development
|category1=Midtown
|category2=Housing
|category3=Current
|category4=
|
|project=
|address= 802 NW 8th
|status=complete August 2015
|owner= WB Holidings LLC
|cost=
|architect=
|start=
|finish=
|contractor=
|height= 3 levels
|sq. feet=
|acreage=
|other= 6 1 bedroom units and 2 2 bedroom units
|
|image=http://www.okctalk.com/images/pete/802nw8wiki1.jpg
|

Information & Latest News
3/25/14: Owner indicates plans for new multi-family building due west of building under renovation
2/25/14: Demolition application for old garage behind main building and small house immediately west.
2/15/13: Building permit
12/7/12: Sold to WB Holdings LLC for $250,000
Links
SoSA District projects
County Assessor Record (http://www.oklahomacounty.org/assessor/Searches/AN-R.asp?ACCOUNTNO=R013203872)
Gallery

http://www.okctalk.com/attachments/development-buildings/6683d1392559145-802-nw-8th-802nw8.jpg

Nice find. A lot of these small 9-unit rehabs won't have articles or social media accounts..

Did they apply for a permit that was missed or are they just gutting he interior for now?

Both their design and building applications were submitted yesterday, the same day Will came across the construction.

I really need to map out all the small projects in this area, as there are a bunch of single-family homes and smaller renovations.

Thanks! I've been meaning to post this for a couple months now. There are a bunch of SoSA projects underway that are currently not listed on OKC Talk. I'll try to post an update w/ pics soon. Also the 1st pic up on the gallery above is a different property, recently had new siding and is the SW corner of NW 7th and Shartel. The property in reference is SW corner of NW 8th and Shartel.

Just learned that once this project is finished and leases, the group plans to demolish the small home directly west and build a new multi-family structure.

Sad. It appears the owners are transforming a low-rent apartment into a low-rent apartment. They didn't attempt to improve the floor plans, or take advantage of the building's location. This building had tremendous potential. Too bad they didn't employ some creativity...

(By the way, this post should be in SoSA, not Midtown...)

Sad. It appears the owners are transforming a low-rent apartment into a low-rent apartment. They didn't attempt to improve the floor plans, or take advantage of the building's location. This building had tremendous potential. Too bad they didn't employ some creativity...

Why do you say that? They are fixing up a building built in 1910 that is at a pretty important intersection (on Shartel) and making it more attractive and rentable. What do you think they should have done? Made it two giant modern apartments? I think this will make the neighborhood more attractive because they will not just have $500-$750,000 homes but $800-$1,000/month apartments for rent as well.

Why do you say that? They are fixing up a building built in 1910 that is at a pretty important intersection (on Shartel) and making it more attractive and rentable. What do you think they should have done? Made it two giant modern apartments? I think this will make the neighborhood more attractive because they will not just have $500-$750,000 homes but $800-$1,000/month apartments for rent as well.

I agree. Mixed-use and income neighborhoods are what makes places better. If you people don't like it here, they can move north of 13th I guess.

I agree. Mixed-use and income neighborhoods are what makes places better. If you people don't like it here, they can move north of 13th I guess.

I think this area will gradually move to a less dense version of Deep Deuce with multiple owner occupied single family homes and some for rent housing as well. What do we consider SOSA by the way? 6th to 10th and Classen to Walker? I feel liks SOSA is mostly the 10th to 6th and Classen to Shartel, but wouldn't that be more of a SAWOSA (South and West of Saint Anthony's)?

I think this area will gradually move to a less dense version of Deep Deuce with multiple owner occupied single family homes and some for rent housing as well. What do we consider SOSA by the way? 6th to 10th and Classen to Walker? I feel liks SOSA is mostly the 10th to 6th and Classen to Shartel, but wouldn't that be more of a SAWOSA (South and West of Saint Anthony's)?

Not sure. Probably would be a better question asked in the SOSA thread. I like the 10th to 6th and Classen to Shartel, but would some of it more east.

http://www.okctalk.com/attachments/development-buildings/7044d1395146809-802-nw-8th-802nw8031714.jpg

I like SaWoSoSA... by the way, why isn't this thread part of the SoSA header?

