I second that, but they tend to work best when integrated into larger complexes or campuses of "innovation." There needs to be a wraparound component to make it work in a city that isn't already a travel hotspot..

Not saying Villa Teresa is the only place it could work but it is the best opportunity currently available. VT will have the right mixed use surroundings, nearby institutions w hotel needs, other nearby options that serve totally different niches (boutique hotel), excellent bar mix, primo transit access, and walking distance to Plaza (where most hostel-stayers will want to go).

OKC also has a huge need for a coworking incubator. These are huge economic development engines in similar cities. Instead we are paying off oil companies and Boeing - exactly the strategy that we like to think MAPS replaced.

These more social, open uses are perfect for these awkwardly-sized buildings that can't be easily carved into traditional suites.

Any non-downtown district will need a direct transit line for a typical hostel user to go that direction. At least right now…I'd guess we're no less than 5 years away from 13th/Shartel to 16th/Blackwelder being genuinely walkable. And everything else in Midtown is pretty far away as well, especially the entertainment options. The best place to put a Hostel in Midtown would be in whatever future project goes on the block where Bleu Garten is currently located.

I could see Film Row assuming that the Fred Hall stuff goes up without a hitch. It would be cool to be so close to the Art Museum and Civic Center.

Any non-downtown district will need a direct transit line for a typical hostel user to go that direction. At least right now…I'd guess we're no less than 5 years away from 13th/Shartel to 16th/Blackwelder being genuinely walkable. And everything else in Midtown is pretty far away as well, especially the entertainment options. The best place to put a Hostel in Midtown would be in whatever future project goes on the block where Bleu Garten is currently located.

I could see Film Row assuming that the Fred Hall stuff goes up without a hitch. It would be cool to be so close to the Art Museum and Civic Center.

You're not going to be able to put something like a hostel in a prime location like that, it would be very difficult to cash flow. I also don't think people who are staying in a hostel expect to stay in a prime location and pay hostel prices... but being within a few blocks walking distance is more reasonable.

I'm confused. St. Anthony will have a substantial streetcar station right by Villa Teresa. The site is nothing short of perfect. Really anything along 10th...

You're probably right. I think my mind places Villa Teresa so much further from the action than it really is, but 1. I assume the hostel portion would be closer to 11th anyway (where I was visualizing nearer 13th) and 2. The built environment would feel a lot different than it currently does by the time a hostel was finished.

This might be a good location for a hostel but is that a financially viable option for this site for an investor and developer?

We don't know what kind of hotel Elliott deemed un feasible, but the point is there are different lodging models that could work. It's also about the overall vision that surrounds it.

Steve's latest comments about Villa Teresa.

http://www.oklahoman.com/article/5457800&headline=Contradictions%20surround%20sale%20of%20V illa%20Teresa%20real%20estate

Let the bashing begin from those who are so inclined.

I get the sense that some think that hostel cash flow pales in comparison to hotels…I haven't done an investigative thesis by any means, but I'm pretty damn sure that that isn't the case. Indeed, I imagine it would be relatively easy to cash flow, and potentially better than an economy hotel.

Yet another reason it would work better in Bricktown is the close nature of ACM-UCO.

Hostels=Bed Bugs in my mind.

Hostels=Bed Bugs in my mind.

Travel Myth - Hostels Will Have Bed Bugs (http://studenttravel.about.com/od/healthystudentholidays/a/bedbugs.htm)

I've stayed in at least 20 hostels and only 1 of them had bed bugs (which I left the next day).

Cannot read the Daily Oklahoman article.

Cannot read the Daily Oklahoman article.

Getting a subscription will solve that problem.

This property is now actively being marketed but at an undisclosed price:

http://www.okctalk.com/images/pete/villateresa021116.jpg

Looks like a decent amount of room for three triangle-shaped bldgs, which could be distinctive there.

http://newsok.com/developer-buys-villa-teresa-promises-preservation/article/5562995

^

I'm glad to see this in good hands and with plans to preserve it.

I called them today because I had heard about the sale but they were unwilling to provide any details.

