In a perfect world:

$150-$200 (depending on state of the house)
~1,500-2,200 sf
2-3 bedroom
2 bath*
Garage*

*Necessities

There are houses out there that fall into this bucket, but they were primarily in Crestwood. My preference would be to be East of Classen and South of 23rd. I've realized over the past 6 months that the likelihood of me finding a house that fits those parameters is slim, which is why I've put the search on hold for the meanwhile.

Try looking in Heritage Hills East also. HHE is basically the area between Robinson and Broadway just east of Heritage Hills. Kind of the step child of the area but may be able to find what you are looking for in that area

I noticed the back of the Chiltepes wall got tagged up a while ago. I really hope they keep a five gallon bucket of that paint to paint over when that happens. The longer it stays, the more it will be done. If they paint over it almost immediately, people aren't going to tag it because it will be a waste of time.

I noticed the back of the Chiltepes wall got tagged up a while ago. I really hope they keep a five gallon bucket of that paint to paint over when that happens. The longer it stays, the more it will be done. If they paint over it almost immediately, people aren't going to tag it because it will be a waste of time.does it look good or bad?

does it look good or bad?

The tagging? It looks bad. It looks like gang tagging, not something cool.

does it look good or bad?

It looks bad.
I think they have been tagged multiple times in the last month. So were a few of the bus stops and traffic signs nearby.

I see.... didn't know whether or not it was just gang tagging or 'art'.

Surveillance systems are pretty darn affordable these days and are a worthwhile investment if there is a continuous problem like this.

Someone that knows this area better could add their comments, but I get the sense that the Plaza District has a behind the scenes battle going on. I know it's been going this way for a few years now, but lately it seems I'm noticing it more.
All through Gatewood and TenPenn you have good people that are moving in and starting to clean the whole place up. But you also have the established group that wants to keep control of their turf. I've been seeing more patrol cars all through this area lately too. It can't be easy trying to clean up a whole neighborhood.

Someone that knows this area better could add their comments, but I get the sense that the Plaza District has a behind the scenes battle going on. I know it's been going this way for a few years now, but lately it seems I'm noticing it more.
All through Gatewood and TenPenn you have good people that are moving in and starting to clean the whole place up. But you also have the established group that wants to keep control of their turf. I've been seeing more patrol cars all through this area lately too. It can't be easy trying to clean up a whole neighborhood.


It is just classic gentrification. I own rental property in TenPenn and my grip isn't with the existing owner occupied units, it is with the absentee landlords that refuse to maintain their property. The worst of these owners bought when Penn Square Bank fell or during the 1993 recession. They seem to think the properties in this area are complete Ghetto and that lower income people do not deserve a safe place to live.

Gentrification - Wikipedia, the free encyclopedia (http://en.wikipedia.org/wiki/Gentrification)

It is just classic gentrification. I own rental property in TenPenn and my grip isn't with the existing owner occupied units, it is with the absentee landlords that refuse to maintain their property. The worst of these owners bought when Penn Square Bank fell or during the 1993 recession. They seem to think the properties in this area are complete Ghetto and that lower income people do not deserve a safe place to live.

Gentrification - Wikipedia, the free encyclopedia (http://en.wikipedia.org/wiki/Gentrification)

Completely agree. It is the same in a lot of mid range neighborhoods starting out. I live in Crestwood and there is a duplex across the street and my next door neighbor who don't seem to want to do anything to improve the value or look of their property. The duplex, I swear, has a different tennant every month, so it must be cheap and no lease agreement. A dog broke out a window several months ago and the landlord boarded it up. About three months later, it was finally replaced and these look like standard windows, not special order. The neighbor who does no work to their house has lived in it for the past five years and since then, I have had to call the city to have them issue a citation for their "garage" that was basically a lean-to. But they have mutliple Mercedes in their driveway, so money is obviously not an issue, priorities are.

It is just classic gentrification. I own rental property in TenPenn and my grip isn't with the existing owner occupied units, it is with the absentee landlords that refuse to maintain their property. The worst of these owners bought when Penn Square Bank fell or during the 1993 recession. They seem to think the properties in this area are complete Ghetto and that lower income people do not deserve a safe place to live.

Gentrification - Wikipedia, the free encyclopedia (http://en.wikipedia.org/wiki/Gentrification)

It sounds like the classic need for affordable housing investment.

