^

Pappadeaux had full plans drawn and set to go, then they backed out and put the land for sale.

I believe the company is having internal problems and there has been absolutely no forward movement on this parcel for several years, so I'm not optimistic.

^^^^^
I think the pandemic has hit them very hard and they have closed a number of locations. There may also be more like me, who rated it my favorite restaurant, but they simply became too expensive for what you would get.

^^^^^
I think the pandemic has hit them very hard and they have closed a number of locations. There may also be more like me, who rated it my favorite restaurant, but they simply became too expensive for what you would get.

the issues pete mentioned were way before the pandemic

Pete, it does look like the construction is on this pad site. I don’t see any for sale signs around this area anymore.

Pete, it does look like the construction is on this pad site. I don’t see any for sale signs around this area anymore.

The construction is not on the Pappadeux land.

It is on land directly to the west. Papadeaux took down their for sale sign years ago and they still own it.

Ah okay so that’s for the medical center then you mentioned.

Every time this thread gets bumped, my mouth starts watering. You guys are cruel. Cruel indeed.

Ate at Brent's Cajun in Edmond this weekend and thought what l had, crawfish ettoufe and fried shrimp, were excellent. I highly recommend based on those dishes.

Mugofbeer,
I totally agree. I have always enjoyed Pappadeaux's in Texas, but we don't have one and Brent's is very good. I think Pappadeaux has more on their menu but I believe Brent's is a little better.
C. T.

Yesterday, at the Planning Commission meeting, the previously posted single-story restaurant building for NW 16th & Broadway was discussed for rezoning.

At the meeting was the owner of Pappedeaux who confirmed they are buying that property and will be building a restaurant on that site.

http://www.okctalk.com/images/pete/alleynorth090624a.jpg


http://www.okctalk.com/images/pete/alleynorth090624b.jpg


http://www.okctalk.com/images/pete/alleynorth090624c.jpg

Another, "if we could only have 'x'" restaurant comes off the list.

Yesterday, at the Planning Commission meeting, the previously posted single-story restaurant building for NW 16th & Broadway was discuss for rezoning.

At the meeting was the owner of Pappedeaux who confirmed they are buying that property and will be building a restaurant on that site.


Interesting! Was there any discussion about how the building could be better placed on the property? What's your take Pete, are they really going to build a chain restaurant with parking surrounding all 4 sides?

Interesting! Was there any discussion about how the building could be better placed on the property? What's your take Pete, are they really going to build a chain restaurant with parking surrounding all 4 sides?

They are buying the land and attended the meeting yesterday, so it sure looks like this is going forward.

And as someone else (maybe Pete) pointed out, it is not subject to DTDR so they can do whatever they want there.

Oh sure...wait until I move and THEN build a Pappadeaux!

Oh sure...wait until I move and THEN build a Pappadeaux!

of course. it's your fault for not moving away decades ago

They are buying the land and attended the meeting yesterday, so it sure looks like this is going forward.

Some good restaurants around there.
This place would do better along memorial or in Yukon. Not the kind of development that area deserves.

You would think The Half would have been the perfect location or the property they already own on Memorial.

They will do great anywhere, but this site is just very strange.

You would think The Half would have been the perfect location or the property they already own on Memorial.

They will do great anywhere, but this site is just very strange.

They might be planning multiple sites with different parts of their brand. They have so many different concepts.

They might be planning multiple sites with different parts of their brand. They have so many different concepts.

They still own the 3 acres on the SE corner of Memorial and Lake Hefner Parkway.

of course. it's your fault for not moving away decades ago

His username checks out :p jkjk

I am glad this is coming. I hope they change the design a bit. Even just moving it to the corner will do a lot for it. But they will do well here.

Interesting! Was there any discussion about how the building could be better placed on the property? What's your take Pete, are they really going to build a chain restaurant with parking surrounding all 4 sides?