I believe the architect mentioned is ADG.

http://newsok.com/developer-buys-villa-teresa-promises-preservation/article/5562995

This is good news, in that it puts the property out of harms way. But it is not good news for reactivating the space. You don't have to think very hard to find Marva Ellard projects that appear to be in permanent hiatus :

Sunbeam Headquarters
Sunbeam Group Home remodel to single family
Houses near the Pump on 24th


This sit idle for what reason? I know some are hard (Sunbeam Headquarters) but some others are quick wins that also sit idle. Why?

sunbeam group home https://www.zillow.com/homedetails/615-NW-20th-St-Oklahoma-City-OK-73103/2093007183_zpid/?utm_source=email&utm_medium=email&utm_campaign=emo-propalert-button&rtoken=ccba53f9-7699-4db9-bc37-7583f9332eb7~X1-ZUxd8efrwgqps9_7lwvs

sunbeam group home https://www.zillow.com/homedetails/615-NW-20th-St-Oklahoma-City-OK-73103/2093007183_zpid/?utm_source=email&utm_medium=email&utm_campaign=emo-propalert-button&rtoken=ccba53f9-7699-4db9-bc37-7583f9332eb7~X1-ZUxd8efrwgqps9_7lwvs

That is one of 3 group homes acquired with the Sunbeam properties.

Glad to see it redone. Has there been any movement on the other 2?

Villa Teresa sold for $5.5 million

By: Molly M. Fleming The Journal Record September 6, 2017

OKLAHOMA CITY – Villa Teresa has a new owner.

The former Catholic school was bought Tuesday by Marva Ellard and development partner Billy Woodring. The six-building property between Classen Boulevard and N. Dewey Avenue was sold for $5.5 million.

In 2015, Ross Group Construction Corp. bought the property for $4.75 million. The company immediately relisted the property. Newmark Grubb Levy Strange Beffort brokers Brad Rice and Andy Burnett handled the transaction. Rice said the property attracted a lot of interested buyers, both in-state and out-of-state.

He said Ellard was the best choice to buy the property because of her plans to redevelop it with existing structures. In addition, she’s familiar with the surrounding area.

“We really tried in our marketing to let (a potential buyer) know that the community around here has a vested interest in someone developing the buildings,” he said.

A couple of potential buyers were turned away because they wanted to tear down the buildings and construct new apartments, Rice said.

Ellard said when the property was sold in 2015, she was concerned about its future. That’s why she was interested in redeveloping it into a boutique hotel and town houses. The site plan is still in the works.

“I really care about that site,” she said. “You can’t do a whole lot better than what’s already there. I think it’s a beautiful campus. I want to enhance it.”

Ellard is best known for redeveloping the Midtown-area Sieber Hotel into apartments. She bought the boarded-up building at auction in 1997. She spent more than $8 million on turning the 80 hotel rooms into 30 apartments and The Grocery Building into eight loft-style units.

The Villa Teresa sits on 3.5 acres. The oldest building dates back to 1917, when it was originally built as a house. The Carmelite Sisters of Saint Therese of the Infant Jesus purchased it in 1933 and then began to buy other nearby homes to create what would eventually become the campus. A school building was erected in 1955. There is also a pool on the land. The school closed in 2012.

The campus is not on the National Register of Historic Places. Ellard is working with the State Historic Preservation Office to list the entire site as one listing.

The new construction will be along Dewey Avenue.

“That’s a street that people haven’t been able to see for a long time,” she said. “We think this is a fabulous location with the streetcar coming in.”

With a mix of a boutique hotel, town houses, and condominiums, there could be a planned unit development application sought, or some other type of mixed-unit zoning. Ellard said that application will likely go before the Downtown Design Review Committee by year’s end.

double post

^

I'm glad to see this in good hands and with plans to preserve it.

I called them today because I had heard about the sale but they were unwilling to provide any details.

I believe the architect mentioned is ADG.

Pete, what makes you think it's ADG?

Pete, what makes you think it's ADG?

Because I heard this from the same sources who told me 1) the property was under contract; 2) who the buyers were; and 3) they would be doing some new construction of condos/townhomes -- all those things turned out to be true.

It could be that ADG is only working on the new construction part.

If you have any anything to add, would appreciate hearing it.

The Oklahoman has a story of Marva Ellard's plans for the redevelopment of the Villa Teresa property. I read it before the paywall went up so I can't quote it, but townhomes and condos will be built facing east on Dewey. Can't remember all of the other details, but the total development cost is $30 million.

