News on NW 9th?

Was by the Iguana today and noticed that across 9th Street is a sign that S&B Burgers (currently on North May), known for its delicious greasy burgers, is hiring. The sign was directly in front of an old brick building (I think) that I'd previously heard was "perfect for a burger joint."

So I'll put two and two together. Is S&B either moving or opening a new location on NW 9th? If so, that could be a huge success. Already a decent following, plus a really well-suited business model for the 9th Street crowd.

The view from the top

For those who don't know, the rooftop deck above Rawhide is a work of art. Jeff Bezdek was showing it to me the other week and it was just as cool as I had always heard it was. Talking to Steve Mason about it later, evidently he was actually inspired in part by the High Line in NY. Steve romanticized how cool it would be if something like that could be accomplished with the old Crosstown, an idea I've heard echoed by Sid Burgess and a few others.

The really cool thing about what Steve has done is that he wasn't answering a need, per se, as far as I know. He just thought it was cool, he was inspired, and he wanted to create such a space. As the head of Cardinal Engineering, there probably weren't too many bids for urban rooftop green spaces on the market, so he brought the concept to OKC himself. The interesting thing is that he is now much more likely to get to work on another such project now that he's brought the concept to OKC, kind of like how Boldt uses their Broadway Extension headquarters as a design showcase. Anyone else interested in a rooftop deck like this? Here's a cool website about rooftop gardens, with a few examples of "greening the urban jungle."

Q&A with Steve Mason

I am going to start a new series of Q&A with the very people who are behind the scenes building up the inner city as we speak. Last year I first got the chance to meet Steve Mason after a post I wrote (that was featured in the Oklahoman's Monday Morning Quarterback) caught his attention. Steve, the CEO of Cardinal Engineering, is highly involved in the community, from serving as president of the OKC Community Foundation, president of the Boy Scouts Last Frontier Council, and is currently serving on the boards for the Junior League, Automobile Alley, the Downtown BID, First National Bank, the Greater OKC Chamber of Commerce, the OKC National Memorial, and more. He is also a major supporter of the arts in OKC, including deadCENTER Film Festival, and the OKC Arts Council.

His decision two or three years ago to think twice about demolishing a few "decrepit" buildings on 9th Street has turned that block into one of downtown's most vibrant hotspots. Read on to learn more about what has made his developments and his vision for an urban resurgence a smashing success, where there was only blight 3 years ago. To me, the most interesting thing in this dialogue is how Steve Mason originally intended to just flip the building 1015 Broadway and then got sucked in and developed a passion for restoring life to the inner city.


Q1: What was it that first led you to get involved with Automobile Alley, and how has it compared to what you expected when you decided to get involved?
A: 1015 Broadway was purchased as a good deal with the plan to sell it again for 25% profit in 6 months. I had planned to sell 1015 Broadway and never invest in Automobile Alley so the outcome is not what I expected.

Q2: How have you been able to continue the redevelopment of properties around 9th and Broadway during the recession, when other developers can't get financing?
A: Strong personal credit, my passion, strong demand by tenants. Mickey Clagg has had similar experience in Midtown in that what he develops rents easily. Oklahoma City and other cities' urban cores have very limited land areas vs the suburbs which make these areas very valuable when there is demand. Today there is consumer demand for the redevelopment of the core of American Cities.

Q3: Why did you choose to save old buildings that everyone advised tearing down?
A: My fall, 1978, freshman environmental philosophy course at Vanderbilt University learned about Tragedy of the Commons and read Aldo Leopold’s “A Sand County Almanac.” Sand County discusses how we should value our resources and surrounding environment which we are part of. The old buildings were such a resource. Also, 4 remodeled homes on an tree-lined street are more appealing than a new red concrete box building.

Q4: Was the uniqueness of the buildings along 9th Street what attracted the diverse range of tenants?
A: Yes. Also, the initial diverse tenants are beginning the attract more diverse tenants. The group is meeting monthly which will result in incredible synergistic outcomes on 9th street. The August block party to celebrate the opening of Shop Good was a tremendous example of what is occurring. Much like a neighborhood block party, every business participated to celebrate the opening of Shop Good.

