I hope the exterior portion of the buildings will be a beautiful transformation. I'm no architect but I can't vision how you can make the buildings have any curb appeal. Anxious to see the transformation.

Those buildings are inspired by the famous architect Frank Lloyd Wright. Also, one of the buildings was part of the old trolley car garage.

Those buildings are inspired by the famous architect Frank Lloyd Wright. Also, one of the buildings was part of the old trolley car garage.

I'm a huge fan of FLLW, and while these may have been inspired by him, they are barely like his most famous and well-known Prairie Style work (and bear pretty much no relation to any other of his buildings). There's no way someone without that explicit knowledge would ever say "Hey, these look like Frank's buildings". Having said that, the westernmost building is fairly decent, the only one with any curb appeal.

According to the county assessor, the east building was built in 1929, the center building in 1905, and the west building in 1947. There might be some interesting stuff behind the more modern facades.

I believe the west building was a Grapette bottling plant.

The 9.5 acres to the north is a very intriguing property. It's one of, if not THE, the largest contiguous land plots available in that area of OKC. I'm fairly certain it will end up mixed use or high-rise residential, but the possibilities are endless and the price of that land has to be extremely high given it's location.

Dolese also owns 9.5 acres north of NW 13th which is not a part of these recent transactions:


HTTP://www.okctalk.com/images/pete/dolese061822ca.jpg


Pete, you've captioned Broadway as Robinson in the above photo.

^

Thanks for letting me know!

I've made the correction.

The 9.5 acres to the north is a very intriguing property. It's one of, if not THE, the largest contiguous land plots available in that area of OKC. I'm fairly certain it will end up mixed use or high-rise residential, but the possibilities are endless and the price of that land has to be extremely high given it's location.

Curious what the price per acre would be for this land, assuming it was for sale. Over $1M an acre?

^^

If I remember correctly, $12M for the whole thing.

Plans for the East Building:

http://www.okctalk.com/images/pete/dolese091222a.jpg


http://www.okctalk.com/images/pete/dolese091222b.jpg

Just saw that this development (on the main plot of land associated with the sale discussed earlier, stretching from NW 13th to NW 16th between Broadway and the railroad tracks) is set to go before the Planning Commission on Thursday. There are still no detailed renderings, but the plans at least call for "hotel, retail, office, and residential uses".

This is the only conceptual diagram included at this stage (so take it with a grain of salt). But wow, what an opportunity to do something special on this property....

https://i.imgur.com/xZGGj4w.png

I believe this property (everything north of NW 13th) is under contract.

I know Milhaus (LIFT) had been taking a run but the application is by Dolese. It's probably a situation where the sale is contingent on rezoning.

At 8.3 acres, it's one of the largest undeveloped tracts in the core.

http://www.okctalk.com/images/pete/dolese061822x.jpg

this could be a special development if done correctly ..

This is perfect for mixed use with residential. Will be great to see downtown eventually connect up with Uptown along Broadway to 23rd. I always thought this would be a good corridor for streetcar expansion.

This is perfect for mixed use with residential. Will be great to see downtown eventually connect up with Uptown along Broadway to 23rd. I always thought this would be a good corridor for streetcar expansion.

This should have been the original core streetcar route, IMO. Double-track Scissortail Park to EK Gaylord and all the way north on Broadway to 23rd, then W to Classen. There is still time to correct this [especially with 23rd streetplan], however the businesses along Broadway are probably not on board with any additional streetcar construction.

The city should have just center lane double tracked this route and paid businesses while construction disrupted their operations. Shoulda woulda coulda.

This should have been the original core streetcar route, IMO. Double-track Scissortail Park to EK Gaylord and all the way north on Broadway to 23rd, then W to Classen. There is still time to correct this [especially with 23rd streetplan], however the businesses along Broadway are probably not on board with any additional streetcar construction.

The city should have just center lane double tracked this route and paid businesses while construction disrupted their operations. Shoulda woulda coulda.

Very well said.

This should have been the original core streetcar route, IMO. Double-track Scissortail Park to EK Gaylord and all the way north on Broadway to 23rd, then W to Classen. There is still time to correct this [especially with 23rd streetplan], however the businesses along Broadway are probably not on board with any additional streetcar construction.

The city should have just center lane double tracked this route and paid businesses while construction disrupted their operations. Shoulda woulda coulda.

I mean, that would have been hella expensive. I don't know if the city could afford that. ODOT, we know, hates the streetcar, so they wouldn't help, either.

Would have been nice, though.

This should have been the original core streetcar route, IMO. Double-track Scissortail Park to EK Gaylord and all the way north on Broadway to 23rd, then W to Classen. There is still time to correct this [especially with 23rd streetplan], however the businesses along Broadway are probably not on board with any additional streetcar construction.

