OKCBiz > Investors fight the blight on NW 23 Street, one property at a time

Investors fight the blight on NW 23 Street, one property at a time
Pamela A. Grady
4.21.2009

As NW 23 Street, stretching from Interstate 235 to I-44, has deteriorated over the past couple of decades or so, property owners are beginning to take action, as the city does its part.

Oklahoma City Councilman Sam Bowman, Ward 2, says many neighborhoods are in poor condition, and surrounding commercial areas have suffered decades of neglect.

However, he says, things can improve – including property values – with a combined effort from both the city and private sector.

Three years ago, the city put in place a zoning overlay to provide a higher level of use regulations and restrictions, which includes preventing more billboards, to protect areas along the NW 23 Street corridor. While several streetscape projects have been completed, Bowman says many remain underway, including a $2 million project stretching from Villa Avenue to I-44.

“We’re on the fourth section of streetscapes in trying to put together this lineal stretch between I-35 and west of I-44,” he says, adding that much concentration is placed on repairing sidewalks, curbs, street work and lighting.

In addition to city efforts, private investors are taking more of an interest in cleaning up areas along the stretch, as well.

In 2005, Marty Dillon, Mike Dillon, Scott Fife and Terri Sadler-Goad, dba Uptown Development LLC, purchased Tower Theater, 425 NW 23, and adjoining storefront property at the southwest corner of the Jefferson Park historic district. The group paid $512,500 for the 28,000 square feet of mixed-use properties, with hopes of restoring a piece of history on the strip where famed musicians, such as Bo Diddley, once played.

During the last couple of years, they’ve evaluated and rummaged through the properties, clearing debris from what’s soon to be an event center and theater, with retail storefronts and second-floor office space.

NEON SIGN
In 2008, asbestos abasement was completed, and cleanup work is nearing completion on the property’s retail front. Soon, the Tower’s neon sign will be restored, while the city places a curb in front of the theater to keep trucks from hitting its sign. The partners have brought in developer and real estate broker Greg Banta, from Banta Realty Advisors, to further consult the team and handle pre-leasing for the property, which soon will be ready to show.

“I started talking to Greg about a year ago, when he was still working on his Midtown projects,” Marty Dillon says, adding that the group needed someone with Banta’s experience in redeveloping dilapidated properties with historical significance.

The owners say they will be selective with tenants, therefore asking $14 per square foot.

“We want to bring in the types of tenants that will complement the theater,” Dillon says.

Dillon’s own Party Galaxy will occupy 3,000 square feet of space on the upper level, he says, but they also hope to attract “boutique-type” tenants and possibly a restaurant to the retail space fronting the theater.

This group hopes to charge the commercial resurgence of the area, which already has slowly begun with other nearby neighbors.

In 2007, Keith and Heather Paul, owners of A Good Egg Group, purchased a 1,360-square-foot gas station/auto repair shop at 401 NW 23 for $128,000. The restaurateurs – who own Iron Starr Urban Bar-B-Q, Cheever’s Café and Red PrimeSteak – renovated the property and, last year, opened Market C, an upscale market and catering facility, which sells ready-made meal favorites from their restaurants’ menus, meats, side dishes and desserts.

To the west, Realtor Mike Tharasena’s project – 23rd Street Courts – is moving right along.

In May 2006, he purchased several properties along NW 23 Street from longtime owner Kip Curtis. Seeing potential in the neighborhood, Tharasena planned to renovate the bungalow-style buildings and create a courtyard setting. Today, the project is 80% complete, and five of his buildings are occupied with tenants, including the recently opened Cuppies & Joe, a hair salon, a barber shop and professional offices.

“I have two more buildings to renovate before the project’s complete,” Tharasena says. “Right now, I’m just waiting to get the financing.”
As for other properties along NW 23 Street, Dillon says he agrees with Bowman that it’s going to take more private investment to make a difference in the area.

“Obviously, it needs to change hands and get some new life into the area,” he says.

23rd Street could be awesome. I'm old enough to remember when 23rd was THE place to go for current music with Sound Warehouse and Wilcox Records within short driving distance of each other.

I know it's a long row to hoe, but I wish they'd do something faster with the Tower Theater. It looks pretty bad right now.

I'm not totally convinced it will be great as an actual theater again, but it COULD fill a niche in OKC that we're missing: mid-sized. (Don't tell me the Bricktown Events Center...that place is soulless. It's better for community events than it is for concerts.)

23rd street is a great asset, particularly between I-235 and about Classenish. It has all the makings of a great pedestrian district.

I had always been a bit surprised that one of our deep-pocketed local businessmen haven't taken an active role in its revitalization, with big money pet projects being seen on Western, Nichols Hills, Downtown, Bricktown, A-Alley, and even the Plaza District. $5-10 million more in private investment could do wonders right there.