Pete, do you have details on this?

New owners of Villa Teresa reveal ambitious redevelopment plans (http://www.okctalk.com/content.php?r=453-New-owners-of-Villa-Teresa-reveal-redevelopment-plans)


A group headed by local owners Marva Ellard and Billy Woodring have filed plans with the Downtown Design Review Committee that show the intention to renovate the existing buildings at the former Villa Teresa school and convent, as well as add condominiums on the eastern edge.


http://www.okctalk.com/images/pete/villateresa011418c.jpg

After the school had closed, Villa Teresa Investments LP bought the 3.43 acre property and five historic buildings in September for $5.75 million.

Plans by Fitzsimmons Architects show at least 3 phases of redevelopment.


http://www.okctalk.com/images/pete/villateresa011418f.jpg

http://www.okctalk.com/images/pete/villateresa011418aa.jpg


Phase I has been labeled the Dewey Townhomes and Classen Flats which would be located in an undeveloped area along Dewey Avenue.

The townhouses would be 3 levels offering various floor plans from 2,030 to 2,548 square feet. The flats would be contained in a 3-story building near Dewey and Classen Drive and should offer excellent skyline views in units ranging form 1,720 to 2,333 square feet.


http://www.okctalk.com/images/pete/villateresa011418d.jpg

http://www.okctalk.com/images/pete/villateresa011418b.jpg


Phase II would involve renovating the historic Lowery House into two condos and the former school building would become eleven flats between 774 and 1,281 square feet.

A boutique hotel would be part of Phase III and involved converting the former convent and Anderson house.

All homeowners and hotel guest would have access to a 24-hour concierge, health spa, gym and pool.

The committee will review the plans on February 15th.


http://www.okctalk.com/images/pete/villateresa011418g.jpg

Wow! I think that looks like a great plan.

That is amazing.

It's not shown on the plans because the hotel piece is still pretty conceptual, but pretty sure the area along NW 13th and west of the First Unitarian Church will be parking and likely structured.

These townhomes will likely fetch $325-400 a square foot. So starting around $650,000. Does that sound right?

I office in the area and was very happy when Ellard took over. The lot was not being maintained at all. The day the new investors stepped in, the lot was mowed and it's been great since. Awesome to see this development. I'd love to see a coffee shop or something to that effect go in.

These townhomes will likely fetch $325-400 a square foot. So starting around $650,000. Does that sound right?

With the local economy still not showing much expansion and mostly with the increase in supply and diversity of for sale housing , I just don’t see mid/downtown housing going for over $300/ft in the near future, unless it’s a quality single family home. I know there’s been some Sosa homes priced in that range that have sat on the market for a while now.

This is an awesome looking plan though. Love the look of the townhomes. And love to see grass lots get developed.

Very cool and exciting.

Great to see more dense housing downtown. These look great and are close to a streetcar stop.

Love the plans. But I don't like it when developers plan to do things "in phases". In OKC that usually means, cutout the coolest things and do them eventually or never.

Love the plans. But I don't like it when developers plan to do things "in phases". In OKC that usually means, cutout the coolest things and do them eventually or never.

Thats not unique to OKC by any means.

^^ I'm just glad the 'additions' to the property are Phase I. We need density in our developments and this will assure that.

^^ I'm just glad the 'additions' to the property are Phase I. We need density in our developments and this will assure that.

That could be a good thing but I think renovations to the current structures should be the primary concern in a phase 1. Having said that, if they are going to put that much effort into building new structures, I’m sure they will end up renovating what’s already there.

ya, that's my thought. It's far easier to just reno the existing then run out of money or some other excuse not to build the new additions. Weve seen far too many OKC projects end up like this with that area ending up as a little surface parking lot fronting the main street.

However, with this development focusing in on the new additions fronting the main street first - there's momentum to finish the entire project (and likely full funding if said additions sell/lease out); I hope this becomes the model for urban redevelopment in downtown and at least the inner urban core.

I’ll just interject that - while she can sometimes be super-deliberate and frustratingly slow for those who wish for instant gratification as development enthusiasts - Marva does VERY good work, is super concerned with good urban principles and neighborhood interaction, and eventually finishes everything she starts. Eventually.