Just saw on their Facebook page that Ruff Life Lingerie & Vintage is close at 1704 NW 16th.

I believe the space next to them has been vacant for a while as well.

Speaking of shady landlords, the husband of the woman who owns my building in Gatewood is in deep doo doo with the securities commission (story on KFOR recently), and defrauded some investors. She's now selling the building, presumably because of that - we've had realtors in and out of our apartment for a couple months now. It's a cute building, but the upkeep and service of the landlord is extremely poor... so sad to think that this woman's company manages so many apartments on this stretch of 17th.

This morning when I dropped off my daughter at NW Classen the front of the school was all tagged up. Some kids must have gone wild last night.

This morning when I dropped off my daughter at NW Classen the front of the school was all tagged up. Some kids must have gone wild last night.

That's regrettable but is there a connection with that and the Plaza District?

That's regrettable but is there a connection with that and the Plaza District?

Maybe the tagging on the side of Chiltepe's is the connection? I am curious as well.

Send me a private message if you would be interested in partnering with me on this property.

1712 - 1714 N Blackwelder Oklahoma City OK 73106 | Hubzu (http://www.hubzu.com/property/0007422331496-1712-1714-N-Blackwelder-Oklahoma-City-OK-73106?utm_source=Zillow&utm_medium=PaidReferral&utm_campaign=BAU%7cNational%7cNB%7cGeneric%7cz&utm_term=All&utm_content=PDP%7cPDP%7cz%7cREFERRAL_00000002&WT.mc_id=REFERRAL_00000002)

Hello! Just a reminder for Plaza District Festival this Saturday Sept 27th 12-10pm! Great lineup of music, artists, food and lots of free art activities for the whole family!
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more info at www.plazadistrictfestival.com (http://www.plazadistrictfestival.com)

-KV

Send me a private message if you would be interested in partnering with me on this property.

1712 - 1714 N Blackwelder Oklahoma City OK 73106 | Hubzu (http://www.hubzu.com/property/0007422331496-1712-1714-N-Blackwelder-Oklahoma-City-OK-73106?utm_source=Zillow&utm_medium=PaidReferral&utm_campaign=BAU%7cNational%7cNB%7cGeneric%7cz&utm_term=All&utm_content=PDP%7cPDP%7cz%7cREFERRAL_00000002&WT.mc_id=REFERRAL_00000002)

This went for over 135k. My group was not the high bidder.

I understand that the following linked property just behind behind the Tower theater on 24th went for well over $200k, and needed a decent chunk of change put into it (as did the property HHE shared above):

424 NW 24th St, Oklahoma City, OK 73103 - Foreclosure - Zillow (http://www.zillow.com/homedetails/424-NW-24th-St-Oklahoma-City-OK-73103/80914432_zpid/)

The Real Estate market in these areas with urban strips nearby is definitely heating up. It will be interesting to see the variety of approaches investors take as they come to this market, and it's really exciting to think about how much these once downtrodden areas are going to spring back to life.

This went for over 135k. My group was not the high bidder.

You may have dodged a bullet. That property looks like it needs a TON of work. If renovations reach, say, $40k, it seems like a lot of upfront investment for a building with only two units. Realistically how much rent could you even charge per unit?

Some of the money being invested in this area is simply insane.

I understand that the following linked property just behind behind the Tower theater on 24th went for well over $200k, and needed a decent chunk of change put into it (as did the property HHE shared above):

424 NW 24th St, Oklahoma City, OK 73103 - Foreclosure - Zillow (http://www.zillow.com/homedetails/424-NW-24th-St-Oklahoma-City-OK-73103/80914432_zpid/)

The Real Estate market in these areas with urban strips nearby is definitely heating up. It will be interesting to see the variety of approaches investors take as they come to this market, and it's really exciting to think about how much these once downtrodden areas are going to spring back to life.

Holy crap, I was looking at buying that building. It was advertised for $101,000 and needs a lot of work, including a new roof.

You may have dodged a bullet. That property looks like it needs a TON of work. If renovations reach, say, $40k, it seems like a lot of upfront investment for a building with only two units. Realistically how much rent could you even charge per unit?

Some of the money being invested in this area is simply insane.

Needs a lot more than $40k…the foundation work alone on the property is probably approaching $40k, and whoever bought it likely knows that.