Misplaced. I don’t see it fitting in well here. This is a suburban concept that belongs on GB BLVD or Memorial. I dont see it doing as well in this setting not to mention about 15 years to late to this market. There are way better places in Chisholm creek

I’d rather they not come honestly. Location would better serve another need. Much needed density opportunity being thrown away here. Perpetuating sprawl here

Two things can be true…the design and location both leave a lot to be desired…and this place will be consistently packed regardless.

Misplaced. I don’t see it fitting in well here. This is a suburban concept that belongs on GB BLVD or Memorial. I dont see it doing as well in this setting not to mention about 15 years to late to this market. There are way better places in Chisholm creek

Lol. It will rake in money. What are you going on about? Just because it isn't the highest and best use of the land in your opinion does not mean it will fail. It is in the heart of the city, has huge name recognition in OKC, and is something OKC has been clamoring for for years.

Why does need to be surrounded by parking? What's the design philosophy behind that? Its not like you can enter the building from all 4 sides.

Why does need to be surrounded by parking? What's the design philosophy behind that? Its not like you can enter the building from all 4 sides.

The people that go to a Pappadeaux do not want there to be any doubt about where they should park.

I've been to one in Dallas - even with a giant parking lot it's still so full of cars you end up parking far away.

^ yes, this is Christmas Day for people that want to be "downtown" but don't want to have to worry about where to park or be in too close to the city center where it feels "dangerous."

My parents would absolutely eat this up.

Just building the restaurant up against Broadway with all of the parking on the east side would be a vast improvement, but that unfortunately seems impossible given the existing easement, which currently has a whole bunch of utility lines.

sigh... a building in an island of asphalt.

sigh... a building in an island of asphalt.

And the parking lot will still be 1,000,000% full.

It is a wildly popular restaurant and if placed there will draw many people to downtown who don't normally go there. Maybe the businesses in midtown and on Broadway can leverage it into a lot more traffic for their businesses. Instead of harping on the negatives, maybe we can see the positives of such a draw to the area. Seems like it is better than the perennially vacant grass field that is there now and is on the outskirts of downtown, not in the center.

And the parking lot will still be 1,000,000% full.

How exciting, the parking lots will be full.

The facebook comments make me laugh. If it is a well developed sight plan with a parking garage, etc, "Where are we supposed to park?!?!?!?!?" If it is this, "Why is there a sea of parking?!?!?!"

“I would have gone to Pappadeaux but I couldn’t find anywhere to park my M1 Abrams tank.”

How exciting, the parking lots will be full.

Your reply belongs on Facebook.

Another, "if we could only have 'x'" restaurant comes off the list.

And I'm sure there will be three of them by the end of the decade.

“I would have gone to Pappadeaux but I couldn’t find anywhere to park my M1 Abrams tank.”

I mean the Burbs do be bringing their Giant suv's to the Urban core. I am sure there will be plenty of double parked spots!

Your reply belongs on Facebook.

A Facebook level response to a Twitter level comment.

Great to hear they are coming! I do not see a problem with the restaurant being downtown or out on Memorial Road. I am positive it will be a hit for people! Yes, maybe the building proposed should be more urban and not a sea of parking, just glad they are coming!

I mean the Burbs do be bringing their Giant suv's to the Urban core. I am sure there will be plenty of double parked spots!

Straight up. Sometimes you gotta elk city the crap out of a parking space in a superduty

It is a wildly popular restaurant and if placed there will draw many people to downtown who don't normally go there. Maybe the businesses in midtown and on Broadway can leverage it into a lot more traffic for their businesses. Instead of harping on the negatives, maybe we can see the positives of such a draw to the area. Seems like it is better than the perennially vacant grass field that is there now and is on the outskirts of downtown, not in the center.
No automobile alley and uptown have their own character. Most of the restaurants there cater to people that actually know good food. Trust me once you’ve actually eaten at pappadeaux’s my comments will all make sense. The franchise has expanded into a second tier suburban draw. If I were to call it. A memorial location might do well I don’t think someone who frequents Broadway 10 or r&J is gonna go to a place like this if it gets built

The people that go to a Pappadeaux do not want there to be any doubt about where they should park.