Also she’s excellent when it comes to HP.

Out of curiosity, what has Marva finished other than the Sieber? Looking back at the Sieber thread, that renovation was announced in 2006 and the building re-opened in 2009.

I noticed they finally have started renovating those 2-3 cottages north of the Pump but that's taken years and the 4-plex and empty lots have not been touched.

She also has not started work on the senior housing at the old Sunbeam campus.


I'm not being critical, just trying to learn more about her projects and what we can expect.

Out of curiosity, what has Marva finished other than the Sieber? Looking back at the Sieber thread, that renovation was announced in 2006 and the building re-opened in 2009.

I noticed they finally have started renovating those 2-3 cottages north of the Pump but that's taken years and the 4-plex and empty lots have not been touched.

She also has not started work on the senior housing at the old Sunbeam campus.


I'm not being critical, just trying to learn more about her projects and what we can expect.

How does she manage this? She must be independently wealthy? Don't most developers need to quickly turn projects around to generate cash flow and start paying down their debts?

I have to imagine Marva is buying all this stuff out of her own pocketbook and hence there is no urgency to start generating immediate cash flow. Could this be the case?

BTW, a Journal Record article in that Sieber thread says 12 years passed between the time Ellard bought the Sieber and when it re-opened.

That was a different time but she and her partners did receive a bunch of help from the city in terms of a big loan, community block grants, etc.

while the housing hasn't happened at Sunbeam "The Arc" appears to be operating?

https://www.thearcokc.com/

while the housing hasn't happened at Sunbeam "The Arc" appears to be operating?

https://www.thearcokc.com/

Yes, the Arc has been completely renovated and is leasing office space. It's kind of a co-working space. It looks really nice inside.

The Arc was up and running when it was purchased

Is anyone with me that I'd rather see them in a different exterior material? Maybe I'm trying to work them in with the old Villa Teresa design but it seems like red brick or rock would look better than stucco or concrete. Glad to see the investment moving though.

The Arc was up and running when it was purchased

Was it already renovated when they purchased it? It looks like they've put some work into it.

The Arc was up and running when it was purchased
I am very familiar with these projects, I am not one of the partners but am involved.

It is evident that comments on this thread are unfamiliar with historic property redevelopments.
The Arc was a total renovation. It was not usable as were all the buildings. One of of the three houses are occupied, two are sold and the last has inquiries.
The Sunbeam Manor would be two months into renovations now; if Trump tax plan hadn't attempted to pull the historic tax credits, the demolition has been completed, National Park service paperwork is submitted and accepted.
Villa will be built with steel structure , slurried brick and many traditional accents will be added that are not visible in a rendering.
Correct scale, compatible materials,approved compliments to new infill development adjacent to historic properties.
It is not acceptable to build new fake old buildings on a site with so much historic material.
The Sieber started redevelopment when Midtown was red lined by all banks in OKC. Marva was the first to use Historic Tax credits, a HUD loan for financing, a Murrah loan, which is being paid off.
The first paperwork for the Anderson Houses (Hotel project) has been submitted to National Park Service for National Landmark Status now, it will take possibly a year to get thru that process.
These projects take time and patience.
Your comments jump to conclusions about the process you know nothing about.

Great insight citi!

^

And insulting people is a great way to educate and change perceptions.

I am very familiar with these projects, I am not one of the partners but am involved.

It is evident that comments on this thread are unfamiliar with historic property redevelopments.
The Arc was a total renovation. It was not usable as were all the buildings. One of of the three houses are occupied, two are sold and the last has inquiries.
The Sunbeam Manor would be two months into renovations now; if Trump tax plan hadn't attempted to pull the historic tax credits, the demolition has been completed, National Park service paperwork is submitted and accepted.
Villa will be built with steel structure , slurried brick and many traditional accents will be added that are not visible in a rendering.
Correct scale, compatible materials,approved compliments to new infill development adjacent to historic properties.
It is not acceptable to build new fake old buildings on a site with so much historic material.
The Sieber started redevelopment when Midtown was red lined by all banks in OKC. Marva was the first to use Historic Tax credits, a HUD loan for financing, a Murrah loan, which is being paid off.
The first paperwork for the Anderson Houses (Hotel project) has been submitted to National Park Service for National Landmark Status now, it will take possibly a year to get thru that process.
These projects take time and patience.
Your comments jump to conclusions about the process you know nothing about.
Ummmm, wasn’t this thing proposed well before Trump became president?