I think people need to get used to the idea that this area of town may well prove just how pent up demand is for, at the very least, a *more* urban lifestyle than anything people can find. This area of town (the "inner-loop") is the happy medium between living in a completely urban environment and what has been available and desirable for the last 30 years in OKC.

I mentioned this in another thread, but I've been watching houses in these areas for the last about 3 years, and the values of these houses are exploding. If you go on Zillow and look in this area, there's not a single renovated and move-in ready home available for less than the Zestimate…everything is listed 5% to 10% higher.

Needs a lot more than $40k…the foundation work alone on the property is probably approaching $40k, and whoever bought it likely knows that.

I think people need to get used to the idea that this area of town may well prove just how pent up demand is for, at the very least, a *more* urban lifestyle than anything people can find. This area of town (the "inner-loop") is the happy medium between living in a completely urban environment and what has been available and desirable for the last 30 years in OKC.

I mentioned this in another thread, but I've been watching houses in these areas for the last about 3 years, and the values of these houses are exploding. If you go on Zillow and look in this area, there's not a single renovated and move-in ready home available for less than the Zestimate…everything is listed 5% to 10% higher.

OK, so say the total investment is like 220k. How much rent can they recover from only two units?

OK, so say the total investment is like 220k. How much rent can they recover from only two units?

I'd guess somewhere between $900 and $1400 per unit.

Needs a lot more than $40k…the foundation work alone on the property is probably approaching $40k, and whoever bought it likely knows that.

I think people need to get used to the idea that this area of town may well prove just how pent up demand is for, at the very least, a *more* urban lifestyle than anything people can find. This area of town (the "inner-loop") is the happy medium between living in a completely urban environment and what has been available and desirable for the last 30 years in OKC.

I mentioned this in another thread, but I've been watching houses in these areas for the last about 3 years, and the values of these houses are exploding. If you go on Zillow and look in this area, there's not a single renovated and move-in ready home available for less than the Zestimate…everything is listed 5% to 10% higher.

Yeah. I'm a recent relocatee and none of these prices scandalize me at all, considering the demand and the location. I really wonder when the long-timers will get over their sticker shock and accept the new state of play in the near-downtown neighborhoods. It seems like once a week I meet someone shopping for a move-in ready 3 bedroom house in Mesta Park who is hoping to spend ~$200,000. Ain't gonna happen my friends.

Any thoughts on the new residential house that is under construction (framing nearly completed) along 16th street east of the Mckinley, near the plaza district?
I know Gatewood isn't that picky on design standards but is there an oversight committee?

Any thoughts on the new residential house that is under construction (framing nearly completed) along 16th street east of the Mckinley, near the plaza district?
I know Gatewood isn't that picky on design standards but is there an oversight committee?

There is another one that will go in further away, almost to Classen where there was fire. They cleared the land. It was sold for $30,000 on 8/28/2014 to Retail Building Inc. I am not sure when construction will start.

Any thoughts on the new residential house that is under construction (framing nearly completed) along 16th street east of the Mckinley, near the plaza district?
I know Gatewood isn't that picky on design standards but is there an oversight committee?

It's going to be a pretty modern house. I know Gatewood residents are split on their opinions, some love the modern, some don't want anything built that doesn't match the historic character of the neighborhood. Personally I think it will be a great infill project on that lot, and add some quality residents to the neighborhood too.

Any thoughts on the new residential house that is under construction (framing nearly completed) along 16th street east of the Mckinley, near the plaza district?
I know Gatewood isn't that picky on design standards but is there an oversight committee?

I'm not sure "I hate it" is a strong enough statement...

I'm only half kidding. Gatewood has few design controls - it is overlaid with Urban Conservation District zoning, which really only controls elements like carports, metal siding and where you put your garbage can. HOWEVER, it IS listed on the National Register of Historic Places at the neighborhood level. This new design flies completely in the face of the existing urban character and in no way would it have been approved if this area was under the Historic Preservation Commission. It also would not have passed the Urban Design Commission if their reach extended this far east.

13650.17. Gatewood Urban Conservation District.

https://www.municode.com/library/ok/oklahoma_city/codes/code_of_ordinances?nodeId=OKMUCO2010_CH59ZOPLCO_AR TXIIIZOOVDI_S59-13650URCODI

I am curious how they're avoiding part b here - it looks more than 12' wide... maybe it's exactly that (it's R-1, I think, so (a) doesn't apply):

"(3) Front Yard Paving and Parking Requirements.

