Construction continues
After rain, underground surprises, developers set city sights even higher
After rain, underground surprises, developers set city sights even higher

By Steve Lackmeyer

Published: October 31, 2007

Ron Bradshaw, Anthony McDermid, Grant Humphreys and Bill Canfield have all faced a worst-case scenario of record rain, underground surprises and general bad luck while trying to complete their respective downtown housing projects.

But instead of complaining, each Oklahoma City developer is preparing to move forward with even more housing projects.

"The record rainfall has had more effect than just on the project,” said Bradshaw, who was originally counting on an early summer completion for street improvements along NE 3 and NE 2 for his Maywood developments. "We've had a lot of infrastructure, street work, and it is affecting projects all over the city and, when it ended, everybody was wanting the contractor's attention.”

Bradshaw and McDermid are partners in the Maywood project. McDermid, who is doing a separate development with the nearby Central Avenue Villas, met some of the worst delays of the various projects when the rain and a surprise underground utility were followed up by the bankruptcy of a geo-thermal subcontractor.

"We faced one thing after another,” McDermid said. "Weeks turned into months, and months turned into six months.”

Those obstacles have since been overcome, McDermid said, and construction is again moving forward on the Central Avenue Villas.

McDermid and Bradshaw are moving forward with a second phase of construction on the Brownstones at Maywood Park, while Bradshaw separately is moving ahead with a second phase of the lower priced Lofts at Maywood Park.

The lofts project happens to be the only downtown housing development that has yet to advance from simple dirt work.

But with 44 percent of the units already reserved with a $1,000 deposit, and all that with no marketing, Bradshaw decided not to wait on a second phase.

"It's better than what we thought we would see,” he said. "At this price point, people were able to make a decision based on that and the rendering, versus with a $750,000 brownstone, they want to be able to walk into the home and see it.”

Kitchen cabinetry and inside finishes, meanwhile, are under way on the brownstones. The first two are expected to go to closing on Thursday, with occupancy sometime next month.

Humphreys estimates rain in May and June alone cost his Block 42 project a 41-day delay. He also had to pay $80,000 to move a utility line so that construction wouldn't be further delayed.

Residents will be moving into Block 42 starting in December, with 28 units to be filled by late January.

"I've been very thankful and impressed by the strength of the market,” Humphreys said. "In the beginning we had no track to look at; we had a new sales concept in an unproven market. We were optimistic, but also conservative. The response of the market has exceeded our expectation and it gives us a lot of encouragement and faith in the future of downtown housing.”

Like Bradshaw, Humphreys is looking ahead to at least two more downtown housing projects.

Plans are being finalized for the Flatiron Lofts at NE 5 and Harrison, where a flat iron-shaped, boarded-up building will be renovated and expanded into 37 apartments and 30,000 square feet.

Humphreys expects construction to start by spring. At the same time, he is in talks with the Oklahoma City Urban Renewal Authority about proposing another housing development at NW 4 and Shartel.

Humphreys said the job of developing housing is easier now, with bankers willing to back such projects and developers having a better grasp of what the public wants.

"We see that there is a real appreciation for quality development and quality design, and people are willing to look at sales price as a consideration,” he said. "But they are willing to take less space so long as the quality is there and they can really have a nice standard of living within an urban environment.”

Canfield also has faced some of the toughest challenges of record rain and unexpected underground utilities.

Over the past couple weeks, Canfield has celebrated seeing framing finally under way on the first 32 units of the 157-townhome development. Foundation work, meanwhile, has begun on another 32 units.

Canfield said he's used to people asking about the timing of construction — and whether all the dirt moved around on the hill where the development is located will result in the disappearance of one of downtown's highest points.

"I guarantee it will look like a hill when we're done. The streets will be quite steep — just within allowable guidelines.”

Canfield also cautions the development won't be finished overnight.

"This is a long-term project — 157 units total — and it will take several years to build them all,” he said.

After opening one of the most elaborate sales offices of any of the downtown housing projects, Canfield decided to close the operation earlier this year and delay active sales until the first units are finished by next summer.

"The plan is to finish these units and let people see what we really have,” he said. "These will be special units that are unlike anything people have ever seen here before.”

Sizes of the town homes at The Hill range from 1,660 to 3,600 square feet, making them among the largest of the current downtown housing developments.

"They really are a home compared to what people are used to finding in the suburbs,” Canfield said. "We're looking at a unique part of the market — professionals who will take this city to the next level.”

Canfield also isn't letting delays discourage him from moving forward with plans for future phases that will complete the 157 town homes at The Hill.

Curiously, it's Randy Hogan who encountered no significant underground surprise and has all 30 units pre-sold, who has yet to commit to any new downtown housing projects.

"We're going to keep our eyes open,” he said. "It would have to be just the right project. I keep kicking out the question of where — it would have to be exactly right.”

Comments