Charlie Nicholas, who took the lead on the development of the Bricktown apartments started by partner Gary Brooks, had completed designs and had filed for building permits before his health took a turn for the worse and died in November. Nicholas, who immigrated from Beirut, Lebanon in 1977, was a true American success story who played a key role along with Brooks in bringing First National Center back to life as an upscale hotel, retail and apartments.
I never wrote about the man because, well, he never wanted the attention. He was the guy who could blend in with his construction workers, more likely to be seen wearing jeans and a work shirt than a business suit. Not every development he did was up to the standard set with First National and the Steelyard, but his investment and support for downtown Oklahoma City is without question. I'm not sure First National would have happened without him. I'm pretty sure Brooks would agree.
Urban Renewal director Kenton Tsoodle reports discussions are ongoing with Nicholas' sons on how to proceed with the second phase at Sheridan and Lincoln. He believes the family wants to proceed with the project.
What's next at Page Woodson?
Q: It looks like there is more work going on at the Page Woodson development on NE 6th and Kelley. What else can we expect from this, as in how many more phases and timeline until completion?
A: Count me among those who were somewhat skeptical when in 2013 developers Ron Bradshaw and Gina Sofola bought the historic Page Woodson school. The campus, once home to Douglass High School, a pillar for the east side African American community, was in terrible shape. Vandals trashed the landmark and the scars of fires could be seen throughout the school.
Bradshaw and Sofola promised to not just renovate and preserve the building for low-income renters, but to also create a mix of affordable and market-rate housing on blocks of empty land around the school along with opportunities to add retail into the mix.
A decade later, they've done just that. To date Bradshaw and Sofola have built 324 apartments and last year they started the final phase of residential construction that will add 214 apartments.
The latest phase adds another style of housing into the mix. One of the three buildings is a three-story walk-up like those in the prior phase and will face NE 5. The other two buildings are five stories facing NE 4 and then drop in height due to the 30-foot grade difference on the hill where they will be built.
In addition to being taller and wider, the two buildings also will include 14 live-work units similar to those developed at West Town along Film Row and at Wheeler along the Oklahoma River.
Full retail, however, remains a part of the master plan with one last section of the seven blocks reserved for shops and a restaurant planned by Donnie, Tonya and Tori Beechum, the owners of Culture Coffee on the ground floor of apartments at 1029 NE 6.
The final piece of the puzzle will be an African American commemorative plaza being designed by Hans Butzer, who worked on the Oklahoma City National Memorial, with the input of area residents and other stakeholders.
Hamlin Hotel pending tax credit
Q: When are we going to see movement on the hotel on the northeast side across from the Eastside Development?
A: The 77-room, four-story Hamlin Hotel is planned to be built across from the Market at Eastpoint at NE 23 and Rhode Island and is being developed by the Pivot Project and community builder Sandino Thompson. They are the same folks who turned a run-down stretch of properties into the award-winning Eastpoint which is home to a grocery, medical clinic, gym, restaurants, coffee shop, bookstore and a neighborhood music lounge.
I'm told design work is done and construction is ready to go. But the team is still awaiting the final financing piece, new market tax credits. They're hoping they will get approved this summer.
What are the implications of council funding to help those without homes
Q: Good morning Steve and Happy Good Friday! What are your thoughts on the new homeless initiative to reduce homeless by 75% in two years?
A: There are those, including Councilwoman JoBeth Hamon, who argue the plan, funded with $12.5 million, needs more money to be done correctly. And whether folks agree or disagree with Hamon, or support her politics, the city council in my 32 years never really had a stronger advocate for the homeless. But this is a start. And in the context of the city's response over the past three decades, it's an aggressive start.
The city council balked when Ward 8 Councilman Mark Stonecipher proposed doing a sweep of homeless camps that are now visible in all areas of the city. Yes, it's being done in other cities, but as opponents of his proposal pointed out, those sweeps are done with the ability to provide these folks with housing. So that is the purpose of this effort - to get people who are homeless housed so that they can then focus on addressing the challenges and problems that led to them being out on the street.
One final note - the numbers still show the number of homeless in Oklahoma City is far lower than in other communities and may not be as extensive as people perceive. And if this is the case, maybe Oklahoma City can truly address this challenge before it gets to the point we are seeing in other cities, especially Los Angeles.
This article originally appeared on Oklahoman: Retail cluster forming at Wheeler while other OKC projects delayed