(a) Parking areas in all residential districts, except R-1, R-1ZL and R-2 Districts, shall be located in the rear yard.

(b) In all residential zoning districts, the maximum width of driveways in the front yard shall be 12 feet for one-way drives and 20 feet for two-way drives. Circle drives are permitted. However, two or more separate, unconnected drives in the front yard are not. "

There is another one that will go in further away, almost to Classen where there was fire. They cleared the land. It was sold for $30,000 on 8/28/2014 to Retail Building Inc. I am not sure when construction will start.

I posted that and then looked into it further and it looks like Retail Buildings Inc owns all the Braum's locations. There are two properties to the east of this and Retail Buildings Inc owns the duplex closest to the old Marcos. Remember several years ago with the two homes on 17th, just west of Braum's were bought and torn down? I think Braum's is planning something big for this area once they can get all the properties they want, no insider info, just speculation. I would like to see Braum's tear all these down and build an actual market and regular Braum's on that site. It looks like they are trying to buy the land, so who knows?

Warren, the boarded up duplex that was 2 doors down from the demolished house that burned was also taken down. There is still a single family residence with a "for lease" sign in the front yard that was in between the two demolished properties. Since I drive down 16th almost every day I was paying particular attention to these properties. The burnt house sat there for months before it was taken down. I had to go by there twice to convince myself that the duplex was indeed gone. I am not sure when it happened but I think it was last Monday all that was sitting on the lot was the demolition equipment. I am not trying to dispute anything you said because you actually took the time to look up the owner and I just was only observing what happened. If Braum's does own the property that once was home to the duplex that might make things a little more interesting. That is also due west of the old seafood restaurant building that has sat empty for years.

Any thoughts on the new residential house that is under construction (framing nearly completed) along 16th street east of the Mckinley, near the plaza district?
I know Gatewood isn't that picky on design standards but is there an oversight committee?

Are there any photos? I've been in Plaza several times in the past couple of weeks so not sure how I've missed it. I LOVE modern architecture, but speaking as a former Gatewood homeowner I would be troubled by a modern home in that district.

A place like SoSa works as an architectural free-for-all due to the large number of empty lots, but Gatewood is very intact, with an overwhelming amount of historic fabric. I'm not a fan of replica architecture either, but anything new that goes in that neighborhood should stay within the scale and materials palette of its neighbors and be respectful to its surroundings.

Are there any photos? I've been in Plaza several times in the past couple of weeks so not sure how I've missed it. I LOVE modern architecture, but speaking as a former Gatewood homeowner I would be troubled by a modern home in that district.

A place like SoSa works as an architectural free-for-all due to the large number of empty lots, but Gatewood is very intact, with an overwhelming amount of historic fabric. I'm not a fan of replica architecture either, but anything new that goes in that neighborhood should stay within the scale and materials palette of its neighbors and be respectful to its surroundings.

I took this on Sept. 17th before a little Twitter rant. It's not the best photo, but it should give you an idea... My biggest complaint is the double-wide, front-facing, garage door.

9180

I am actually looking forward to seeing how this house turns out. There were 3 separate pads poured for the foundation. I have hopes that it will be unique, in a good way.

The garage is disappointing, but as long as we're talking about modern architecture, I think we'll be fine. If it ends up looking like it belongs in Edmond, I'm going to throw up.

Warren, the boarded up duplex that was 2 doors down from the demolished house that burned was also taken down. There is still a single family residence with a "for lease" sign in the front yard that was in between the two demolished properties. Since I drive down 16th almost every day I was paying particular attention to these properties. The burnt house sat there for months before it was taken down. I had to go by there twice to convince myself that the duplex was indeed gone. I am not sure when it happened but I think it was last Monday all that was sitting on the lot was the demolition equipment. I am not trying to dispute anything you said because you actually took the time to look up the owner and I just was only observing what happened. If Braum's does own the property that once was home to the duplex that might make things a little more interesting. That is also due west of the old seafood restaurant building that has sat empty for years.

I noticed that last night, thanks for the correction. It will be interesting to see if they acquire the other house in between the old burnt house and the old duplex and the old Marcos. I would really like to see something big go there like a market where people who live downtown can go for the time being. I know that Homeland isn't great and this would give a much needed grocery store to the area.

I totally agree with you. A commercial development of these three lots along with the corner lot all the way to Classen would go a long way in connecting the Plaza District with Midtown, at least visually.

