Mayfair Shopping Center

[OkieBerto]

If I hear the terms "mixed use" or "residential component" in conjunction with new developments, and the lack thereof I'm going to flip my lid. . . . Just appreciate that a once blighted area is getting revamped and move on. . . . Everyone should quit being so 'whynot' and 'whatif' about everything.

I disagree. I think it is always important to ask questions about what is being developed in certain areas. We have lost a lot of what makes a community easier to walk and live in, and we keep adding more barriers that make us use cars. That being said, I still love the updates to Mayfair Shopping Center. I live in this area as well and spend money at several places, including local companies like Empire Slice and Sheesh Mahal.

I actually believe the more we ask questions or give opinions on what would look nice in a particular area, the more likely a larger developer will see the potential. They will do what they want if we say nothing and give no opinions.

[The]

If I hear the terms "mixed use" or "residential component" in conjunction with new developments, and the lack thereof I'm going to flip my lid. . . . Just appreciate that a once blighted area is getting revamped and move on. . . . Everyone should quit being so 'whynot' and 'whatif' about everything.

Relax, Nancy. This is a forum for discussion.

[Dob Hooligan]

I talked to the main partner on Mayfair last week, and we have discussed the project many times. He has always emphasized that the main reason this project works financially is because the majority of tenants are national operators who are accepting of the rents required by new construction costs.

I have never heard him say a residential component was considered. But I have never asked him about that specifically.

I'm guessing the neighborhood would not support the rents needed for new construction on the site. At least not at the comfort level of the investors. Meaning speed and ease of return on investment.

[irishtate]

Relax, Nancy. This is a forum for discussion.

Well see, now you're just kind of being rude.

https://www.okctalk.com/search.php?searchid=10545217

[Mr. Blue Sky]

Woulda, coulda, shoulda. It’s all a part of almost any development after the fact. But, the reality is that this group has brought the Mayfair Shopping Center back from the dead. This entire area is ripe for explosion all the way to Classen. So many good things happening and I would love to be in the middle of it all.

[Timshel]

Even though it's far from my favorite type of development, I'm firmly on team "this is a great improvement." And that's as someone who offices walkable to all of this and has parents that live walkable to all of this and do actually walk to a number of the businesses in the development.

I do wonder how different the perception would be if May Ave wasn't a 5 lane thoroughfare with many drivers regularly going 45-50+ and whether there wold be more "charm" to this type of development if the car traffic moved at a much slower pace and there wasn't as much distance between the sides of the street. Is obviously never going to happen, but I wonder if many of the complaints have less to do with the development itself, but more of the environment in which it is located. Though you could probably convince me the two are inextricably linked, I have seen examples of "generic strip malls" that still have life, a sense of place, and walkability when done right and when the streets aren't mini-highways.

[Pete]

Previous plans have shown 5 Guys taking space in a new building proposed directly south of HTeaO.

But now it looks like they are going into the building currently under construction on the NW corner of 50th & May; Starbucks will be in south end of this same building. Both will have drive-thrus.

[Brett]

I question how long 5 Guys will be in business? The prices are very high for fast food. I applaud the move from a stand alone restaurant to a tenant. I wonder what restaurant will take the place if 5 Guys pulls out?

[Dob Hooligan]

I think I heard there is a new to OKC auto brakes company and Swig going into the south end.

[Achilleslastand]

Previous plans have shown 5 Guys taking space in a new building proposed directly south of HTeaO.

But now it looks like they are going into the building currently under construction on the NW corner of 50th & May; Starbucks will be in south end of this same building. Both will have drive-thrus.

Where will Taco Casa go in relation to this, north?

[TheTravellers]

Where will Taco Casa go in relation to this, north?

South, I believe.

[Pete]

Taco Casa is proposed for the parcel north of where Five Guys and Starbucks will be located.

To the south (on the hard corner), another little strip center is planned.

[Dob Hooligan]

I think going south on May Avenue from NW Expressway we will see Whataburger, Jack in The Box, (street and high wall) Taco Casa, and then the building with Starbucks and 5 Guys.