I've been to one in Dallas - even with a giant parking lot it's still so full of cars you end up parking far away.

Then make a giant neon sign that says parking and points behind the building. People will figure it out. This layout is so awful.

It is a wildly popular restaurant and if placed there will draw many people to downtown who don't normally go there. Maybe the businesses in midtown and on Broadway can leverage it into a lot more traffic for their businesses. Instead of harping on the negatives, maybe we can see the positives of such a draw to the area. Seems like it is better than the perennially vacant grass field that is there now and is on the outskirts of downtown, not in the center.

It will draw people downtown to park at Pappadeaux and then drive home. That's the experience it is designed for.

I think maybe we can geta Denny's next to it? Maybe a strip mall with a dollar general? Too bad they tore down Happy Foods 30 years ago... we could have had a Good Stop.

I think maybe we can geta Denny's next to it? Maybe a strip mall with a dollar general? Too bad they tore down Happy Foods 30 years ago... we could have had a Good Stop.

Best I can offer is a waffle house

Is there a papadeaux in downtown Dallas or downtown Fort Worth? This is literally why there isn’t any density downtown.
This restaurant is a suburban concept meant for the Suburbs for Churchies to eat at on the way home. It’s not in any way in keeping with the character that’s grown in the area. Not to mention it’s not very good. I’ve had way better boudin at a a gas station in Lafayette.

The location in Dallas that is closest to downtown is 3520 Oak Lawn. It is about two miles north of downtown Dallas. Think more along the lines of Uptown OKC. Below is the street view:

19157

Is there a papadeaux in downtown Dallas or downtown Fort Worth? This is literally why there isn’t any density downtown.
This restaurant is a suburban concept meant for the Suburbs for Churchies to eat at on the way home. It’s not in any way in keeping with the character that’s grown in the area. Not to mention it’s not very good. I’ve had way better boudin at a a gas station in Lafayette.

Yes, there is a location near Turtle Creek in Dallas

The location in Dallas that is closest to downtown is 3520 Oak Lawn. It is about two miles north of downtown Dallas. Think more along the lines of Uptown OKC. Below is the street view:

19157

Oak Lawn Ave is very similar to NW 23 though it is rapidly urbanizing in certain areas like around the Cedar Springs intersection.

Oak Lawn Ave is very similar to NW 23 though it is rapidly urbanizing in certain areas like around the Cedar Springs intersection.

I should have been more specific, I meant really in terms of distance, more than anything

I wonder how long that location in Dallas has been there. It looks left over from a bygone era. But I may be incorrect.

Anyway, I am reminded of a Maya Angelou quote.
"Do the best you can until you know better. Then when you know better, do better."

A building that is tolerated because it is already in existence is one thing. This is brand-new construction on one of the most important urban roads in the city. We know better in the year 2024. We should do better.

Oak Lawn Ave is very similar to NW 23 though it is rapidly urbanizing in certain areas like around the Cedar Springs intersection.

Oaklawn is north of uptown. That restaurant is probably older than the Infill. There are skyscrapers in most neighborhoods or satellite cities in Dallas. Most of which are new. The oaklawn location was probably a surburban location at the time of build. OKC needs a density policy concerning sprawl and parking lots

Seems like it is better than the perennially vacant grass field that is there now and is on the outskirts of downtown, not in the center.

Realistically, I think the real issue people have here is what was originally proposed for that entire lot and now this is the only thing confirmed to have any movement on. Had this been in the original plans or separate/prior to the rest of it I would imagine there would be a different response.

Realistically, I think the real issue people have here is what was originally proposed for that entire lot and now this is the only thing confirmed to have any movement on. Had this been in the original plans or separate/prior to the rest of it I would imagine there would be a different response.

With respect, a lot of us would have had issues with this site plan regardless of when it had been proposed. It's not a matter of timing, it's a matter of urban form. It does not help that it feels like a bait and switch but it would have been bad design regardless.