I took this on Sept. 17th before a little Twitter rant. It's not the best photo, but it should give you an idea... My biggest complaint is the double-wide, front-facing, garage door.

9180

While I'm glad to see the empty lots in the neighborhood filling up, this is looking very Edmond so far...

I miss Gatewood sometimes. I'd appreciate photographs of the different homes being constructed in the neighborhood. I'm especially curious to see how the house at 17th and Douglas turned out.

That house belongs to a friend of mine.. it will not look as if it belongs in edmond I assure you. origionally they were facing the garage to the back alley but it was reworked as there wasn't enough clearance for a car to park in the drive outside of the garage without blocking the alley so they changed plans. believe me they wanted it in the back as well but the final product will look great.

While I'm glad to see the empty lots in the neighborhood filling up, this is looking very Edmond so far...

I miss Gatewood sometimes. I'd appreciate photographs of the different homes being constructed in the neighborhood. I'm especially curious to see how the house at 17th and Douglas turned out.

I like the house on 17th/Douglas. I keep meaning to snap a picture of it and saying "THIS!!!! is the kind of thing we need to see on empty lots and replacing some of the very poor housing stock in the urban core."

While I'm glad to see the empty lots in the neighborhood filling up, this is looking very Edmond so far...

I miss Gatewood sometimes. I'd appreciate photographs of the different homes being constructed in the neighborhood. I'm especially curious to see how the house at 17th and Douglas turned out.

This one? The brand new house with a 3-stall garage off the alley and the beautiful parking pad in front?

9205

I can hardly contain my enthusiasm...

Or did I mean my sarcasm?

As for the house on 16th, I can't think of a situation where a 2-car garage, encompassing about half the building width, could ever be appropriate in Gatewood.

This one? The brand new house with a 3-stall garage off the alley and the beautiful parking pad in front?

9205

I can hardly contain my enthusiasm...

Or did I mean my sarcasm?

As for the house on 16th, I can't think of a situation where a 2-car garage, encompassing about half the building width, could ever be appropriate in Gatewood.For real though? You're saying that house looks like it belongs in Edmond!? That house right next it and plenty of others that have been there for years are houses you will see in Edmond. What's the hate? Is there an alley behind the house, because I see the other one has a backyard.

I wonder if it would be a good idea for the city to buy the land behind the houses, build an alley, widen the street and push it closer to the houses and add on street parking?

This one? The brand new house with a 3-stall garage off the alley and the beautiful parking pad in front?

9205

I can hardly contain my enthusiasm...

Or did I mean my sarcasm?

As for the house on 16th, I can't think of a situation where a 2-car garage, encompassing about half the building width, could ever be appropriate in Gatewood.

Where is this house?

Where is this house?

That house is at NW 17th and Douglas.

For real though? You're saying that house looks like it belongs in Edmond!? That house right next it and plenty of others that have been there for years are houses you will see in Edmond. What's the hate? Is there an alley behind the house, because I see the other one has a backyard.

I wonder if it would be a good idea for the city to buy the land behind the houses, build an alley, widen the street and push it closer to the houses and add on street parking?

You're confusing. As I said, this house has a brand-new three-car garage in the alley. That is why I don't understand the need for the front driveway that goes straight into the front door.

I didn't say this particular one belongs in Edmond... that was someone else, talking about a different house a few blocks from here.

You're confusing. As I said, this house has a brand-new three-car garage in the alley. That is why I don't understand the need for the front driveway that goes straight into the front door.

I didn't say this particular one belongs in Edmond... that was someone else, talking about a different house a few blocks from here.Oh my bad. I didn't know there was already an alley. I agree with you that is stupid.

This one? The brand new house with a 3-stall garage off the alley and the beautiful parking pad in front?
9205

I can hardly contain my enthusiasm...

Or did I mean my sarcasm?

As for the house on 16th, I can't think of a situation where a 2-car garage, encompassing about half the building width, could ever be appropriate in Gatewood.

I used to pass that house every day before we left. I wasn't real fond of it during construction and the last time I saw it, it was wrapped in Tyvek. I was trying to withhold judgement until after it was complete.

However, it looks like I was correct. In fact, it turned out even worse than I expected.

(I would love to tear off on a rant about the lack of basic architectural sensibilities in the general populace of Oklahoma City, but it will have to wait til another day...)