[TheTravellers]

I think going south on May Avenue from NW Expressway we will see Whataburger, Jack in The Box, (street and high wall) Taco Casa, and then the building with Starbucks and 5 Guys.

That's what I thought too, hence my previous post. But looking back at the thread, it's said Taco Casa is going at the north end of the parcel. I found a pic in the thread that must've stuck in my head to make me think that, the top of the pic is south, and Taco Casa's logo is at the bottom (way back on page 15 or 16, I think).

[Pete]

[OkieBerto]

I had to grab a quick lunch yesterday and stopped by the Panda Express. The place was packed inside, and the drive-thru was full of cars. There were also a ton of to-go orders waiting for pick up inside. It is clear the locals are happy with this new spot!

[bombermwc]

... I have seen examples of "generic strip malls" that still have life, a sense of place, and walkability when done right and when the streets aren't mini-highways.

That's sort of the thought many of us have about this place. The potential that was there, just wasn't capitalized on to create a cohesive and connected place. What it became, while it is better than was there before, is just a generic collection of individual corporate buildings that you would see anywhere. I get that it has to be commercially viable and have an ROI. And yes, they've managed to bring some activity back to this strip of land between Mayfair and NWXway. I just wish they had done so with some sort of design aesthetic that connected each structure together in some way. Think, a certain brick and roof material pattern. You can do things like that and still let the corporate cookie cutters have their generic building.

It doesn't have to go so far as Classen Curve where every shop looks like the next other than the sign. I was just thinking something like a college campus. Those that have a 'style', use that style in different ways to show that they are all connected. OCU/OU are good examples of that. Automobile Alley (yeah i realize it's not the same thing, but just point out how different things can still "go together".

Now these guys have managed to attract businesses here. And maybe not having that constraint and letting them do whatever the heck they want, is why those corporate shops are there. The developer would have to answer that.

[Pete]

Comfort Dental is taking the lone remaining space in Mayfair, which is at the far north end of the strip that contains Michael's and just south of Domino's.

[bombermwc]

Even if i don't like the design, i'm glad it's been successful from a tenant perspective. Having that space filled is nothing but a good thing.

[barrettd]

Even if i don't like the design, i'm glad it's been successful from a tenant perspective. Having that space filled is nothing but a good thing.

That's where I landed. I'm happy for the community over there, too, with the rebirth of that shopping center, and the upcoming Oak.

[Pete]

The latest leasing plans show the lot just south of HTeaO as under contract, but I don't know the business.

Also, the hard corner on 50th & May is for 'ground lease only'. Still showing Taco Casa.

[barrettd]

What does the "ground lease only" imply for that spot? I googled the term, but I'm still not sure what it means.

[irishtate]

^Same question^
Also, there sure is a LOT of dirt on that 'GL' section, which I assume is just from all the leveling they had to do, but I'm just surprised they haven't trucked it out of there yet.

[T. Jamison]

Ground lease only just means the land can only be leased. The landlord will not build the improvements for the tenant. If the landlord built the improvements that would be a "Build-to-Suit". I'm sure everyone has seen those signs before. The landlord leases the land to the tenant and the tenant builds the improvements at their own cost. When the lease expires, the improvements revert back to the property owner. These structures are relatively common for retail properties.

Not to steal a scoop from Pete, but a Memorandum of Lease was filed in May to Starbucks for the corner parcel. (Record Book 15751, page 493)

[barrettd]

Ground lease only just means the land can only be leased. The landlord will not build the improvements for the tenant. If the landlord built the improvements that would be a "Build-to-Suit". I'm sure everyone has seen those signs before. The landlord leases the land to the tenant and the tenant builds the improvements at their own cost. When the lease expires, the improvements revert back to the property owner. These structures are relatively common for retail properties.

Not to steal a scoop from Pete, but a Memorandum of Lease was filed in May to Starbucks for the corner parcel. (Record Book 15751, page 493)

Thanks for breaking it down like that for me!