From the Gazette:

City’s strategic neighborhood plan takes planning to new level

By Ben Felder

October 7, 2014

When Shannon Entz sees a homeowner or private developer invest money to build a new home or rehabilitate one that had previously been vacant, that’s when she knows the city’s Strong Neighborhoods Initiative (SNI) program is working.

Three urban neighborhoods have been selected by the city to receive special attention and funding in an effort to establish a systematic neighborhood renewal program that has not been done before in Oklahoma City.

“A lot of times in planning departments, we have large, beautiful plans but there is not an implementation component to it just yet,” said Entz, the lead planner overseeing SNI. “This program is different because it actually has the implementation part with it.”

The selected neighborhoods are Classen Ten-Penn, located northwest of downtown, North Highland Park and Culbertson East Highland, two historic neighborhoods on each side of University of Oklahoma Health Sciences Center.

The targeted revitalization includes park enhancements, new sidewalks, business facade assistance, home construction and buying assistance and neighborhood grants. The program has also seen the city assist with after- school programs in an effort to help the schools that serve each neighborhood, Entz said.

OKC’s planning department spent several years studying hundreds of neighborhood datasets, economic statistics and social indicators before selecting the three neighborhoods.

“This was not about seeing what neighborhoods are the worst; that’s not the threshold for this program,” Entz said. “It’s for neighborhoods that are at the tipping point to becoming great.”

A drive through each neighborhood offers a tour of hundreds of boarded-up homes, empty lots left over from the federal government’s urban renewal program decades ago and properties that have been neglected for years. However, there are also images of new homes under construction — some connected to neighborhood grants, others private development projects — city investments of new sidewalks and sewer lines and residents making needed improvements to historic homes.

“These neighborhoods have the right mix of need and opportunity,” Entz said. “It’s not meant to just go in and clean up the worst neighborhoods in Oklahoma City. These are neighborhoods that have a lot of assets.”

Brighter futures

OKC has successfully leveraged tax breaks and large capital projects to revitalize commercial neighborhoods like downtown, and high-traffic communities like the 23rd Street corridor are seeing an influx of private development.

But residential neighborhoods with high concentrations of old homes and poverty can be harder to revitalize. Beyond the glamor of new buildings downtown and in Midtown, OKC’s next era of renaissance might come from the systematic revival of inner-city neighborhoods like the three selected by SNI.

There is a push by many to move to the urban core of OKC, but buying or building a home on a street with numerous vacant properties and a feeling of neglect is a hard sell.

“It does make it easier to make this type of [investment] when you see that the city has already done new sidewalks and they are getting ready to do street light improvements,” said LaDonna Gilliam, a sales representative with

Ron Walters Construction Services, which is building several new homes in the Culbertson East Highland neighborhood.

Gilliam said home buyers in the urban core don’t necessarily need to find a perfect neighborhood, but many want to see that a community is making progress and there is a hope for a brighter future. It can be risky building homes in a neighborhood like Culbertson East Highland and Gilliam admits a profit might be hard to make in the near future, but investments by the city make it far less risky.

“To see things start to change is important,” Gilliam said.

Entz said the homes are receiving funding assistance from the city and will be priced below $120,000.

“These developers take a huge risk in doing this because of all these other challenges,” Entz said. “Strong development partners can be hard to find, but a few have taken our offers to help with funding.”

Entz realizes some of the newly built homes might not sell quickly, but she is OK with that.

“It’s a start, and we have to start somewhere,” she said.

Tracking progress

Many of the programs offered in the three SNI neighborhoods are available in other communities, and the city is undertaking revitalization efforts in other neighborhoods across town. However, by creating boundaries for three specific neighborhoods, the city can better track its progress.

Naomi Leipold, an urban planner with the city, regularly reviews data on building permits in the three SNI communities to determine if the program is working, which could take years before an ultimate label of success is given.

However, even just a few months into the program, there are success stories visible on each street as new investments are made in old neighborhoods.

“Every city should be focusing on their old neighborhoods, but it’s hard,” Entz said. “For us, it’s about realizing that if we want things to improve, we have to do something about it.”

The renovated home at 15th & Blackwelder is now known as The Barn.

http://180realtyok.com/wp-content/uploads/2014/08/photo-2.jpg

"The Barn offering creative, community and private work spaces. “Work for yourself not by yourself!”

