A high-profile but vacant property at 1701 N. Classen Boulevard has sold to local developers.

The Dan Dill Companies purchased the building and 1.1 acres of land last month for $500,000 and are exploring development options.


http://www.okctalk.com/images/pete/1701classena.jpg

The large and elaborate structure is on the northwest corner of NW 16th & Classen, an intersection that serves as a key gateway to the rapidly emerging Plaza District.


http://www.okctalk.com/images/pete/1701classenb.jpg

The building itself has a colorful history. Built in 1949 for Herman's, it was one of Oklahoma's first seafood restaurants and also featured a fish market.


http://www.okctalk.com/images/pete/hermans2.jpg

In 1968, the Val Gene's restaurant group bought the restaurant and continued to operate it under the Herman's name, until converting it to Zucchini's in 1976.

In 1978, it became the popular Triple's Restaurant and operated until the late 90's.

Sometime thereafter it was purchased and operated as Marcos 3 Mexican Restaurant before it closed completely.

The property had been sought by several developers who were frustrated by a seemingly unmotivated seller. This acquisition was the culmination of over a year's work on part of the new owners.

I'm excited about the possibility of this becoming something cool. Every time I go to the Plaza I think of what this could be.

I'm excited about the possibility of this becoming something cool. Every time I go to the Plaza I think of what this could be.

I agree Andrew. That location has so much potential. It's directly off of Classen as well as the main entrance to the Plaza District. Exciting News!

The most important thing is that this property is now in the hands of a developer rather than the family that sat on it for years.

My understanding is the former owners rebuked lots of interest and were difficult to deal with. It's amazing when someone wants to give an owner this kind of money (half a million dollars) and they have to beg them to even return calls.

Fantastic! This lot is too important to keep empty. Continued development on Classen and a bridge to the Plaza? Yes, please.

Pete, any chance this will be resold to Braum's since they are buying up a lot of things in that area?

Pete, any chance this will be resold to Braum's since they are buying up a lot of things in that area?

It's possible, but Braum's has paid very low amounts for the lots they have purchased in the last year; like $40K each. This property was just bought for half a million.

Pink is a local LLC that has been developing and redeveloping housing in this area; yellow is Braum's.

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

I can't wrap my head around what Braum's would do with all that land and how big of a Braum's that would be. I would love for everything to leveled in that area and a new grocery store built on that land. That would force Homeland to up their game finally.

I know Braum's has plans to rebuild to their new concept, which would explain the lots to the west that they've owned for a while.

The two lots to the south make less sense, unless they want to turn that area into parking.

I can't wrap my head around what Braum's would do with all that land and how big of a Braum's that would be. I would love for everything to leveled in that area and a new grocery store built on that land. That would force Homeland to up their game finally.

I was wondering the same thing warreng. I don't really want to see a new grocery there though, as I think a new grocery would really work the best in Midtown if developed correctly.

Even thiinking about the largest Braum's I have seen in the way of space the building and parking take up on NW 39th and Tulsa, that would only really be taking up what they currently have, maybe a little more to the west.

Pete, do you have any idea if the structure as it stands now is the original from 1949 with modifications or has it been torn down and rebuilt in the past?

The structure is original, just heavily modified.

I'm sure it will not be salvaged.

I am sure there would be a ton of work to do on it since it has sat vacant for so long. I think it would be a little close, but like a few others have stated in other threads, it would be a great permanent location for a food truck court.

The structure is original, just heavily modified.

I'm sure it will not be salvaged.

The modifications or the original structure will not be salvaged? What do we know of Dan Dill? Are we headed for another parking lot with a strip center?

I seriously doubt any part of the building will be salvaged.

It looks like he has a company, Dan Dill Electric, in El Reno. Curious if he is looking to expand or if he has prior experience in development, etc.

The Dill Companies bought and renovated the old Homeland at 39th & Penn. The also own the Buy 4 Less at 23rd & Penn.

They mainly do development / investment work -- this wouldn't have anything to do with their electrical business.

The Dill Companies bought and renovated the old Homeland at 39th & Penn. The also own the Buy 4 Less at 23rd & Penn.

They mainly do development / investment work -- this wouldn't have anything to do with their electrical business.

Then I guess I am not a fan of their work to date. I hope he can step up his game.

I've asked this before with no real answer, but what can we do to get guidelines for Classen changed that requires development with good urban principles, and can we get it done yesterday?