They have applied to demolish the old garage to the south and create parking, and to demolish the old home to the west for a future multi-family building:




http://www.okctalk.com/attachments/development-buildings/7062d1395226323-802-nw-8th-802nw8d.jpg


http://www.okctalk.com/attachments/development-buildings/7063d1395226323-802-nw-8th-802nw8e.jpg

Are there any photos of the bldgs to be demolished?

http://www.okctalk.com/images/pete/802nw8f.jpg


http://www.okctalk.com/images/pete/802nw8g.jpg

Not that it will be a huge loss when demolished, but I wish there were a way to allow the detached garage to be torn down ONLY after construction began on the new multi family. Obviously the parking is intended to serve both, but it is unnecessary if the multi family is not built.

By the way, it would be interesting to see if the could get a taker on a "free if you move it" offer on that nice little Craftsman bungalow. Obviously it's in sortof tough shape at the moment, but it would be easy to restore and would make perfect turnkey infill in a place like Paseo or Jeff Park.

so no landscaping at all in the parking lot? That is kind blah....

By the way, it would be interesting to see if the could get a taker on a "free if you move it" offer on that nice little Craftsman bungalow. Obviously it's in sortof tough shape at the moment, but it would be easy to restore and would make perfect turnkey infill in a place like Paseo or Jeff Park.

Would that mitigate any liability issues? Not that moving a house isn't doable with $10,000 or so but usually there's a complex agreement inked if it's being moved out of the way of development.

I'd think moving that old of a home under EPA residential lead paint regulations would be a complete nightmare, if even possible. Disturbing more than 6 square feet of lead painted surface in a renovation of a residential building requires full containment, IIRC.

http://www2.epa.gov/lead/renovation-repair-and-painting-program

And yet somehow it still happens occasionally (http://www.news9.com/story/8987457/historic-move). What a wacky world we live in.

And yet somehow it still happens occasionally (http://www.news9.com/story/8987457/historic-move). What a wacky world we live in.


I'd think moving that old of a home under EPA residential lead paint regulations would be a complete nightmare, if even possible. Disturbing more than 6 square feet of lead painted surface in a renovation of a residential building requires full containment, IIRC.

Renovation, Repair and Painting Program | Lead | US EPA (http://www2.epa.gov/lead/renovation-repair-and-painting-program)

Probably not often, if it all. Moved, yes.

People ignore laws all the time but there's a key fact in that story:


The Harris family owns a house moving company

The law regulates contractors. Not many people own a house moving company or are equipped to move a house, DIY. You can poison yourself remodeling your own home without running afoul of the EPA regs. Not sure if you could escape child endangerment if you poison your kids or other liabilities if you manage to poison your neighborhood too though, depending.

OMG. You are right. Let's just burn it to the ground.

Seriously, do you think I was suggesting Joe Bob and Cousin Earl move it with their pickups? No. YOU HIRE A HOUSE MOVING COMPANY. I suppose if A HOUSE MOVING COMPANY EXISTS IN THE FIRST PLACE, THERE IS A MARKET TO MOVE HOUSES. So, I guess, maybe it DOES HAPPEN. At least occasionally.

Not that it matters. Forget I suggested it. Jesus Christ.

And by the way, I didn't suggest that construction of the multi family should be held up over the little bungalow. Or that anybody should hold hands around it. Or chain themselves to it. Clearly higher and better use. I only said it would be interesting to see if there were any takers if they advertised that someone could have the house if they moved it. This has happened before, believe it or not. But nevermind actual facts. Just come right on and **** on whatever fun little offhanded suggestions you can. WTF is wrong with people?

Panties in a wad much? It's a simple observation on a web forum, by someone with first hand experience.

OMG. You are right. Let's just burn it to the ground.

Seriously, do you think I was suggesting Joe Bob and Cousin Earl move it with their pickups? No. YOU HIRE A HOUSE MOVING COMPANY. I suppose if A HOUSE MOVING COMPANY EXISTS IN THE FIRST PLACE, THERE IS A MARKET TO MOVE HOUSES. So, I guess, maybe it DOES HAPPEN. At least occasionally.