The Barn is a 1907 statehood home renovated to function for Private and Open Workspaces, Conference Room with Techie Amenities, Coffee Bar, Lounge Rooms, and even a Time Out room to recharge if needed!

Memberships also include Monthly Happy Hour Socials, LIVE on the Plaza Events, Community Gatherings, Networking and Brainstorming Sessions.

The Barn is Laptop Nomad friendly, need office space occasionally or meet with a client on a as needed basis, The Barn is for you!"

Do they have a website?

This is all I could find:

The Barn ? Creative Work Spaces in the Plaza District | 180 Residential Group (http://180realtyok.com/plaza-district/the-barn-creative-work-spaces-in-the-plaza-district)

Wow, seriously, a place like this doesn't even have a website? How are the Laptop Nomads supposed to know about them, telepathy? SMH................

Wow, I just learned a new phrase--laptop nomad. And come to find out, I AM a laptop nomad. Cool.

It just opened; I'm sure they'll do a better job promoting in the near future.

The owner is Plaza veteran Jeff Struble and all his projects have been pretty successful.

I got a tour of this place back in September. It's a pretty cool spot and still had some open office space for lease if anyone is interested.

It's amazing how something as simple as adding a porch can make a house feel right.

New Year's Resolutions ? Plaza District (http://www.plazadistrict.org/news/2014/12/29/new-years-resolutions)

http://static.squarespace.com/static/53c6ad84e4b07e05ba090aa7/t/54a1b37ee4b045dc155306d3/1419883393302/?format=500w

Does anyone know the story behind the Bomb Shelter in front of The Barn?

New Year's Resolutions ? Plaza District (http://www.plazadistrict.org/news/2014/12/29/new-years-resolutions)

http://static.squarespace.com/static/53c6ad84e4b07e05ba090aa7/t/54a1b37ee4b045dc155306d3/1419883393302/?format=500w

I found a picture of my daughter in that link. She'll be thrilled when I tell her.

Parking usually isn't too bad. The best parking will be next to the Academy in the western part of district. I think live on the plaza is the first Friday of each month.

One of the nice things about living close to NW 16th is that the Plaza District is a quick walk. I get to park in my own driveway and make my docs happy by walking to the Plaza District. It's been interesting to watch the changes in the Plaza District over the last 21 yeas.

From okc.biz:

Maverick opens in Plaza District

By Greg Horton December 29, 2014

Eric Baker went all the way around the world before coming back to Oklahoma. The owner of Plaza District’s newest store, Maverick OKC (1609 N. Blackwelder), is a Minco native who graduated from Oklahoma State with a Master of Science in Human Nutrition and International Studies. That degree took him to Turkmenistan with the Peace Corps, where he worked for two years.

Baker returned to the U.S., but settled in Denver. He had friends there, and he was looking for a career path after his Peace Corps stint.

“I had done the traditional NGO thing, but I was looking for a stable career,” Baker said. “I liked the corporate structure of Whole Foods.”

He worked as a regional buyer for Whole Foods for five years before returning to Oklahoma. Instead of coming straight back, though, he built a bed into the back of his SUV and set off on a circuitous tour of the northern and western U.S., including Yellowstone, Glacier National Park, the Northwest, and the desert Southwest. The trip was instrumental in helping him pick the manufacturers for the products he will now be selling at Maverick OKC.

“I had been doing a vintage pop-up shop in Denver the last year I was there, so I was already familiar with the resurgence in American manufacturing,” Baker said. “I was selling outdoor vintage clothing, but I was also working with creative, talented, ethical manufacturers, many of whom I got to meet on my trip.”

Baker’s family is still in the Oklahoma City area, and when they learned he planned on opening a retail clothing store, they got involved in the process. The almost-500 square foot interior features fixtures made by Baker’s family. Although it is on the minimalist side in terms of design, it still manages to be warm, thanks in part to those fixtures and the excellent lighting.’

“My sister made the stanchion pieces, and they’re adjustable,” Baker said. “My uncle, who is a woodworker, made the table, and my father made the point of sale counter.”