I really don't know anything about the design districts and the review process but this situation is going to cause me to get some education on the subject. It would seem that something needs updated. 16th and Broadway deserves urban design, not suburban design. I think the powers-that-be probably know this intuitively but don't have a code mechanism to stand on.

With respect, a lot of us would have had issues with this site plan regardless of when it had been proposed. It's not a matter of timing, it's a matter of urban form. It does not help that it feels like a bait and switch but it would have been bad design regardless.

I really don't know anything about the design districts and the review process but this situation is going to cause me to get some education on the subject. It would seem that something needs updated. 16th and Broadway deserves urban design, not suburban design. I think the powers-that-be probably know this intuitively but don't have a code mechanism to stand on.

North of 13th and east of Broadway to 235 are not in a design district: https://www.okc.gov/departments/planning/design-review-and-historic-preservation/urban-design-districts

Guess it was because it was historically industrial or something? Seems like an oversight considering everything else surrounding it.

You would think The Half would have been the perfect location or the property they already own on Memorial.

They will do great anywhere, but this site is just very strange.

It is kinda weird. They sit on a piece of land for ten years that is perfect for this type of build / concept, and then they just copy and paste it onto this site that was supposed to be an urban concept.

Like you said, it will do great, but if they end up building on the Memorial location and/or in other suburban communities, I'd imagine a lot of their clientele will just go to the ones closer to their neighborhood and then there's just an odd ball development left on Broadway that does so-so business.

Is this just a Cheesecake Factory version of Pearl's? I always felt like these are concepts that locations on the canal should go after. That is, corporate chain restaurants with broad brand appeal in touristy areas, but maybe the lack of on site parking makes them nervous.

Is this just a Cheesecake Factory version of Pearl's? I always felt like these are concepts that locations on the canal should go after. That is, corporate chain restaurants with broad brand appeal in touristy areas, but maybe the lack of on site parking makes them nervous.

As successful as this is going to be at this location I feel a Lower Bricktown location would have made ungodly amounts of money. Not that it was even an option, but still.

And yes lack of parking would have probably scared them off. Which seems hilarious if you think about Lower Bricktown, but whatever.

Edit: Lower Bricktown has a website and it advertises that it has 2400 free parking spaces and has the tagline, “Pay to Play, Not to Park.” Amazing.

I’m on the fence with this one. Hell, I would’ve advocated for a suburban style development on the producers. Co-op site site. It would’ve brought in a grocery store and tons of other chains and it probably would’ve been extremely successful sitting right at the crossroads of America. In 15 to 25 years or so it can be torn down and redeveloped when the demand warrants. But right now we have so many vacant lots in the districts we do have, Let alone situations like Strawberry Fields and Lower Bricktown. And I know this is gonna stir the pot up here, but Bricktown isn’t all that exciting. More could be done there too.

Focusing on the initial rendering which showed in urban mixed use village, which would’ve been cool, I think that would’ve been better on that giant parking lot on Reno in Bricktown next to the Coca-Cola place.

Also don’t think people here would be as mad about the site plan had the original one not been proposed. I don’t think it matters all that much where this restaurant goes but it definitely will kill it here.

As successful as this is going to be at this location I feel a Lower Bricktown location would have made ungodly amounts of money. Not that it was even an option, but still.

And yes lack of parking would have probably scared them off. Which seems hilarious if you think about Lower Bricktown, but whatever.

Edit: Lower Bricktown has a website and it advertises that it has 2400 free parking spaces and has the tagline, “Pay to Play, Not to Park.” Amazing.

With all the hotel rooms that have been added to Bricktown since the canal was built, I'd think Bricktown proper would do well with these type of places now, too. I guess there are a couple, but nationally familiar brands seem like a natural.

yeah this is a bummer to me. this is an extremely suburban-style chain restaurant that in my opinion, has no business being in this location. bricktown maybe, but not here. agree with the bait and switch comment above. disappointed in planning commission for pushing this one through!