First phase already selling at Villa Teresa

By: Molly M. Fleming The Journal Record January 25, 2018

OKLAHOMA CITY – Developer Marva Ellard and her business partner, Billy Woodring, have had a lot of interest in the town homes and condominiums they’re constructing on the former Villa Teresa property. They have down payments on four of the 10 town homes. Next week, Ellard is meeting with three more potential owners.

The town homes will face Dewey Avenue, running from NW 13th Street nearly to Classen Drive. The homes are turned to downtown, following the same 45-degree angle as the existing buildings.

Along the same stretch, the existing yellow garage building’s upstairs loft will be renovated and sold as well. The garage was once where Lowery House residents parked. The yellow house’s renovation will be tackled in the second phase.

At the corner of Classen and Dewey, a three-story, six-unit condominium building is being constructed, which is also part of Phase 1. The total cost is $17 million, including the land.

That phase is what will be presented to the Downtown Design Review Committee meeting in February. The second and third phases include more historic renovation work, including turning the two brick homes into a 38-room boutique hotel.

But getting to this point has taken a while. Architect Brian Fitzsimmons started working on a site plan a year before Ellard and Woodring bought the property in September for $5.5 million. The previous owners, Ross Group, asked to see plans from potential buyers.

Ellard said Fitzsimmons was the right fit for a Midtown project because he lives and works in the area.

Fitzsimmons said he was pleased to have the opportunity to do the right thing by such an important Midtown property.

“The Midtown/SOSA area is my backyard,” he said.

Ellard and Woodring commended Fitzsimmons for his attention to detail, such as what to do with hanging utility lines, or how to relocate buried utilities. Those lines were shown on one of his site plans.

Missing details in construction plans can mean new costs arise.

“They are extremely organized and timely,” Ellard said. “They think of all the different aspects of a project.”

Ellard, who is no stranger to historic renovation projects, compared the work to looking at an iceberg. The top, or outside, is pretty; but no one knows what’s underneath. She said Fitzsimmons and his team really thought through all of those issues.

“The buildings are in great shape for their age,” he said.

Woodring brought construction manager Monty Jacobs to the project. He’s as detail-oriented as Fitzsimmons, if not more. He has about 30 spreadsheets where he’s laid out costs.

“We’re doing our best to identify every piece before we get started,” he said.

Woodring said he’s watched other historic renovation projects not get finished because the developer ran out of money. But Jacobs isn’t hiding anything, so he said this will help them know all their costs initially so they have enough money during the entire project.

“If you don’t plan for it, you have problems later on,” Woodring said. “I’ve never seen the amount of details that Monty’s put into this.”

Another detail that was on Fitzsimmons’ radar was the proximity of the homes to one another. While the homes are close, they’re also a higher-end product. Associated architect Spencer Wilson said buyers don’t want to feel like they had to give up a quiet neighborhood if they’re moving here.

“We want them to feel like they’re getting more,” Ellard said.

Wilson said the Fitzsimmons team made sure the homes were built with measures to control the sound leakage, such as dense floors. There are also privacy walls along Dewey, not so tall that they make the homes feel like a fortress, but they do help with the sound.

Homeowners will have access to a pool that’s being built where a former tricycle track is still standing. The area is in the center of the property, so there’s privacy for the pool.

Parking is in the inside of the property as well, so the homes can be closer to the street, Wilson said.

The property’s middle has a garden-like feel, which was important to Ellard. She wanted to have density on the land, but she wanted to make sure the campus and garden-like atmosphere remained.

Nor is she tearing down any buildings except a couple of sheds that will be removed – but the preservationist joked she’s not even upset about losing them.

Took this recently and added the pop-out effect:

http://www.okctalk.com/images/pete/villateresa061218b.jpg

That's cool!

That's cool!

Thanks.

Working on my mad Photoshop skills.

Love this feature, Pete. Really helps you see a particular area. Much like!!!

where's the pool?

where's the pool?

Just about the middle - between condos and hotel.

Is this moving forward?