Looking at the $1 billion in construction underway, you’d never guess that 20 years ago, downtown Oklahoma City was practically a ghost town.

The streets were devoid of life after 5 o’clock each day. Many of the area’s historic buildings had been razed to make room for urban renewal projects in the 1970s that failed to materialize. Once one of the top convention destinations in the nation, downtown was home to nearly as many vacant lots as it was to offices, and the city was passed over for lucrative contracts when companies balked at the wasteland at its center.

By 1993, the citizens of Oklahoma City had had enough. By a hairsbreadth margin, the Metropolitan Area Projects initiative, or MAPS, was approved by voters to kick-start a makeover that continues to this day. Among the construction paid for by the first MAPS were what would become some of downtown’s most popular destinations, including the Ford Center (now the Chesapeake Energy Arena), the Bricktown Canal and Ballpark, and much-needed public services, such as the Ronald J. Norick Downtown Library.

“One of the most exciting elements of MAPS is the concept of building a strong urban core that can support the suburban areas,” says Oklahoma City Mayor Mick Cornett.

The boom in business, tourism and the arts spurred by the original MAPS initiative forever changed the face – and fate – of downtown Oklahoma City. And with the recent passing of MAPS 3, development in downtown is far from over. It’s a momentum that Cynthia Reid, vice president of communications and marketing for the Greater Oklahoma City Chamber, hopes will continue.

“The additional visitor attractions that have occurred since MAPS 1 have made a big difference,” says Reid. “It’s important to those who live here to attract businesses. We want a high quality of life, and we want to retain and attract the talents needed for business today. These changes have played a big role in that.”

In less than two decades, downtown Oklahoma City has become home to a thriving culture of businesses, nightlife, sports, entertainment and the arts, spread throughout districts that each have taken on unique personalities of their own.

Business District

The very phrase “business district” can be misleading when it comes to downtown Oklahoma City; despite the addition of the 50-story Devon Tower to the skyline, this area is much more than the sum of its office buildings. Some of downtown’s most compelling attractions can be found in this section, including the Chesapeake Energy Arena, now home to the Oklahoma City Thunder professional basketball team. While the acquisition of an NBA team was initially a subject of much contention, few would argue that it hasn’t helped revolutionize Oklahoma City’s image.

“Nothing pushes the city’s brand more positively than our NBA team,” Cornett says. “The idea of that team representing Oklahoma City on a global scale will be extremely valuable going forward.”

Another favorite business district lure for visitors and residents alike is the renovated Skirvin Hotel. Once the retreat of everyone from U.S. presidents to local bank robbers, this landmark teetered on the brink of ruin multiple times throughout its 100 years of history. Now owned by Hilton Hotels, the Skirvin’s years of languishing are now a memory. Along with some of downtown’s other luxury hotels, like the historic Colcord, the Skirvin has become a destination in and of itself.

Citizens and city leaders together are determined to transform the downtown Business District into a worthy setting for its popular attractions, as well as for future economic development. In addition to the third MAPS initiative – which will fund, among several other developments, a streetcar system for downtown and the building of a new convention center – one of the most revolutionary plans to renovate downtown is Project 180. The project is funded by a tax increment finance district made possible by the building of the Devon Tower. Plans include redesigning park spaces, sidewalks and street lighting; converting local streets into two-way roads; and providing an attractive, pedestrian-friendly downtown that will serve as a beacon for visitors and businesses.

“Project 180 is already making a difference in just our basic appearance,” Reid says. “The curb appeal is much greater where you see completed projects. It’s changing the downtown atmosphere.”

Steve Mason is the president and CEO of Cardinal Engineering, which has worked closely with several other companies on numerous Project 180 initiatives, including a recent multimillion dollar renovation of the Myriad Gardens. He emphasizes the importance of downtown Oklahoma City putting its best face forward.

“When a person goes out for a job interview, or when they go out to sell a product, he or she will dress to impress,” Mason says. “What Project 180 is doing is dressing OKC to impress. And it helps sell the city. When you dress to impress, there’s a reason you take time to look nice. When you take the time to do so, it boosts your confidence. The physical city is the same as a person.”

Bricktown

Like many areas of downtown, the wholesale and warehouse district was once a blemish on the map of Oklahoma City. Vision, money and a healthy dose of luck began to turn that around throughout the 1990s, culminating with the opening of the MAPS-funded Bricktown Canal in 1999.

From The Melting Pot to Spaghetti Warehouse, riverboats to rock music, Bricktown has become one of the most diverse of downtown Oklahoma City’s ever-growing list of destinations. Families from across the state travel to visit the American Banjo Museum, home to the largest collection of the instruments on public display in the world; ride a water-taxi down the canal; or watch the Oklahoma City Redhawks take a swing in the ballpark. Shoppers flock to the Bricktown Red Dirt Marketplace on the canal, home to 50 shops in one location, and to Bass Pro Shop for anything and everything “outdoors.”

And if there’s one thing at which Bricktown truly shines, it’s nightlife and entertainment. The Biting Sow blues bar and the Wormy Dog Saloon are favorites with locals with a taste for live music and cold beer. Bricktown also is home to the performance lab of the Academy of Contemporary Music of the University of Central Oklahoma. In two short years, the all-ages venue is becoming known for luring famous indie acts like The Mountain Goats, Wye Oak and Man Man. For those who like their nightlife options a bit more adult, Skky Bar Ultra Lounge and the 30,000-square-foot City Walk complex are some of the most popular clubs in the city.

Bricktown has become downtown’s premier hotspot for both tourists and Oklahoma City citizens. Cornett says the change has been thrilling.