Q5: How did Rawhide become interested in the building at 1007 Broadway?
A: Ask Angie Bailey, the owner of Rawhide [for more info]. I believe that Angie understands and wants to be part of the collective vision of approximately 60 owners, tenants, and members of government with the same shared vision for the communities of Automobile Alley and Midtown. She also likes the easy access from the Centennial Expressway for her customers and the beautiful 80 year old building. Since opening in July, her sales have far exceeded her expectations.

Q6: What do you see for the potential of adding more mixed-uses (residential and retail) to Automobile Alley?
A: I hadn’t planned to have the second floor of the homes on 9th street occupied by the same person who operates the shops on the first floor but it happened. In large cities this is typical because it is more economical and provides for a very very short commute time to work or mid day naps.

Q7: What is next for your development plans in this area?
A: Rooftop patio above rawhide which is stunning. Biff Sturgess (Office of James Burnett) with assistance from J.P. Craig (Hornbeek Blatt architects) provided a quality design.

Q8: With the likelihood of North Broadway being a streetcar route, what will that do to Automobile Alley?
A: A streetcar route would add to the vibrancy of the district and strengthen the community feel. It would encourage a guest at the Skirvin to ride the streetcar to McNellie's for lunch and Rawhide to shop.


Q9: As a supporter of local events such as deadCENTER, what does that bring to the community?
A: Diversity is very important to a successful community. DeadCenter produced 2 events in Automobile Alley in June, 2010 which added to the vibrancy of our community. The Cinco de Mayo, Shop Good parties, and Tuesday taco events have similar impacts.

Q10: What could the city do to better position Automobile Alley to be successful for others?
A: The City has been wonderfully supportive by fixing the former potholes and providing two minute police response time when an occasional harmless vagrant frightens a guest. We are fortunate that the leadership of the City of Oklahoma City understands the private sector needs, are risk takers and supportive of our needs. I expect the City will continue to listen and be supportive. Parking is a challenge which will require public and private sector cooperation, creativity, and ingenuity. I estimate that without additional parking, the north end of Automobile Alley will only be ½ built out. Diagonal parking on Broadway and adjacent streets from the YMCA to 10th street will provide 200 additional, inexpensive parking spots.

Q11: What do you think is the best edible thing currently available in Automobile Alley, including 9th Street?
A: I have 3 children, Travis, George, and Marie. I love my 3 children equally on most days. I have four current children on 9th street which I cherish equally. Depending on my mood, I vary my intake on 9th street. I think happy hour food and prices quality are wonderful at Red Prime and Pachinko. The response to Tuesday Tacos at Iguana and Wednesday burgers at McNellie’s continues to amaze me. I never expected that dollar tacos on Tuesday at Iguana would result in 30 to 60 minute waits from 6 to 8pm on a street that was empty and ugly three years ago. Taco Tuesday and Wednesday McNellie burgers are important to our districts as we continue to develop our sense of community. Both events provide an opportunity for our neighbors to socialize on a consistent basis and see our friends. Within 5 years, I expect Automobile Alley and Midtown districts to become continuous so each district is important to the other district.

Cityshot XLIV

Bonus picture as well. 9th Street was skid row a year and a half ago, architects and engineers even strongly advised developer Steve Mason to tear everything down and rebuild. Instead he had a unique vision..reuse the existing warehouse and dilapidated houses and put unique businesses in them. Today..the area has been an incredible success.

I think keeping the overgrown green, just trimming it up a little bit, also contributes a lot to the cool environment.. it gives it kind of an "under the radar" feel, and it also provides shade on hot muggy Oklahoma summer days.

A thousand questions

So many questions, so little time. In lieu of a full post (currently working on an exhaustive retail post), I think for this week I'll just post some questions that are burning in my mind. If anyone would venture some answers, feel free.

