Community, neighborhood the goal of Page Woodson developer
Redevelopment of the former Page Woodson campus and surrounding property just east of downtown is set to enter into a third phase following “validation of the market” with once skeptical lenders.
The school at 600 N High Ave., once also home to Douglass High School, was vacant for more than 20 years before it was acquired by developer Ron Bradshaw. The deal included adjoining properties owned by the Oklahoma City Urban Renewal Authority and others sold to Bradshaw by private owners.
Three years ago, the 10-acre project was dotted with empty lots and anchored by a historic school that was blighted with graffiti, broken windows and fire damage. The school, converted into 128 units of affordable housing with another 81 affordable apartments in an adjoining new building, are now more than 90% occupied.
The second phase consisting of a row of 77 market rate apartments, is 87% occupied.
“We've got people moving back to the neighborhood, people who work at the health science center and even some who drive to Midwest City to their jobs at Boeing,” Bradshaw said. “It feels like we're adding to the neighborhood and making it feel more and more like a neighborhood instead of a bunch of land.”
In an area that was cleared of hundreds of homes during the 1970s Urban Renewal Era, establishing real estate “comps” for banks to use for lending was a challenge, Bradshaw said. But he's feeling better about the market with the success of the project to date along with ongoing expansion of the Oklahoma Health Center, development of an innovation district and the success of nearby Deep Deuce.
“Validation of the market seems to be a real issue,” Bradshaw said. “We thought we did it with Phase One. We felt like we had it with Phase Two. To get financing, leasing and stabilizing has been an issue. We achieved that.”
Phase Three is to start this winter and will add another 114 apartments. Two more phases are planned after that. Bradshaw also is planning to include public space, restaurants and retail.
The first step toward mixeduse, Culture Coffee, is set to open at Page Woodson in October. The coffee shop is being opened by Tonya and Donny Beachum, owners of Bristro 46 at 2501 NE 23.
“We are very community oriented,” Tonya Beechum said. “My husband is a pastor and retired military. We wanted to be able to bond with people of color, who look like us. He's a Texas native. I'm from the northeast side of town. I always wanted to open a restaurant for everyone. It's been very lucrative. We've done well.”
Beechum said they had been approached previously about opening a coffee shop but were reluctant to do so until concluding they could benefit from diversifying closer to downtown. Page Woodson and the surrounding John F. Kennedy neighborhood fit their plans.
“It's so close- knit there, people can walk over,” Beechum sad. “And we love coffee.”
For Bradshaw, the Beechums represent his vision of continuing to bring community back to the neighborhood where street grids are being restored with lighting and sidewalks and public spaces.
“We really wanted a tenant there to support the neighborhood,” Bradshaw said. “Tonya and Donny are really stepping up and we're excited about getting them in there. We have a lot of demand.”