Grove Marketplace (Portland Power Center)

[Pete]

This property was recently purchased and is in the process of being rezoned for "commercial/office development".

The title of the application is "Portland Power Center"; a power center is typically a big-box retail development with some out parcels.

Not sure what businesses might be going in here, but I'm sure they are working on that. It's a great location at the intersection of Portland and NW 178th/Edmond Road.

[gqandy405]

This property was recently purchased and is in the process of being rezoned for "commercial/office development".

The title of the application is "Portland Power Center"; a power center is typically a big-box retail development with some out parcels.

Not sure what businesses might be going in here, but I'm sure they are working on that. It's a great location at the intersection of Portland and NW 178th/Edmond Road.

A new crest fresh market would wreck it here!

[DowntownMan]

A new crest fresh market would wreck it here!

Absolutely - the number of homes going up along Portland and to the west would easily fill that parking lot up with customers. Hope they are considering this area for future location.

Same goes to the eventual Covell Crest - I Hope they start that location soon as I plan to move that way in the coming few years,

[SEMIweather]

It might take a while, but there will be a day where we regret not making OK-74 limited access all the way up to Waterloo.

[Plutonic Panda]

It might take a while, but there will be a day where we regret not making OK-74 limited access all the way up to Waterloo.

They’re eventually going to do that but need the money first.

[jn1780]

They’re eventually going to do that but need the money first.

Its significantly harder to do that once businesses start building in the corridor though.

[Plutonic Panda]

Its significantly harder to do that once businesses start building in the corridor though.

They have sufficient ROW.

[MagzOK]

They’re eventually going to do that but need the money first.

From what I remember when it all went down, ODOT had originally wanted it to be limited access all the way up but didn't have the money and decided to make it how it is now, and just like Northwest Expressway out to the turnpike. I don't think there are any more plans to make it limited access. I could be wrong, but I just seem to remember the hoopla around the current way it was done and it was sold as what-you-see-is-what-you-get. If you look at google maps and follow the right-of-way from the turnpike north, it narrows significantly as you go north of 178th. ODOT would have to sacrifice those wide areas of grass between the service roads and the highway like they have to the south of there. As it is now, it's no better than driving May Avenue to the east because it never fails, I almost stop at every single light along the way up and along the way back to Waterloo. It's only wider and has large shoulders. But yes, a missed opportunity indeed with all that growth out there. Absurd, really.

[Zorba]

There won't be additional curb cuts, city/odot will not allow it. Portland is supposed to be semi controlled.

It's good they didn't give a new one to this, but they just gave one to The Grove a few years ago. I am sure that will become a lighted intersection soon.

[scottk]

It's good they didn't give a new one to this, but they just gave one to The Grove a few years ago. I am sure that will become a lighted intersection soon.

The entrance from Portland into The Grove on 184th use to have a dedicated right turn lane from Portland, for some reason, that went away, so now you have cars coming to almost a complete stop to turn right/east into the subdivision, while cars behind are going 55+ mph. The sooner ODOT can expand Portland to controlled access north of 150th to 192nd or 206th, this area becomes much safer as this would be a controlled access road to the side.

[April in the Plaza]

It might take a while, but there will be a day where we regret not making OK-74 limited access all the way up to Waterloo.

Agreed. It’s such a disaster (not to mention, just plain dangerous) that highways like NW Expressway have so many curb cuts.

[stlokc]

That was going to be my comment as well. I hope they have enough protected land on one side of that road or the other so that when they inevitably do decide they need to extend the highway north that it's ready to go.

I'm not for overbuilding when it comes to highways but that is the one corridor that I can see a coming necessity. Too much development going on throughout that part of the county to rely only on grid roads in the future.

[Dob Hooligan]

I drove that section last week and made a mental note that it appeared the land had been graded for overpasses and limited access already.

[rte66man]

I drove that section last week and made a mental note that it appeared the land had been graded for overpasses and limited access already.

A grade separation project for the intersection with 164th is on the ODOT 8 Year Plan:
https://www.odot.org/cwp-8-year-plan...ictokc_map.pdf

[DowntownMan]

A grade separation project for the intersection with 164th is on the ODOT 8 Year Plan:
https://www.odot.org/cwp-8-year-plan...ictokc_map.pdf

Should have been done with 150th but you know no debt by ODOT

[Pete]

I just learned the owner of this property has put out for bid a 7,000 square foot brick building on this site.

For perspective, Crest is usually about 90,000, Aldi about 12,000, Walmart Neighborhood Market 43,000 and Sprouts 29,000.

Walgreens/CVS is usually around 14,000 SF.

[Dob Hooligan]

So, when I was driving north last week and sitting at those lights, it looked to me that (at least up to 194th) the land had been graded in such a way that the section line roads could be elevated over the highway pretty easily.

[scottk]

I guess now the speculation is what Big Box Store(s) would build?

Lowes? Home Depot? Walmart SuperCenter? Target? Crest? Homeland?

Given the location at the edge of OKC City Limits, I don't know if that plays any factor in that there won't be a lot of new resident density to the north and west of this location. The median income and population density to the south and east of this is quite high compared to some other strip centers across the metro. However, whatever is built should be welcomed to provide an alternative to a packed out Penn/Memorial corridor.

[Dob Hooligan]

I guess now the speculation is what Big Box Store(s) would build?

Lowes? Home Depot? Walmart SuperCenter? Target? Crest? Homeland?

Given the location at the edge of OKC City Limits, I don't know if that plays any factor in that there won't be a lot of new resident density to the north and west of this location. The median income and population density to the south and east of this is quite high compared to some other strip centers across the metro. However, whatever is built should be welcomed to provide an alternative to a packed out Penn/Memorial corridor.

Not arguing, but I thought the bordering areas of Piedmont and Deer Creek were both very fast growing?

[SEMIweather]

Not arguing, but I thought the bordering areas of Piedmont and Deer Creek were both very fast growing?

Yeah, at the moment it's on the outskirts of the denser subdivisions but given that there's basically no barriers to continued development in the area with regards to terrain and the road network, I wouldn't expect that to be the case for too much longer...especially given that Paycom shows no signs of slowing down its expansion, which I have to believe is a major driver of growth in this corner of the Metro.

[DowntownMan]

Not arguing, but I thought the bordering areas of Piedmont and Deer Creek were both very fast growing?

Currently everything north of 164 and west of Portland is mostly out of city limits so as it stands probably won’t develop at as dense as it will likely be larger lot communities but that can quickly change

[DowntownMan]

Currently everything north of 164 and west of Portland is mostly out of city limits so as it stands probably won’t develop at as dense as it will likely be larger lot communities but that can quickly change

Apparently OKC just annexed some more land into city limits in this area this week. Wouldn’t be shocked if this keeps happening since this is where a lot of growth is happening.

[BoulderSooner]

Apparently OKC just annexed some more land into city limits in this area this week. Wouldn’t be shocked if this keeps happening since this is where a lot of growth is happening.

link?? / where did you hear this??

[BoulderSooner]

Not arguing, but I thought the bordering areas of Piedmont and Deer Creek were both very fast growing?

just a point of clarification (not saying you don't know this) deer creek is not really an area .. just a school district ..

[Dob Hooligan]

just a point of clarification (not saying you don't know this) deer creek is not really an area .. just a school district ..

Yes. And I see the fast growing and affluent "white flight" district of Deer Creek (plus Piedmont-city and schools) as a prime area for explosive growth.