I am afraid that if it's questionable, in "this current economy" (I disagree with that..) and in the current malaise that is private development in downtown OKC, you have to assume the worst..that each of these possible projects are negligible. I want to be wrong. Or here's a much more optimistic possibility: Maybe everyone is waiting to see what's going to happen with MAPS 3 before they put any more investment into downtown? Too much up in the air right now. There is an amazing amount of change going on, but it's virtually all public sector and instead of invigorating the private sector, the private sector seems to have taken a breather.

So here goes, no particular order:

1 Is OKC still doing anything to attract more retail? Did the ULI panel give the city some ideas? Is the city willing to subsidize a "Core to Shore boulevard" retail development?

2 Has anyone besides myself realized the demolition spree that this city is on? Multiple buildings on 10th Street, the SandRidge proposal, Bricktown Steffen Creamery bldg, and more. Now it looks like the next may be a row of shops at Classen and NW 30th. Oh and the site Bradshaw cleared at Broadway/12th. The more I think, the more examples I come up with.

3 How has first-floor leasing been going? Legacy and Park Harvey were huge successes in that regard. What about the Maywood Lofts? Chuck Ainsworth's Candy Factory project? I'm sure there's some I'm forgetting. I know there is no first-floor retail yet in the Candy Factory "Lofts" or in Maywood Lofts' spaces..

4 I'm curious what Steve Mason's been up to. He's always up to something cool.

5 The Maywood Brownstones have changed hands. So does that free Ron Bradshaw up to do some more projects? Hopefully something more economically feasible. And what does this mean for Maywood Park? Will the brownstones be finished out as originally planned? (dozens more were originally planned)

6 When I was last in Bricktown I saw a ton of site work going on around the Steel Yards project. Is that going forward, or is something else entirely going on?

7 Did the ULI knock some sense into the city, or is Mayor Mick still intent on building the convention center adjacent to the Core to Shore park? It might make or break MAPS 3. Not really, but still--why be intent on making the worst out of the top-dollar ticket item?

8 What is the deal with Chesapeake? I realize we will never find out, but it's worth speculating. So much construction equipment between Classen and the tracks, on top of several blocks that I'm guessing they cleared. They've also been clearing a half dozen apartment buildings off of Grand Blvd between Western and 63rd. There was an apartment building on 63rd in front of Nichols Hills Plaza they also just razed. No announcement from Chesapeake as usual. What is going on? We already know Whole Foods is going in where they tore down the funeral home earlier this year.

9 Ron Bradshaw (I think it was him) bulldozed that site at like.. NW 12th and Broadway. What will come of that? Another site that was bulldozed just to sit for decades? We all thought we'd see development of that site by now, no surprise--no development. Maybe something is still planned, or is he no longer developing?

10 What is going on at Saint Anthony's Hospital? I'm hearing a lot about two possible new mid-rise buildings at the hospital, including a new emergency ward--and in addition to that, I'm hearing about a group of doctors interested in building a new doctor's office building (significant midrise as opposed to lowrise from what I hear).

11 What's the deal with some of these downtown developments that you hear nothing about? Like The Carnegie. The First National Building renovations? The CityPlace Lofts (in the upper floors)? Will Lower Bricktown ever be finished (is Randy Hogan going to be 'let off' or will OCURA ever take the land back)?

12 Our friend Nicholas Preftakes... 'nuff said.

13 Are some property owners actually trying to make sure that the downtown streetcar does not go in front of their property? Words can not describe how misdirected I think such a move would be. Streetcar = good. Usually the argument against it is "I'm too cheap to pay for it," and not.. "It better stay off of my lawn!"

14 Would a downtown grocer even be successful? Crescent Market closed. The deli is still open, thankfully. People really do a lot of talking about what downtown needs and yada yada--when someone comes in are they supporting them? It's a valid question I've heard raised by many. I've asked people what businesses they think are in need of support, nobody wants to specifically name a business that's doing badly, but maybe we really do need a downtown endangered list..if it would help.