I feel like maybe we exaggerate too frequently when we say "this is an important property"…but I can't help but think that the future of the Plaza in relationship to the rest of the core resides in the hands of how development on NW 16th between Classen and Blackwelder evolves over the next 10 years. This obviously being the most important lot in that equation.

I really hope the Plaza people are paying attention and I hope they have the foresight to do everything they can to assist Dill Companies in the process of creating a super high-quality development.

To be honest, this lot is worthy of a $5M to $10M+ investment. 2 or 3 stories built to the street with prominent frontage on the first 60 - 120 feet of NW16th, and frontage on the entirety of the lot on Classen, parking in back, nice retail/restaurant space on the ground floor…could even be a grocery store (though not preferable), 5 to 10 units of housing or office space on upper stories.

Sure, it may look out of place now, but things should not be built for now…they should be built for where we're going.

Good news about this. This building is a bit of dozer bait and might just need to be taken down. I wish they would go ahead and redo the Homeland across the street as well!

The Dill Companies bought and renovated the old Homeland at 39th & Penn. The also own the Buy 4 Less at 23rd & Penn.

They mainly do development / investment work -- this wouldn't have anything to do with their electrical business.

Do you think they will stay with it and do a grocery store there?

The possibility exists to flip this property now that it is the hands of someone who is motivated.

$500K for a prime acre still leaves room to flip and make a profit, especially given the location.

Glad to see the property finally sell. I've noticed some activity there recently (including an ugly banner from a Democratic Politician go up on the sign). I'd love to see this built to zero lot line specs, multi-use with retail on ground floor and housing above. Classen and Plaza District are PRIMED for quality housing, especially Plaza District, as there is much more demand than supply. A house just sold last week for almost $200K WEST of 16th on Ellison, and the house next to it is being redeveloped by the same flipper.

We are definitely paying attention and have formed a design/use review committee consisting of stakeholders from Plaza District, Gatewood, Classen Ten Penn that have a good understanding of design and vision for the neighborhood as a whole. Although we are limited on single family development, we do have the opportunity to work with developers seeking to rezone. We expect to connect with this new developer, and we are hopeful he will be open to working with us to ensure this project is great for the neighborhood.

We are definitely paying attention and have formed a design/use review committee consisting of stakeholders from Plaza District, Gatewood, Classen Ten Penn that have a good understanding of design and vision for the neighborhood as a whole. Although we are limited on single family development, we do have the opportunity to work with developers seeking to rezone. We expect to connect with this new developer, and we are hopeful he will be open to working with us to ensure this project is great for the neighborhood.

Is there any thought as to creating a formal design review district (ala Bricktown and others) or at least extending the boundaries of the existing Urban Design Commission?

This would have to happen through the City, obviously.

Dan Dill?

That's kind of along the lines of Rainey Williams, although this is a more appropriate project for a new developer.

Only developments that come to mind immediately are Dollar general stores and Goodwill. but I am sure he has done others but lets hope they develop this into a great piece of property for the surrounding Districts or flips it to someone who will.

Dan Dill?

That's kind of along the lines of Rainey Williams, although this is a more appropriate project for a new developer.
Don't make any assumptions. As for those who question whether Dan Dill is just a front, and question his capacity for doing this development, well, you don't know Dan Dill.

We are definitely paying attention and have formed a design/use review committee consisting of stakeholders from Plaza District, Gatewood, Classen Ten Penn that have a good understanding of design and vision for the neighborhood as a whole. Although we are limited on single family development, we do have the opportunity to work with developers seeking to rezone. We expect to connect with this new developer, and we are hopeful he will be open to working with us to ensure this project is great for the neighborhood.

Great news. Keep up the good work!

I miss that hood...

Is there any thought as to creating a formal design review district (ala Bricktown and others) or at least extending the boundaries of the existing Urban Design Commission?

This would have to happen through the City, obviously.

We discussed it at a staff level a few times (extending UDC east of the Plaza District area). The tough part is that the regulations for UDC are generally written to discuss commercial development, not single family or small multi-family residential, which is what happens on 16th between Blackwelder and Classen.

I think Classen from the Blvd to NW 23rd would be a good addition to UDC area...

I know Braum's has plans to rebuild to their new concept, which would explain the lots to the west that they've owned for a while.

The two lots to the south make less sense, unless they want to turn that area into parking.

One more (off-topic) post on this thread.

I suspect the intention is to build the new concept on the west lots while keeping the original store in operation. Once the new store is complete, the old one gets demo'd for parking.