Not that it matters. Forget I suggested it. Jesus Christ.

Coincidentally their are several empty lots in Mesta Park, Heritage Hills East, Jefferson, the Paseo, Gatewood, and Classen Ten Penn that this could be moved to. It would even fit the style of any of those neighboorhoods. I wonder how much they would sell it for?

Yes. My panties are in a giant ****ing wad. BIG. Go find some other happy little ideas to randomly **** on. I'm sure there are plenty around here. Fare thee well.

Yes. My panties are in a giant ****ing wad. BIG. Go find some other happy little ideas to randomly **** on. I'm sure there are plenty around here. Fare thee well.

lol

Knock yourself out and hire a licensed contractor. Or not.


The U.S. Environmental Protection Agency (EPA) recently announced 17 enforcement actions for violations of the Lead Renovation, Repair and Painting (LRRP) rule. EPA believes that far too many firms are not complying with the LRRP requirements; a violation could cost you $37,500 per day. Click here for AGC’s Fact Sheet on what the LRRP rule requires.

In April 2008, EPA issued final LRRP rules regulating paid contractors who perform renovations, repairs and/or painting projects in most pre-1978 “target housing” and “child-occupied facilities” that have, or are assumed to have, lead-based paint. That program took full effect in April 2010. It requires that contractors and subcontractors be properly trained and certified and use lead-safe work practices to ensure that lead dust is minimized – unless you prove through testing that the job will not disturb lead paint. All firms must be certified (even sole-proprietors) as well – plus there are pre-renovation education requirements, record retention requirements and more!

EPA Fines Violators of the Lead Renovation, Repair and Painting Rule | AGC News (http://news.agc.org/2013/05/13/epa-fines-violators-of-the-lead-renovation-repair-and-painting-rule/)

Coincidentally their are several empty lots in Mesta Park, Heritage Hills East, Jefferson, the Paseo, Gatewood, and Classen Ten Penn that this could be moved to. It would even fit the style of any of those neighboorhoods. I wonder how much they would sell it for?

Well, as I mentioned, it is reasonably common for homes like that one to be advertised as "free to a good home" to someone who agrees to have it moved within a certain time frame. And when I say "reasonably common" I mean I remember reading about it a few times in the past decade, perhaps. So from that perspective, the house would be free.

After paying the new lot, then for moving (obviously less to a nearby neighborhood since it requires lots of traffic control and sometimes temporary utility line and traffic signal movement), plus site prep and remodel expense, you might end up with a place that is some fraction less than a new or an in situ restored home, but certainly not free. Still could be a good deal for the right person.

I'd think moving that old of a home under EPA residential lead paint regulations would be a complete nightmare, if even possible. Disturbing more than 6 square feet of lead painted surface in a renovation of a residential building requires full containment, IIRC.

Renovation, Repair and Painting Program | Lead | US EPA (http://www2.epa.gov/lead/renovation-repair-and-painting-program)

A problem for which there are mitigation funds...

Meh, sorry I went off on you mkjeeves. The last time I lost my cool on a message board was probably close to 10 years ago. It's just not worth the effort or the aggravation. My ranting wasn't really directed at you as much as indicative of the frustration I feel reading the pervasive knee-jerk negativity that washes on shore here from time to time. Anyway, my apologies.

I still disagree with your position. It can be (and has been) done. Much like anything worth doing, you just need to be OR hire an expert for the parts that require expertise.

i like it when he's angry

No sweat. I really wasn't trying to rain on the parade, even if that's what it looked like. I do know they move houses, of course. I was driving up May Avenue daily helping build North Park Mall when they moved a mile or two of ranch style houses on the east side of May. Cut them in half or three pieces and hauled them out. I stopped in one day and woke up the crew who were camping out in one of the houses, to inquire about exactly what you are talking about, buying one to put on lot. The current version of the EPA lead law went into effect in 2010. I'm sure it made life a bit tougher for house movers but businesses adapt, and no doubt some of them have too.

I'd think moving that old of a home under EPA residential lead paint regulations would be a complete nightmare, if even possible. Disturbing more than 6 square feet of lead painted surface in a renovation of a residential building requires full containment, IIRC.