Is it going to be a movie theater? "Event center and theater" leads me to believe that it will be more of a theater venue. But that could be wishful thinking. I'm totally on board with you that it will be better as a mid-sized venue, as that's something we could use. However, I am sure they don't want to limit their leasing possibilities by limiting it to just concerts at this point and most theaters known for concerts are usually available for any kind of event if you're willing to pay for it. So, maybe that's what they mean...

I'm sure you're right.

Are they really putting a Party Galaxy in that theatre? I hope I'm just misunderstanding. I could see one down the block but not in the Tower Theatre, right?

As far as I know, Western, NH, Downtown, (Bricktown doesn't count with the effect MAPS had with public money), A-Alley and Plaza never fell into the state of crime and disrepair 23rd has seen in its worst days.

Now, it IS weird when you think about it: a 4-lane, divided street that runs into the Capitol and one of our busiest corridors in I-235 on one end and all the way to I-44, all mixed commercial/retail use the entire way, and it's SANDWICHED between Heritage Hills, Crown Heights, Mesta Park, Edgemere....and it's fallen into disrepair? This is where the fancy markets and boutiques should be for people that live downtown to 50th street.

My guess is about the time it fell into a bit of ghettoy blight is probably the same time as suburban flight and NH became the fashionably wealthy part of town...

They're talking about party galaxy offices in the 3k office space upstairs part of the building, not the theater area.

I agree with this, too.

I've always thought that from 235 to Western, it would make a great place for some "edgy" boutiques, quirky coffee places and cafes, and really just any kind of "alternative" type retail. I'm thinking like a mini-version or Melrose in LA, the lower Haight in San Francisco, or lower East side about 10 years ago. It actually kind of has the beginnings of that with 23rd st Body Piercing and tatoo, Cuppies and Joe, and some of the thrifty clothing stores.

And, while it has seen better days, I really think its rough edges could actually give it street cred in cultivating an edgy urban feel that isn't quite the manufactured or gentrified direction that downtown is kind of going. I think trying to take it too upscale (at least in image) would be a little misguided. It already has more retail density potential and better setbacks than a lot of other districts going through transformations.

IMO, if they can fill the Tower properties with a focused niche of retail, as well as get the theater up and running, then the next step would be to find a better use for the building currently occupied with the "Going Out For Businesses" furniture store. As much fun as it is to walk around that place, it doesn't do much for the district as a whole.

As pointed out, the strip is a very interesting crossroads between an eclectic mix of the capitol to the east, the Paseo arts district to the north, the Asian and University districts the west, and Heritage Hills to the south with many other historic neighborhoods within reach. Done right and it very well could be the nexus for some of the city's most interesting neighborhoods.

Is Kip Curtis still around? He used to have a vintage shop with his mom originally. Kip went to OCU when I did.

I love that store.

I hate that store... it offends me whenever I walk or drive by. Broken windows.. dirty crowded windows, no sense of style or "cute" that belongs in that space. 23rd street... just the architecture of the street deserves more than that. That store belongs more in the 10th & Penn warehouse space. I might like it there.

I nominate the 23rd street corridor from robinson to classen for the worst street renovation. The median in the center of of twenty third does nothing to help tie 23rd together but creates a huge barrier of getting from the north side of the street to the south side of the street. So if you want a cohesive retail area a giant barrier in the middle doesn't tie it together. It really should have had the trees and plantings along the curb edge.

Drove down 23rd yesterday and noticed a new brick structure going up on the SW corner of 23rd and Francis (just west of the quadplexes on the south side of the street.) Anyone know what's going on there? It looks like the property was sold to Ngo Man Cong & Nancy Dinh according to the county assessor in 2008 and the house that was there was torn down.

It is definitely ugly.

I think ODTG mentioned to me awhile back that it's planned to be a jewelry store and that a young architect with some decent ideas is on the job.

One problem, though - unless I'm missing something it appears to be way to close to the street when compared to the other setbacks.

Ok, that sounds about right. I thought it was way to small to be a restaurant, store, etc.

I understand. I believe the parking is on the west side of it. I hope it fits in well with the rest of the neighborhood.

I like the median plantings and foliage. There are enough stop lights in the area that walkers can cross at many places if they need to. At least that's my 2 cents.

I disagree. I think the new median helps a LOT.

Your post is spot on. I've thought the same for years. It has unbelievable potential. And I also agree that its slightly "sketchy" rep is actually a plus.

Heya ~

When riding down 23rd a few days ago, I was looking wistfully @ the Tower sign. Hoping it was not gonna be torn down. Reading here that the plan is to renovate it makes me feel so much better!

XO ~
Kandye

Speaking of NW 23rd... I wish they would prohibit left turns between classen & robinson between 7-9am and 4-6pm. like at the intersection with Robinson.

I'd much rather see more dedicated turn lanes and a wider street compared to pedestrian access, which around there seems to be the heaviest between the plasma "donation" center, and the crack houses.

What part of town do you live in, Nermel?

wsu: I live near 23rd & Tulsa... Windsor Hills area...