I used to pass that house every day before we left. I wasn't real fond of it during construction and the last time I saw it, it was wrapped in Tyvek. I was trying to withhold judgement until after it was complete.

However, it looks like I was correct. In fact, it turned out even worse than I expected.

(I would love to tear off on a rant about the lack of basic architectural sensibilities in the general populace of Oklahoma City, but it will have to wait til another day...)

Kindred souls, you and me. :)

That house belongs to a friend of mine.. it will not look as if it belongs in edmond I assure you. origionally they were facing the garage to the back alley but it was reworked as there wasn't enough clearance for a car to park in the drive outside of the garage without blocking the alley so they changed plans. believe me they wanted it in the back as well but the final product will look great.

I hope so. As you can see, the bar has already been set pretty low.

The garage thing still really bothers me. If you need to park 4 cars (2 in the garage, 2 in the drive) on your property, maybe an traditional, inner-city neighborhood lot is not the best location for your home.

I hope so. As you can see, the bar has already been set pretty low.

The garage thing still really bothers me. If you need to park 4 cars (2 in the garage, 2 in the drive) on your property, maybe an traditional, inner-city neighborhood lot is not the best location for your home.

Yep. I recall having really tough conversations with someone who was designing a place in the Cottage District. He was going to have a 2-deep, 2-stall garage (4 cars) off the alley, plus he wanted to do pervious paving in front so that visitors could park on the front lawn... If you're all about the cars, being urban is going to be tough.

I hope so. As you can see, the bar has already been set pretty low.

The garage thing still really bothers me. If you need to park 4 cars (2 in the garage, 2 in the drive) on your property, maybe an traditional, inner-city neighborhood lot is not the best location for your home.

Well I am sure many on this board will still hate it no matter what it turns out to be and I don't know about you but I tend to have company at my house and there isn't exactly on street parking there. He has done some great renovations in many of the inner-city neighborhoods and served on neighborhood associations in Crestwood and Las Vegas both of which he has owned and renovated houses that were uninhabitable when he took ownership so I have no doubt he wants to be a good nieghbor and is not trying to drop a Cookie cutter Track home on 16th. take a look at the 3 dropped at 1607 NW 16th.. they may not have front facing garages but they are certainly less attractive than what this home will be. but regardless of what the board or twitter posters think of his property ( and without seeing final product ) I think it will turn out very nice.

Well I am sure many on this board will still hate it no matter what it turns out to be and I don't know about you but I tend to have company at my house and there isn't exactly on street parking there. He has done some great renovations in many of the inner-city neighborhoods and served on neighborhood associations in Crestwood and Las Vegas both of which he has owned and renovated houses that were uninhabitable when he took ownership so I have no doubt he wants to be a good nieghbor and is not trying to drop a Cookie cutter Track home on 16th. take a look at the 3 dropped at 1607 NW 16th.. they may not have front facing garages but they are certainly less attractive than what this home will be. but regardless of what the board or twitter posters think of his property ( and without seeing final product ) I think it will turn out very nice.

No need to be defensive. I have no doubt your friend is a great guy and very committed to the inner city and to being a good neighbor. But even well-intentioned folks can build bad buildings. To use your example: the duplexes on 16th are completely out-of-character with the neighborhood and look like they belong in some banal suburb. BUT, (IIRC) they were built by Jeff Struble, who is/was an important figure in making the Plaza District what it is today.

And really...it's only the massive garage that bothers me. A front-facing, two-car garage in the front of a home is COMPLETELY out of character with this neighborhood and any other pre-war neighborhood.

I'm just curious if anyone here would support widening that road to allow on street parking. It would also make the houses closer to the street or rather bring the street closer to the houses

No need to be defensive. I have no doubt your friend is a great guy and very committed to the inner city and to being a good neighbor. But even well-intentioned folks can build bad buildings. To use your example: the duplexes on 16th are completely out-of-character with the neighborhood and look like they belong in some banal suburb. BUT, (IIRC) they were built by Jeff Struble, who is/was an important figure in making the Plaza District what it is today.

And really...it's only the massive garage that bothers me. A front-facing, two-car garage in the front of a home is COMPLETELY out of character with this neighborhood and any other pre-war neighborhood.
The front facing garage wasn't his first choice and believe me he would have loved to have the origional design if it was doable. unfortunately that alley just isn't that workable. so he is doing with what he has to work with. just a bit defensive when folks go on twitter rants of "HOW DO WE STOP THIS". but then there will always be Those people. I think many will like the final look and some wont.