Baker and the family started working on the space in early October, and Maverick OKC opened on Dec. 18. The inventory is mainly clothing, much of it outdoor friendly, including Topo from Denver, and Pointer from L.C. King Mfg. of Bristol, Tennessee. The Pointer clothing, especially, is designed for work outdoors. The Topo fleece was just called a “must have” for winter by “GQ Magazine.”

In addition to the new clothing, Maverick OKC carries a small, curated vintage selection, and Baker said he would like for it to grow in the near future. Additionally, the back board holds artist prints, another area Baker is looking to expand.

Maverick opens in Plaza District | okc.BIZ (http://okc.biz/2014/12/29/maverick-opens-in-plaza-district/)

OKCTalk - Lyric Theater seeking to add liquor sales (http://www.okctalk.com/content/99-lyric-theater-seeking-add-liquor-sales.html)

Well crud. Man, this archaic law really needs changing. It simply does not anticipate urban storefront churches, nor bars that are actually good for a neighborhood.

There is no better urban district neighbor that The Parish. It's unfortunate that due to no fault of their own their proximity is creating problems for their neighbors.

As an aside Pete, I think you said "church" in the first sentence of the 5th paragraph (after the pulled quote) when you actually meant "theater".

Maybe this and what is happening on 23rd will be the catalyst for OKC and Tulsa leaders to push the legislature for changes. If its happening in OKC it will happen in Tulsa (if its not already).

The Lyric seems pretty confident they can get the rezoning.

I'm not sure of the angle they will be taking to circumvent the law but it does illustrate that this 300 foot rule might not be as iron clad as many assume.

Will be an interesting test.

The Lyric seems pretty confident they can get the rezoning.

I'm not sure of the angle they will be taking to circumvent the law but it does illustrate that this 300 foot rule might not be as iron clad as many assume.

Will be an interesting test.

I remember Urbanized saying rezoning (municipal) is not much of an issue…it's getting the actual license from ABLE (State) where trouble will be ran into.

Pete your article said the church is applying for a liquor license? That will be interesting if they deny this. The state telling the church how to preside over their congregation.

The Lyric seems pretty confident they can get the rezoning.

I'm not sure of the angle they will be taking to circumvent the law but it does illustrate that this 300 foot rule might not be as iron clad as many assume.

Will be an interesting test.

I think a variance should be granted for all of Plaza or the law should be amended to only apply to free standing churches and schools.

Pete your article said the church is applying for a liquor license? That will be interesting if they deny this. The state telling the church how to preside over their congregation.

That's a typo I've tried to correct but a bug in the site is standing in the way.

I think a variance should be granted for all of Plaza or the law should be amended to only apply to free standing churches and schools.

I agree that at the very least the law should be amended to only refer to freestanding churches. Our backward liquor laws should be addressed by our state legislature. If they're so pro-business, it's time to promote businesses other than liquor stores.

Keep in mind that in the case of the Lyric, the way the SPUD is written the liquor license would only be for events and the like.

As with all zoning, it's tied to the property and not the owner. So, if the Lyric was sold, the same restriction would apply that in order to sell alcohol the new owner could only do so while presenting events and performances as outlined in the SPUD.

So, not even the Lyric will be a full-fledged ABC-3. And as the letter I posted from the Plaza Board clearly states, they are against ABC-3's in general and would contest further applications in the district.

I remember Urbanized saying rezoning (municipal) is not much of an issue…it's getting the actual license from ABLE (State) where trouble will be ran into.

Right, but they are coordinating all this at the same time and seem to believe they are going to receive final approval.

I can't see the mechanism for making this happen. I mean, who outside of the legislature has the authority to just create an ABC-3 lite? And only for one establishment, as desireable as it may be? Seems incredibly arbitrary to me.

^

Will be very interesting to watch what happens with the Lyric.

There may be more gray areas than are evident.

I think the law should be changed, not gotten rid of, but it should allow for variances to be granted for any downtown/cbd area for cities above 10,000 residents by permit. For cities above 100,000 people, variances can also be granted for designated urbanized districts with city approval. Also for cities above 100,000, residential neighborhoods could allow ABC 3 establishments by citizen vote/approval but it'd have to be renewed at some frequency.

Something like this would provide flexibility to big cities to urbanize while allowing the rural areas and smaller towns to retain their 'charm' and character. I don't know why state statutes are so blanket that they negatively impact major cities when the laws were really meant for the non-urban areas of the state.