The city should have just center lane double tracked this route and paid businesses while construction disrupted their operations. Shoulda woulda coulda.

that is 7 miles of track ...

I mean, that would have been hella expensive. I don't know if the city could afford that. ODOT, we know, hates the streetcar, so they wouldn't help, either.

Would have been nice, though.

It's actually just over 3.5 miles in distance. So double track would be around 7 miles of total track.

The current OKC streetcar is 5.6 miles of track.

I argue the streetcar would have been dramatically cheaper to just do this route double-tracked as opposed to weaving around all over random streets. Read costs as utilities relocation, power additions, building more stops, construction materials, road closures. Plus it would have disrupted many less businesses for shorter duration - so you would pay less businesses for less time. A bonus is that 23rd, Broadway, and EK Gaylord are all gigantically wide streets that could easily accommodate this route.

I argue now that the streetcar is salvageable even in current configuration. You can still double-track this main thoroughfare mentioned above, and use the the current route as the auxiliary routes that come off the main double-line.

It's actually just over 3.5 miles in distance. So double track would be around 7 miles of total track.

The current OKC streetcar is currently 5.6 miles of track.

I argue the streetcar would have been dramatically cheaper to just do this route double-tracked as opposed to weaving around all over random streets. Read costs as utilities relocation, power additions, buildings more stops, construction materials, road closures. Plus it would have disrupted many less businesses for shorter duration - so you would pay less businesses for less time. A bonus is that 23rd, Broadway, and EK Gaylord are all gigantically wide streets that could easily accommodate this route.

I argue now that the streetcar is salvageable even in current configuration. You can still double-track this main thoroughfare mentioned above, and use the the current route as the auxiliary routes that come off the main double-line.

Yep.

Yep.

Yep.

I argue the streetcar would have been dramatically cheaper to just do this route double-tracked as opposed to weaving around all over random streets. Read costs as utilities relocation, power additions

double tracking a street can lots of times cause utility relocation to be much more expensive .. because they can't just be pushed to the opposite side of the street ..

Why have an efficient, well-designed streetcar route when we can have a bad one and constantly use it as evidence of public transit not working and being a poor investment?

Why have an efficient, well-designed streetcar route when we can have a bad one and constantly use it as evidence of public transit not working and being a poor investment?

I love the streetcar and wish we had more but this design made the streetcar useless for everyday use, It is a great novelty though. Should of been a double track system.

I am curious what other cities use a loop system? All the subways/street cars I have been on have been double track systems.

Also, back on topic, seems more sense to run line through dolese area east/west to medical complex and that area other than n/s on broadway

Also, back on topic, seems more sense to run line through dolese area east/west to medical complex and that area other than n/s on broadway

this issue with 13th is that a street car can't cross railroad tracks at grade

How tall are we thinking this development will be? Or wanting it to be?

How tall are we thinking this development will be? Or wanting it to be?

i would guess 5 stories min .. with the east side 7-10

Their PUD filing requests no height restrictions.

If it is Milhaus, most of their portfolio is between 4-6 stories.

Their PUD filing requests no height restrictions.

Yep. And the only other height "restriction" from the Planning Commission is a minimum building height of 30 feet for the buildings fronting Broadway, which I assume would be the case even without the requirement.

this issue with 13th is that a street car can't cross railroad tracks at grade

And even if they were FRA freight crash certified operating a diamond there with a busy double mainline track would be very complicated. A lot of very long waits for clearance across.

Just saw that this development (on the main plot of land associated with the sale discussed earlier, stretching from NW 13th to NW 16th between Broadway and the railroad tracks) is set to go before the Planning Commission on Thursday. There are still no detailed renderings, but the plans at least call for "hotel, retail, office, and residential uses".

This is the only conceptual diagram included at this stage (so take it with a grain of salt). But wow, what an opportunity to do something special on this property....

https://i.imgur.com/xZGGj4w.png

The rezoning was passed by Planning Commission today.

Before anything is built, the developers (whoever they are) would have to submit detailed plans to the PC and design review.

BTW, I've heard that the Pivot Project is behind the large multi-use development north of NW 13th.

They likely have other partners as well.

Permits have been filed for the renovation of the Dolese building on the south side of 13th and closest to Broadway (20 NW 13th).

Omega is a local real estate development firm.

HTTP://www.okctalk.com/images/pete/omega111622b.jpg


HTTP://www.okctalk.com/images/pete/omega111622d.jpg

The renderings look like it is the middle of the 3 buildings. The old streetcar building. Do you know if they are keeping the bridge between this building and the one on the corner and developing both? Or is that one on the corner still waiting to be developed?