I hope so. As you can see, the bar has already been set pretty low.

The garage thing still really bothers me. If you need to park 4 cars (2 in the garage, 2 in the drive) on your property, maybe an traditional, inner-city neighborhood lot is not the best location for your home.
That is one reason why we didn't look anywhere near downtown Denver, no room and no good way of creating something appropriate for that type of neighborhood with a large garage and workshop. We will be looking out in the sticks or the mountains to build.

I see your point, Cuatrode, but I toured the property on the inside and it's a pretty killer house.

Kindred souls, you and me. :)
:)

I did a walk through the house last night with the owner. this is going to be an amazing house. the Facade I think most will be pleased with besides the fact of the forward facing garage doors. It is far more interesting than the house on 17th. I am really anxious for it to be finishes it will be beautiful.

From the Journal Record:

Different strokes: Paint N’ Cheers owners make art accessible to all

By: David Page The Journal Record October 6, 20140

OKLAHOMA CITY – Adam Jones and his wife, Stephanie, were living in Denver but decided they would like to move back to Oklahoma City.

He is a graduate of Oklahoma City University with a degree in studio arts. Stephanie is a graduate of the University of Oklahoma with a degree in marketing and advertising.

In Denver, they had taken a social interactive art class.

“I was homesick and we decided to move back to Oklahoma City and create our own rendition of the art class,” Adam said.

So Stephanie and Adam moved back to Oklahoma City and opened Paint N’ Cheers at 1614 N. Gatewood Ave., in Oklahoma City’s Plaza District.

“We lived in Plaza District before we moved to Denver,” Adam said. “It was like going home. So we took the opportunity to join the Plaza District family.”

At Paint N’ Cheers, people can create artworks that they can take home and call their own. Classes are offered for group events, including birthdays and anniversaries. Classes are scheduled weekly for people who are not part of a visiting group, but still want to create their own art.

“We want our artists to feel like they are working in their own art studio,” Adam said.

Converting the space they found in the Paseo District for Paint N’ Cheers took a lot of sweat equity.

“I completely remodeled the entire space myself,” Adam said.

The space had to be brought up to city codes. The remodeling included adding a bathroom.

Paint N’ Cheers opened about 18 months ago and has already expanded.

“We expanded about six months ago,” he said. “I knocked out a wall to add a second classroom.”

The larger classroom has a capacity of 44 guest artists. The smaller classroom has space for a maximum of 24 people.

Adam and Stephanie both have well-defined duties.

“I paint a lot of the various artwork we offer each month,” he said. “We work together to pick out the paintings to bring out each month.”

Adam teaches at least six classes each week and does the cleaning.

“Stephanie does the bookkeeping, marketing and advertising,” Adam said.

Stephanie also sends out the weekly email list, does social media and answers all emails.

“We also have a 2-year-old at home, so we do not stop,” Adam said.

In addition to Adam and Stephanie, a couple of other artists help part time with classes.

“I teach most of the classes but if we have two classes at the same time one of the other artists helps out,” he said.

Customers create their artwork in what Adam and Stephanie call a social interactive atmosphere.

“Family and friends come here to work together,” he said.

People can bring their own wine or beer to the group parties.

“It’s cool because people can decorate the room any way they want during private parties,” Adam said. “They can pick whatever painting they want for their session.”

The available paintings rotate monthly. Some selections are seasonal. It helps to plan ahead.

“Right now all of our Halloween paintings are sold out,” he said.

Sessions are available for children. Some of the available artwork is more child-oriented.

“We have a family day the first Sunday every month,” he said. “We have a Kool-Aid bar set up.”

Some paintings are theme-oriented.

“We have Bedlam paintings,” he said. “We have Thunder paintings.”

Adam customized a painting for a school girls’ basketball team that scheduled a session. A painting of a basketball player allowed each team member to create their own art.

“We always want our clients to bring their own individuality to the painting,” Adam said.

In addition to the classes, Paint N’ Cheers includes a boutique.

Adam has some of his artwork on display.

“As we go forward we want to bring in other artists and have some art shows,” he said.

Stephanie and Adam want the atmosphere of an art studio – even with paint on the floor.

“It is an urban, living studio,” Adam said. “This is what we want our customers to feel when they come in. We want a cool interactive space where people can feel comfortable.”