I wish there could be this type of reform to the state codes so that cities can prosper and be those engines for young people desiring highly urbanized neighborhoods and those who chose not to don't need to worry about 'that stuff' in their small towns.

FlashBack RetroPub ‏@FlashBackRtroPb 3m3 minutes ago
Lyric Theatre, application for SPUD to sell alcohol during events with limitations, issued a Continuance. But looks likely for approval.

FlashBack RetroPub ‏@FlashBackRtroPb 3m3 minutes ago
Lyric Theatre, application for SPUD to sell alcohol during events with limitations, issued a Continuance. But looks likely for approval.

Planning Commission wanted to specify exact location of where it would be sold and that it was only sold during Lyric Theatre events, not during private party use. They also mentioned the Civic Center not allowing drinks in the theatre seating area, only in the designated lobby. But very open to application and no concerns with location or proximity to church. In fact church wasn't even mentioned.

I'm assuming the P.C. KNOWS a church is nearby?

The issue is at the state level, not local.

The issue is at the state level, not local.

Right but the Cities are the bodies that actually grant the required zoning.

I really don't understand how this works but it this particular situation should do much to enlighten.

Planning Commission wanted to specify exact location of where it would be sold and that it was only sold during Lyric Theatre events, not during private party use. They also mentioned the Civic Center not allowing drinks in the theatre seating area, only in the designated lobby. But very open to application and no concerns with location or proximity to church. In fact church wasn't even mentioned.

I'm not sure what that means about the Civic Center. Drinks are only served in the lobby but I've never heard or seen any restriction about having drinks in the seating area.

I'm not sure what that means about the Civic Center. Drinks are only served in the lobby but I've never heard or seen any restriction about having drinks in the seating area.

I have personally taken drinks into the seating area so I don't believe it is a problem.

Civic Center used to only allow beverages in the lobby but they opened it up to allow in seating a while ago. The first show I saw when I moved here in 05 I wasn't allowed to take the drink in.

Neighbors think home near Plaza District is a problem (http://www.koco.com/news/neighbors-think-home-near-plaza-district-is-a-problem/30852174)

For those interested in Plaza happenings, our annual State of the Plaza event will be February 25th. We'll hear from property owners, business owners and a report on 2014. Our speaker schedule should be available soon. Must be a Friend of the Plaza to attend! If you're not, it's a pretty good deal to get merch, free beer and snacks @ LIVE, a pub crawl, soft openings and more! Not to mention support Plaza District Assoc :) State of the Plaza ? Plaza District (http://www.plazadistrict.org/stateoftheplaza)

Ate lunch at The Mule today and on my way home down 16th, I noticed the home directly west of Chiltepes was getting a big makeover. Which is interesting considering it is owned by the same person who has owned it since 1998. It will be a great improvement. I just hope they can do the same thing to the homes to the west of it as well.

Looks like the Industry Flea concept is coming to the Plaza, starting this weekend:

The Plaza Flea (http://www.theplazaflea.com/)

NEXT SHOW: Friday May 8th-10th

Join us next month as we gather artisans, curators, collectors and small business owners into a 3 day event. The Plaza Flea is located in the Struble Courtyard with an entrance on Gatewood between 16th & 15th Street.

Live music
Dog and stroller friendly
Most vendors accept credit cards
FOOD TRUCKS!

My daughter was in the Lyric Academy production of Legally Blonde this past week/weekend and we spent a lot of time in the Plaza District. We had family in from Texas and Tennessee. They were very impressed by the vibe and feel of the Plaza. Didn't hurt that the weather was PERFECT and was easy to sit outside, enjoy food and brews etc. Theatre was almost sold out both Friday and Saturday nights. Only complaints were that we couldn't get seconds at Pie Junkie or Roxy's after the shows (they had closed by then). I was really proud to have this area to enjoy with family who were not familiar with it. :)

I agree. The Plaza District has a really cool vibe that has come into its own over the past few years. When I moved here in 2012 there was no Oak & Ore, Empire Slice House, or Chiltepes. A lot of the artwork/murals on the buildings wasn't there so it didn't have as much character. I really like what it has become.

