SoSA Heights

[Pete]

[template=]
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=
|
[/template]
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
Gallery

[Spartan]

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?

[dwellsokc]

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...

[warreng88]

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.

[AP]

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.

[warreng88]

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)?

[JDubOKC]

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.

[Urbanized]

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.

[dwellsokc]

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

[dwellsokc]

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

[Pete]

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.

[metro]

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.

[Pete]

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.

[Pete]

[Pete]

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:

[Spartan]

Are there any photos of the bldgs to be demolished?

[Pete]

[Urbanized]

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.

[Spartan]

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.

[Urbanized]

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.

[Plutonic Panda]

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

[mkjeeves]

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-...inting-program

[Spartan]

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

A problem for which there are mitigation funds...

[dwellsokc]

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

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.

[mkjeeves]

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.