^

Good point!

In that case, the new building would run N/S between 16th & 17th.

Wonder whatever happened to the awesome Herman's sign. It was a good one.

Steve's update on the old Herman's location.

Classen verve: Oklahoma City developers buy former Triples restaurant, Farmers Market properties | NewsOK.com (http://m.newsok.com/classen-verve-oklahoma-city-developers-buy-former-triples-restaurant-farmers-market-properties/article/5435233)


Pivot Project bought the 1.1-acre site for $750,000 on Friday, though the three have yet to decide on a plan for how to redevelop the site.

The article also includes an update on the same group's plans for the Farmer's Market District and Classen Blvd.

Haha... I should probably charge a commission on this transaction as I called Ben right after Dan & Justin Dill bought the property and told him the Dills' development plans had fallen through, as they bought with the intention of leasing back to a specific retailer.

In fairness, Ben said he had been trying to acquire the property for years but couldn't get anywhere as the owners didn't speak English well and were very hard to track down.

Really happy to see it's in great hands. The property is a gateway in and out of the Plaza District.

This is one of the properties I was alluding to a month or two ago in the Classen thread when I said that there were some key properties about to change hands that would stabilize and kickstart development on that corridor. Their plans for this property are really fantastic, and there is more to come.

This is one of the properties I was alluding to a month or two ago in the Classen thread when I said that there were some key properties about to change hands that would stabilize and kickstart development on that corridor. Their plans for this property are really fantastic, and there is more to come.

Urbanized, does this new Pivot Project trio already have a plan for this property?

Dang…a 50% return in less than a year?

Sign me up for that, please!

Urbanized, does this new Pivot Project trio already have a plan for this property?

Yes they do. But as David said in the article, they will be brainstorming other plans too, so it's a moving target. I'm sure what emerges will be great.

Yes they do. But as David said in the article, they will be brainstorming other plans too, so it's a moving target. I'm sure what emerges will be great.

Is the general consensus that they plan to tear the current structure down and build new or salvage the building?

Glad a solid development group finally got ahold of this property. Excited to see what happens.

Really not my place to repeat specifics of what I was told, sorry. I just knew the property was close to closing, and that there were already some thoughts on how they would probably like to proceed.

I agree, these are good/bright/driven guys all, and you can bet that it will be thoughtfully redeveloped.

Is the general consensus that they plan to tear the current structure down and build new or salvage the building?

Glad a solid development group finally got ahold of this property. Excited to see what happens.

The Dills seemed solid. We will see here.

Preservation and destruction: Firm rehabs some buildings, removes others
By: Molly M. Fleming The Journal Record November 12, 2015

OKLAHOMA CITY – A development team making headway around the city is going to tear down one of the buildings it purchased this summer.

The former Herman’s Seafood restaurant at NW 16th Street and Classen Boulevard will be demolished, said Jonathan Dodson, a partner in the firm The Pivot Project. His partner Ben Sellers said the 1.1-acre site is being studied for a mixed-use, multifamily development. He said it will fit in with the neighborhood. David Wanzer is the third member of The Pivot Project team.

Sellers said the demolition has been a point of contention with Dodson and his son, who wanted to save the building that dates back to 1949.

“We’re saving a lot of historic buildings, but that won’t be one of them,” Dodson said.

Dodson and Sellers spoke Thursday at the Commercial Real Estate Council luncheon about other buildings the team is saving and refurbishing.

Pivot Project is in the middle of renovating the Tower Theatre on NW 23rd Street. In October 2014, the team purchased the theater and some surrounding retail spaces, totaling 30,000 square feet. Dodson said 4,400 square feet of retail space and 3,000 square feet of second floor office are still available.

“All the leases have been at 20 percent higher than what we were underwriting a year ago,” Sellers said.

Levelland Productions has a 15-year lease on the former theater and a two-story spot east of the auditorium for the Savings and Loan cocktail bar. The bar will open in December, Dodson said. The theater is expected to open in early 2016. There is another bar planned for the west side of the development, but few details were given about that project.

Like many historic renovation projects, the developers have come across unexpected challenges. Sellers said the surprise in this development was the cost for restoring the Tower Theatre sign, which had a price tag of $85,000.

Sellers and Dodson also discussed the Sunshine Cleaners building, NW First Street and Classen Boulevard. It will house a restaurant and a brewery with a taproom. Joel Irby, a Colorado brewer that is originally from the area, will run the bar.