Renovation, Repair and Painting Program | Lead | US EPA (http://www2.epa.gov/lead/renovation-repair-and-painting-program)

As with asbestos, the main concern with "disturbing" lead pain is when it's in a friable condition (sanded, scraped, etc.). Moving a structure does not cause friable anything, and would not be a major issue. Moving the house is improbable for many more reasons than those imposed by the vaunted EPA.

As with asbestos, the main concern with "disturbing" lead pain is when it's in a friable condition (sanded, scraped, etc.). Moving a structure does not cause friable anything, and would not be a major issue. Moving the house is improbable for many more reasons than those imposed by the vaunted EPA.

Maybe. Maybe not. They usually make a number of holes in the structure to pass supporting beams, disconnect plumbing, add supports, remove slab attachments, demo cabinets or items that can't be moved with the structure. Disturbing 6 square feet is the cut off point where the work area has to be sealed by certified workers, workers garbed with respirators, debris bagged and disposed of properly, hepa vacs used for clean up and clean up effectiveness testing done following the work and before unsealing. That doesn't mean making 6 square feet friable. That means if you cut out one 6 square foot piece of material you fall under those requirements. Take down one piece of lead painted base molding that's 6 square feet in area and you are in it.

But the other part I was imagining from my experience on working on those homes, many if not most have plaster on wood lath walls that can be really sketchy to work with. I can see the scenario where they cut a hole in a wall where the plaster isn't very sound and decides to uncling to the lath sometime down the road. Or the ceiling in a room decides to hit the pavement. (I saw that happen in a commercial building one time that wasn't being moved. Hole cut in a modern plaster on metal lath ceiling. Two days later the whole 5000 sq feet enchilada hit the deck.) That all depends though on soundness of the structure and how it is approached.

It might be completely sound and they can insert beams through the foundation walls with minimal disturbance in the house requiring clean up. Or a qualified person might seal the house, strip it back to the studs, abate all the plaster and insulation if there is any (both sometimes contain asbestos) and abate all of the lead paint on the inside of the house. Then finish it out after the move. Yes, many things are possible. Not always simple and cheap but sometimes so.

The best hope for this house is a careful deconstruction with the intent of salvaging as much material as possible. At the least a house of this vintage is likely full of oak hardwood flooring.

Sad. It appears the owners are transforming a low-rent apartment into a low-rent apartment. They didn't attempt to improve the floor plans, or take advantage of the building's location. This building had tremendous potential. Too bad they didn't employ some creativity...

I am a member of the group that is renovating the apartment building at 802 NW 8th and just wanted to comment on your concerns and give you some more info about the project.

Dennis, we agree with you. This is a great building in a fantastic location. The interior floor plan has been completely redesigned and the interior of the building has been almost completely reframed. One of the major driving factors in the redesign was to take advantage of the downtown views. The 4 units upstairs have been redesigned into 2 – 2 bedroom units. Both of these units have a large open kitchen / living space on the south side that opens onto the back balcony. All of the other one bedroom units have been redesigned with a more modern layout. The floor plan that you have seen is the original floor plan of the building. I’ve attached the new floor plan for the second level below.

Overall we have converted the building from 10 – 1 BR units to 6 -1 BR units and 2 – 2 BR units. This has been part of a complete interior and mechanical remodel that we started last August. As far as the exterior is concerned we are not going to make any major changes to the overall design. There will be new exterior lighting, sidewalks, front and back porches, landscaping and retaining walls and parking. But we didn’t want to make any major changes to the exterior of a beautiful old brick building.

Plutonic Panda, rest assured there will be landscaping around the parking lot. It is not depicted on the 3d site plan – but everywhere that there is a gray area, there will be landscaping. I’ve attached the landscaping plan. Also, the sidewalk on Shartel to the east of the property will be maintained of course even though it is not pictured.

Our goal in renovating this building is to provide a modern floorplan in a building that is mechanically up to current standards while maintaining the exterior charm of this historic property. I think this will fit well in the thriving SoSA neighborhood.

http://sosaokc.com/images/floorplanb-1.jpg
http://sosaokc.com/images/pg20.jpg

^

Welcome to the site and thanks for the great info.