Not to be all negative, unexpected answers that have come up..

1 Is Bricktown EVER going to have some decent retail? Apparently, yes--in June. The people behind the Red Dirt Emporium are opening a "public market" type space in June that will feature a collection of local vendors with different kinds of booths. It will also hopefully act as an incubator for new retail in Bricktown, where people who make shirts or food or whatever--can start out with a booth here and then get their own store as they expand. The market will be located on the canal level of the Jackson Building in upper Bricktown--the interior will be very avant garde, very Bricktown. Can't wait to see it.

2 Will SandRidge be opposed? Yes, big-time. An awesome group has formed with the mission to "Keep Downtown Urban." Preservation Oklahoma has filed a public appeal against SandRidge Energy's plans to raze north downtown leaving only SandRidge Tower standing. Today during lunch they held a "Building Hug" ceremony downtown, gathering about 40 participants, as well as spectators and news reporters. They gave out free "Keep Downtown Urban" t-shirts as well.

3 Can development happen during this economy? Yes. Look at Paseo, look at the Plaza District--not only is there significant redevelopment going on, but these are also by far some of the highest-risk (as far as lender's are concerned) development areas of the city. Low risk development: Bricktown, or Memorial Road. High risk: Plaza District (because there aren't active precedent indicators that a project will be successful). Look at the transformation the Plaza has undergone during a bad economy, and look at the local retail tenants that have miraculously popped up. Plaza has a truly awesome retail scene in my opinion. Maybe the low expectations lent themselves to a surprisingly successful district? Maybe the ridiculously high expectations are what's problematic in Bricktown.

Think about it, OKC.

NW 9th Street pictures

Stumbled across some old pics of NW 9th from earlier this year that I meant to post. Here they are.. I'm sure it's progressed some since then. This is as of January. This is becoming such a cool area.

Back in OKC..

Had to come back to OKC for an important occasion, as much as it breaks my heart to be missing out on the Canadian Olympics. My 88 year old great-grandfather, who I was really close with, passed away last Monday. He was a true leader on the south side of OKC, where he lived his entire life. Also a true history archive..whether it be WWII history, south side history, Masonic history, or automotive history. And a great man.

Me and my father went to have coffee afterwards..at Coffee Slingers on Broadway. I saw Steve Mason busily walking back and forth. Also saw Andrew Rice and, I think, Skirvin G.M. John Williams there..they were going over what appeared to be building documents, and not Skirvin building documents. My dad says he overheard Rice saying, "So should we keep this quiet?" but I suspect that was just imagined by his right-wing mind (as we know, Rice is as liberal as they come).

So was it something other than building documents? Quite possibly. Who knows, but they were up to something. My hopeful guess? Maybe John Williams has something interesting in mind for the future of the Skirvin, that would require historic tax rebates or something, or perhaps a different project altogether?

Also saw Steve Mason there, who caught my eye as he waved at me. Mason is an awesome guy whose a real "can-do" kind of person. He sees a vision for 9th and Broadway and went and achieved it, and he's not done yet--and he won't be slowed down by non-local indicators. Mason is also a big believe in casual Fridays at the office, I believe, but he was dressed up today.

So here's some more idle speculation, because this post is indeed in need of more, (hopeful speculation, as it's really true that I very much wish the best for 9th and Broadway): What if Steve missed out on casual Friday because he had a big deal go down today, signed a prospective tenant or met with a bank or something, for a project on the south side of 9th? That would be great. Remember, he was hoping to add another restaurant and a traditional furniture store (as opposed to the interior design shop). What if there was also a residential component? Not that I have ANY inkling of an idear.

Also as two final items, just wanted to suggest that posting will probably get even more intermittent--I was already incredibly swamped with school work, now after having to leave for a few days for the funeral, that's gotten worse. Also, I don't want to fuel any speculation with this or gossip, that's not my intent..I was just noticing that some "big players" in OKC were most definitely at it again today.