“He is preparing the taproom with the anticipation that state (liquor) laws will change,” Sellers said.

The restaurant is a separate business from the brewery and taproom.

“We also bought a boat,” Sellers said, pointing out a projected photo that showed a boat that was included in the sale sitting in the non-roofed building.

The building has windows along Classen Boulevard. The dividing wall between the restaurant and brewery will have similar windows, which will allow people to see into the restaurant and also view the brewery. Work on the Sunshine Cleaners building won’t start until 2016.

The problem with preservation in OKC is that someone could possibly conflate this structure with something one would preserve... How is that even a question??

Pretty sure this is the same JR reporter who believes buildings built since 1934 aren't eligible for historic rehabilitation tax credits. I don't think any of you realize how important it is that we have someone like Steve who truly gets it and will responsibly and intelligently frame the debate.

Sellers said, in jest, that Dodsons son, who's 8. Wanted to save the abandoned restaurant. I don't think molly wrote it quite right. No one that I've heard, is contesting that old thing torn down and the acre repurposed.

Nobody will protest the demo. If anyone honestly believes that will happen, they have an incomplete understanding of what drives the HP argument, and also of the concept of higher and better use. On multiple levels it is all but impossible to argue that this building qualifies for HP protection, or even consideration of such.

If there are protests it will come from neighborhood NIMBYs who don't want adjacent multi-family/mixed-use, however the site is perfect for this and it will be an incredible addition to the area.

Sellers said, in jest, that Dodsons son, who's 8. Wanted to save the abandoned restaurant. I don't think molly wrote it quite right. No one that I've heard, is contesting that old thing torn down and the acre repurposed.

Right, I know Sellers wouldn't say that, but perhaps I give the local journalists way too much credit for how they frame the issues and how representative they are of local perspectives...

Right, I know Sellers wouldn't say that, but perhaps I give the local journalists way too much credit for how they frame the issues and how representative they are of local perspectives...

You're lucky the local journalists (at the JR, at least) can get much right at all, saying this because I know someone who works very closely with the JR reporters and hear horror stories all the time.

I feel like that's unique, and highly disturbing. As someone who knows Steve relatively well, I can tell you that he has always known almost every issue inside and out. I think sometimes he's overlooked transit nuances or had to play a steady hand in situations that involved either Shadid or Nichols, where he burned a lot of OKC Talk's readership, but all in all Steve is typical of a breed of downtown reporters that really get it. Every major city has that one beat writer covering downtown development who probably knows enough to do downtown development themselves.

I have come to expect that from those who play a huge role in framing the issues within the local discourse. If the JR is recklessly reporting and failing to practice issue leadership, then the JR needs to be dumped. There is no excuse for not knowing the 50-year threshold with historic tax credits. That's basic. I won't fault a journalist for not knowing specifically how the Secretary of Interior Standards change for projects that leverage both the historic and low-income housing tax credits, but not fact checking a claim that disqualifies something as significant as Villa Teresa is a huge trust issue.

I think in 2015, critical thinking is pretty much mandatory for all of us, regardless of what job we do.

Caught fire early this morning.

How bad is it?

Not sure. Heard lots of equipment rolling and a bit later KFOR had a brief live shot with no on-scene reporting.

Does anyone have any update or idea as to what this will become? Much appreciated!

The preliminary plan is for apartments and retail.

Should see more details soon.

The preliminary plan is for apartments and retail.

Should see more details soon.

Pete,

Do you think the design will be much like Ben Seller's development down the street?

The preliminary plan is for apartments and retail.

Should see more details soon.

Thanks for the reply, Pete. Also, thank you for running OKC Talk. I'm a new member and it has been very exciting to explore this site and its invaluable information!

I know Mr. Sellers is very busy at the moment but is there a timeline for development or any physical plans? Also, does anyone have any plans for the homes just west of this development on 16th? I live near the plaza so I'm very interested in any updates regarding the surround area.

Thanks again!

Having recently talked to the Pivot Project guys (Ben Sellers, David Wanzer and Jon Dodson) about this, all they are saying is there will be multi-family and a commercial component.

I think they are getting close to finalizing their plans.

Demolition started today!

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Here is the site plan with renderings set to be released next week.

As proposed, will be 3 levels, 42 units plus retail / commercial along Classen.

This is an AHMM design so it's bound to be interesting.

http://www.okctalk.com/images/pete/1701nclassensite.jpg

Is that like hightop seating on that patio??? That'd be pretty awesome.