The building directly east of The Mule is getting a renovation. It's owned by Jeff Struble who also owns the Mule property:

http://www.okctalk.com/images/pete/1634blackwelder.jpg

I agree. The Plaza District has a really cool vibe that has come into its own over the past few years. When I moved here in 2012 there was no Oak & Ore, Empire Slice House, or Chiltepes. A lot of the artwork/murals on the buildings wasn't there so it didn't have as much character. I really like what it has become.

Yes, come a LONG way since the upholstery shop and laundry mat.

Steve's update on various project in the Plaza District.

http://www.oklahoman.com/article/5424409&headline=Oklahoma%20City%27s%20Plaza%20District%20 is%20home%20to%20more%20development

So about that corner that the Plaza District needed to turn... wow

So about that corner that the Plaza District needed to turn... wow

Yes, very impressive ongong improvements. Glad there will be more retail too.

We decided to go to Roxy's last night after seeing a performance at the Civic Center. My brother-in-law is visiting from New York and we wanted to show him some more of OKC. It was filled with people and the line at Roxy's was out the door. Besides Bricktown, I've never seen that many people in one several block area, short of a festival.

Betts, or any other streetcar experts: Would it be possible for Phase 1B of the Streetcar (still MAPS3) to connect to the Plaza District area? Or at least 16th and Classen.

Either way, the Classen Blvd corridor is exploding, as it finally begins to connect not just to downtown, but also the Plaza District.

I would love to see the streetcar extended to the Plaza district. The only thing is its a good deal separated from the rest of downtown and I am not sure it could be done within the existing budget.

The Plaza District was first developed because it was the terminus of a streetcar line.

If it goes out that way again, I'm sure they'll tie in OCU in some way.

Betts, or any other streetcar experts: Would it be possible for Phase 1B of the Streetcar (still MAPS3) to connect to the Plaza District area? Or at least 16th and Classen.

Either way, the Classen Blvd corridor is exploding, as it finally begins to connect not just to downtown, but also the Plaza District.

I'm not a streetcar expert, but if what we have currently is costing us ~$180M, we'd have to increase the budget by somewhere between 50% and 100% to reach the Plaza. MAYBE we could reach 16th/Classen with MAPS 3 money if some things really go our way.

Honestly, I think the street car needs to NOT go down 16th.

I'd much rather the Plaza develop out to 23rd, and with the Ben Sellers' development, we're definitely on our way.

Historical Streetcar Routes | ACOG | Association of Central Oklahoma Governments (http://www.acogok.org/historical-streetcars-map)

My son lives on NW 41 and one of the old historical lines runs behind his house west of classen. Interesting map.

I'm not a streetcar expert, but if what we have currently is costing us ~$180M, we'd have to increase the budget by somewhere between 50% and 100% to reach the Plaza. MAYBE we could reach 16th/Classen with MAPS 3 money if some things really go our way.

I think I read this week that the "mainline" is costing between $50-60MM. I know design and engineering take a large part of the budget, but we have the TIGER grant covering most of the hub. We should be able to cross Midtown and go a short ways up Classen OR hit the OUHSC but not both. I'd argue the NE extension should be covered by OU and the State.

The Plaza District was first developed because it was the furthest northwestern point of the original streetcar.

If it goes out that way again, I'm sure they'll tie in OCU in some way.

There are street car tracks both North and west of the plaza. Are you saying it was the end of phase one of the original street car?

[My son lives on NW 41 and one of the old historical lines runs behind his house west of classen. Interesting map.

It ran right in front of our house. I like to think how it must've been to see/hear it go by all the time.

Aint much space left in the Plaza. I wonder if more of the adjacent residential frontage on 16th can turn into retail/commercial...

This one is across Blackwelder from the Mule.

Stanley’s Garage Complete Auto Service Center - how long until it gets turned into a yoga studio or burger joint?

When I look at that map I am amazed how built out the system was. You could take a trip from Guthrie to Norman or El Reno and all around the city proper. So, so sad this all went away.

Aint much space left in the Plaza. I wonder if more of the adjacent residential frontage on 16th can turn into retail/commercial...

This one is across Blackwelder from the Mule.

Stanley’s Garage Complete Auto Service Center - how long until it gets turned into a yoga studio or burger joint?

That garage property was recently purchased by a developer/investor, so I'm sure something will happen there soon.