What are your plans for the lot immediately west (on the site of the house that is to be demolished)?

Thanks Pete,

our current plan is for a multi family unit dwelling.

This looks like a nice upgrade. I hope not everything that is renovated is "upscale." We need some "nice" thrown in there as well.

They are still working away on this property (from https://twitter.com/dtOKCbuilds):

https://pbs.twimg.com/media/B8m28ajIMAE_MNm.jpg

It looks like recently there has been more progress. New Windows. New interiors. Coming along nicely. The City is redoing the alley immediately behind this which will also be an upgrade.

We had a slow down in the pace of work on this project, but things are back on track. The work in the alley is a combination of rerouting OG+E lines, trenching utilities, new sewer from the city, and dirt work for parking and retaining walls. The alley has been dug up from one end to the other for all the different projects on the street and, as you said, it is supposed to be on the city's list for being completely redone. The interior is almost complete (basement units will be last to be done) and we can see the light at the end of the tunnel. I am hoping we can announce an opening date in the near future. I'll get some better interior pictures loaded up when I get a chance.100871008810089

Very nice, JDub, and what a view out of that door.

I'm just glad to see any 100+ year old building coming back to life.

I went by there yesterday and was stunned by how cool this turning out.

The views from the rear decks are as good as any in the city; from all three levels.

And I tried to take some photos of the interiors -- which are pretty much finished now -- and the kitchens that I saw had center islands, granite, expensive backsplashes; everything quite high end and super sharp.



http://www.okctalk.com/images/pete/802nw8042015a.jpg

http://www.okctalk.com/images/pete/802nw8042015b.jpg

http://www.okctalk.com/images/pete/802nw8042015c.jpg

http://www.okctalk.com/images/pete/802nw8042015d.jpg

http://www.okctalk.com/images/pete/802nw8042015e.jpg

People are slip and sliding down the hill on Shartel from 8th down to about 5th street.

If you are out and about and would like to see the place (and watch people slide down the hill!) we are having an open house at 802 NW 8th st. from 12-4 PM.

11131

Open house for lease? Or sale? What are the details on units and all that jazz?

8 units for lease.

Another photo from today:

http://www.okctalk.com/images/pete/sosah072515b.jpg

Sorry! For lease. We are almost done with the 2 year remodel of the brick apartment at the corner of NW 8th and shartel.

There are 6 - 1 bedroom units and 2 - 2 bedroom units for lease. The units are expected to be available August 15th. If you'd like more details then you can visit sosaokc.org or contact me

The pictures on the website look really beautiful. I love the windows in the unit shown!

I agree. Looks very nice and great view.

Update on the project on 802 NW 8th:

SoSA Heights is now accepting applications and the first tenants are set to move in August 15th. We have 1 and 2 bedroom units available for lease. The sizes range from ~500 - 1100 sq. ft. with monthly rates from $750 - $1500.
This is the completion of an almost 2 year remodel on a brick apartment built in 1910. All of the units are completely new (from the studs up) with new stainless kitchen appliances and full size washer and dryer in each unit. Parking is conveniently located in the back of the building. As you have seen from the pics on this site, the views of downtown are great from the building.

I've attached some new pics of the building as we put on the final touches and get the appliances installed and the parking lot finished. Landscaping is on it's way!

You can see more pics or submit an application at sosaokc.com



http://www.okctalk.com/images/pete/802080915a.jpg


http://www.okctalk.com/images/pete/802080915b.jpg


http://www.okctalk.com/images/pete/802080915d.jpg


http://www.okctalk.com/images/pete/802080915c.jpg

Gorgeous!

BTW, this property is only a couple of years younger than the Marion, having been built in 1910.

Fantastic job, JDub!

Sad. It appears the owners are transforming a low-rent apartment into a low-rent apartment. They didn't attempt to improve the floor plans, or take advantage of the building's location. This building had tremendous potential. Too bad they didn't employ some creativity...

Great post. What a terrible blight on the district this turned out to be.

^lololol

Great interior. The floorplan for 1 bedrooms is rather odd with the bathroom being detached from the bedroom, but other than that A+.