And isn't it great that we have these places in OKC where city leaders constantly converge? I don't know if Coffee Slingers has become such a place, such as Nonna's or the Art Museum's Tuesdays on the roof, but today it certainly seemed like it. Definitely a sign of a city that is developing well.

NW 9th Street revitalization

Obviously we're all ecstatic that MAPS 3 passed. I feel like I've already said what would happen if we approve MAPS, and given a large scale vision for what could happen, and now it will happen. Instead today I want to focus on the revitalization of NW 9th Street, where Steve Mason has been quietly focusing on one building at a time, doing high quality work. Things like MAPS 3 are like throwing huge boulders into a stream, and they make huge ripples. Things like NW 9th, SoSA, and Plaza District and are like throwing pebbles into a stream, and they make smaller ripples, but with enough of them, the impact is just as great.

A few weeks ago I wrote about the transformation underway in SoSA, one of the many small areas of OKC that have been transformed. This post is about NW 9th and Steve Mason, who has been redeveloping properties on the north end of Automobile Alley for two years now. The original reason that Mason purchased the 1000 block of N. Broadway was for the offices of his company, Cardinal Engineering. He didn't think it would be difficult to find tenants to occupy the street level either. After he set about renovating the building and finding tenants, he came across his fair share of difficulties but persevered through the historic preservation and ended up with a great project. He found Bicycle Alley and Coffee Slingers, and I'm pretty sure he even loaned Coffee Slingers the money it needed to start up. He repainted the building a fresh coat of red paint.

After what a gutsy success the 1000 block was for Mason, you have to figure he was in the mood for some more adventure. So he crossed the other side of North Broadway and bought up several buildings along NW 9th, between Broadway and the tracks. The original plan was to renovate one building for a restaurant and tear down the rest so that the restaurant would have parking. So the restaurant, Iguana Mexican Grill (formerly on N. Western), opened up and has since been a huge hit -- known across the downtown community for its Tuesday drink specials.



Mason had a different idea with the rest of the block though. He thought he could save the boarded up old houses and put businesses in them, and just have parking along the street. After working to save one boarded up house that had sustained fire and flood damage, a desert shop, Sara Sara Cupcakes, has opened up in one of them.

Another building now houses a home decor store, BD Home. BD Home is owned by downtown dwellers Adam and Brittany Branscum, who live across I-235 in the OHC area. Adam Branscum was the contractor Mason hired for restoring the Sara Sara Cupcakes house, and ironically, Branscum initially urged Mason to just tear the building down (due to the extensive structural damage). Branscum still says that the building should have been torn down, but appreciates Mason's greater vision for the neighborhood. Now a portrait studio, Stella Photography, is opening above Sara Sara Cupcakes, and across from BD Home a new sushi restaurant is going in.

Eric Smith, the chef at the desert shop, is also working with Mason to open a new Asian fusion restaurant named Pachinko Sushi. Smith is one of many Okie expats (Chicago, in his case) who have moved back to OKC to get in on the urban scene that has cropped up, and despite deliberately moving back for the downtown scene, the last place Smith would have expected to wind up on is this particular stretch of NW 9th, between Broadway and the tracks.

Aside from Smith's new restaurants, several other projects are currently in the works. Mason is already in talks with another furniture store, restaurant, and a bar for other buildings on the block. For him, vision keeps rolling, as he says, "If we come back here one year from now it's going to look just as much different as it did a year and a half ago." While 9th Street is such a work in progress, with so much progress already visible, it's beginning to form another one of downtown's many smaller communities. It just goes to show that the overall city is moving forward, picking up steam, and all of that is manifested in people like Steve Mason being able to turn an abandoned, derelict block of gutted out buildings into a vibrant community with a half dozen new businesses in the span of a year. So yes it's exciting that MAPS 3 passed, and this is why -- for what it means to entrepreneurs who are taking risks on downtown neighborhoods everyday. When we went to the polls and answered the call, we were really just affirming what has already motivated these people to put so much effort into downtown; that is that anything is possible in OKC.