The renderings look like it is the middle of the 3 buildings. The old streetcar building. Do you know if they are keeping the bridge between this building and the one on the corner and developing both? Or is that one on the corner still waiting to be developed?

The skyway was one of the first things to be torn down.

The renderings look like it is the middle of the 3 buildings. The old streetcar building. Do you know if they are keeping the bridge between this building and the one on the corner and developing both? Or is that one on the corner still waiting to be developed?

Yes, thanks for the correction.

Work is well underway on the eastern building; looking to lease to multiple tenants.

http://www.okctalk.com/images/pete/dolese011523a.jpg

Work is well underway on the eastern building; looking to lease to multiple tenants.

http://www.okctalk.com/images/pete/dolese011523a.jpg

Pete, If they lease out all of the east building, where is everyone going to park? I see a max of 15 spots in this lot (and that's pushing it). Did they also buy parking on the north side of 13th?

Pete, If they lease out all of the east building, where is everyone going to park? I see a max of 15 spots in this lot (and that's pushing it). Did they also buy parking on the north side of 13th?

Here is the site plan for the renovation:

http://www.okctalk.com/images/pete/dolese091222b.jpg

http://www.okctalk.com/images/pete/dolese041423a.jpg

So proud of Matt Goad. He's killing it. He's so talented and such a nice guy.

http://www.okctalk.com/images/pete/dolese041623a.jpg

Pete heard some news regarding the plot of land north of the art museum they are now calling the development “Alley North” the renderings should be coming out soon.

http://www.okctalk.com/images/pete/dolese072923a.jpg


http://www.okctalk.com/images/pete/dolese072923b.jpg

Keepsake Tattoo Owner announces their move to this spot. Looks like the names of other tenants are on the third photo. Pretty cool to see this already filling up.
18231 18232 18233

Keepsake Tattoo (https://keepsakeokc.com/)
Moondrake (https://moondrakeco.com/)
Hurt Craft (https://hurtcraftdeeptissuetherapy.com/)
405 Yoga (https://405yogaokc.com/)

^^^I know the 405 Yoga move has been in the works for quite awhile. They are pretty excited about it. Better parking and double the studio space.

^^^I know the 405 Yoga move has been in the works for quite awhile. They are pretty excited about it. Better parking and double the studio space.

Interesting. That means at least two businesses are leaving the commercial space next to Barrios: Baker Street Escapes is moving closer to Broadway and 405 Yoga is moving to this development. I wonder if the landlord already has replacements or if there are issues with rent.

According to OKC-SPAN an item related to the 15th and Broadway portion of this passed at this morning's City Council meeting. Didn't have much luck digging through the meeting information to find the details but I am sure it's in there somewhere.

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It is an infill project for a row of 4 connected '2-story townhomes'.

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It is an infill project for a row of 4 connected '2-story townhomes'.

That is west of Broadway on the south side of NW 15th.

According to OKC-SPAN an item related to the 15th and Broadway portion of this passed at this morning's City Council meeting. Didn't have much luck digging through the meeting information to find the details but I am sure it's in there somewhere.

this is not the dolese property .. this is infill behind the "toner refill" office building ... just north of the old crossfit 405 building

Oops, I misinterpreted which project that was.

Details of the project for the old Dolese HQ north of 13th; this would be directly east of the proposed The Hub.

HTTP://www.okctalk.com/images/pete/alleynorth1.jpg


HTTP://www.okctalk.com/images/pete/alleynorth2.jpg


HTTP://www.okctalk.com/images/pete/alleynorth3.jpg


HTTP://www.okctalk.com/images/pete/alleynorth4.jpg


HTTP://www.okctalk.com/images/pete/alleynorth5.jpg


HTTP://www.okctalk.com/images/pete/alleynorth6.jpg


HTTP://www.okctalk.com/images/pete/alleynorth7.jpg


HTTP://www.okctalk.com/images/pete/alleynorth8.jpg


HTTP://www.okctalk.com/images/pete/alleynorth9.jpg


HTTP://www.okctalk.com/images/pete/alleynorth10.jpg

Oak but downtown?

Looks cool!

Thanks for the details Pete! I've been eagerly awaiting learning more ever since the consolidation and rezoning up this swath was proposed. This looks absolutely transformative for the north end of AA/Midtown.

I wonder what the anchor retail will be. Seems like it'll be a decent size.

I wonder what the anchor retail will be. Seems like it'll be a decent size.

I'm sure everything is completely conceptual at this time.

Don't believe they have their financing yet.

I'm sure everything is completely conceptual at this time.

Don't believe they have their financing yet.


Ah okay, that makes sense! Hope something similar-ish to this happens.

I like it! Wish there was a bit more height, but it looks great!