“The biggest difference is after 5 o’clock,” he says. “In the ‘80s and early ‘90s, there wasn’t much going on. Now, even on the slowest of nights, there are people walking around. I remember a night last summer in Bricktown. I had just eaten dinner, and it was beautiful out. Bricktown was just crammed with people. It looked like Disneyland. I remember thinking that we have come so far, so fast, literally in 10 years.”

Deep Deuce

In the 1920s and ‘30s, the Deep Deuce district, just north of modern-day Bricktown, was the most thriving African-American neighborhood in Oklahoma City. This small but vivacious area saw the likes of such musical luminaries as Billie Holiday and Duke Ellington in its jazz clubs and theaters, as well as civil rights leaders like Martin Luther King Jr., who was turned away as pastor of the historic Calvary Baptist Church because he was too young.

Each fall, the neighborhood honors its history with the Deep Deuce Music Festival. But in addition to having one of the richest cultural traditions of any Oklahoma City district, Deep Deuce is fast becoming the face of residential downtown. Upscale apartments and condominiums have sprung up rapidly in the past few years, making this part of downtown true to the term “neighborhood” – and so far, an exclusive one.

One of the most cutting-edge residential developments in Deep Deuce is LEVEL Urban Apartments, which will boast such amenities as four-story parking; an onsite bar and grill; a bike-share station; and even a courtyard forest with sculptural aspects. State-of-the-art meeting space will be able to serve as everything from a conference room for businesses and nonprofits, to a cyber café or a place to gather and watch a basketball game. The pool and patio area, according to developer Richard McKown, will create “an oasis in the middle of the city.”

 He calls LEVEL’s home in the heart of Deep Deuce, scant blocks away from virtually every lure in downtown, “a once in a lifetime location.”

“It doesn’t get any better than that,” he says.

McKown says one of the most highly anticipated developments at LEVEL is the new branch of Norman’s popular Native Roots Market. Co-owner Sara Kaplan and her family, who will shortly become LEVEL residents as well as retailers, are excited about the opportunities arising in the Deep Deuce area.

“We’re about being part of the neighborhood,” she says. “When we were approached, we thought, ‘This is the opportunity we’ve been waiting for.’ We’ve always envisioned ourselves not as a supermarket, but as your corner, neighborhood grocery store. And Deep Deuce is a fantastic neighborhood… it’s such a vital, fun area. We’re thrilled to be down there, and be the neighborhood market for that community.”

Cornett hopes that residential development will not only continue to thrive, but also that downtown living can become a reality for more people in the near future.

“What I think will happen downtown is you’ll see a number of new housing opportunities, hopefully at entry-level pricing,” he says. “The demand for housing downtown is very strong, but because it has to be new construction, the price point is pretty high. As homes can be delivered at lower and lower price points, I think we’ll see a strong market for people living downtown.”

The Arts District

If there is one section of downtown that embodies “renaissance” in every sense of the word, it is the Arts District. Some of the area’s most visually stunning buildings and parks are located here and are shown off each spring during the Arts Council of Oklahoma City’s Festival of the Arts. This annual gathering of visual and performing artists – not to mention a mouth-watering array of culinary vendors – has become one of the most successful art fairs in the country and attracts thousands of visitors every year. Among the district’s other offerings are world-famous museums, such as the Oklahoma City National Memorial and Museum and the Oklahoma City Museum of Art; architectural wonders like the Stage Center building and the Crystal Bridge; and the elegant Civic Center Music Hall.

Deborah McAuliffe Senner, president and CEO of Allied Arts, marvels at the changes in the Arts District and their implications for downtown Oklahoma City.

“The arts have certainly affected tourism and economic development, with the Oklahoma City National Memorial and Museum and the Oklahoma City Museum of Art attracting visitors from around the world,” Senner says. “The renovations to the Civic Center have provided a state-of-the-art venue for such groups as the Oklahoma City Ballet, the Oklahoma City Philharmonic, Canterbury Choral Society and Lyric Theatre. The American Choral Directors Association also declared the Arts District as home, moving in across from the Civic Center. And one of the most recent improvements downtown – the renovation of the Myriad Gardens – has provided an even more beautiful venue for Oklahoma Shakespeare in the Park, the Arts Council of Oklahoma City Festival of the Arts and Summer Concert Series.”

She credits local leaders for the vision and momentum that has made possible the continued revitalization of arts and culture in downtown.

“Oklahoma City has been fortunate to have forward-thinking leadership that recognizes the importance of the arts, and corporations and individuals who believe in supporting the arts as well,” she says. “The developments downtown have been transformational to say the least.”

“I believe that this is just the beginning and we will continue to see more artists and more arts organizations finding their way to downtown.”

Automobile Alley

Some of the most energetic and eclectic transformations in downtown Oklahoma City have occurred around a short stretch of Broadway Avenue between Northwest Fourth Street and West Park Place: Automobile Alley. Once home to the majority of the city’s car dealerships in the 1920s and 1930s, the area eventually declined into an industrial section of downtown before just declining, period.

That all changed when Steve Mason of Cardinal Engineering got involved. Originally, Mason says his plan was to buy the building at 1015 Broadway Ave. and sell it quickly for a profit. But he admits, “I didn’t stick to the plan.”

And the citizens of Oklahoma City are glad he didn’t. Thanks in large part to development by Mason and others, Automobile Alley is rapidly becoming one of the most famous districts of the city. In the seven short years since Mason purchased the 1015 Broadway building, the area has become home to everything from coffee and bicycle shops to Wayne Coyne’s eye-popping Womb Gallery and Red Prime Steak, recently voted one of the Top 10 Best Steakhouses in the country.

Deborah McAuliffe Senner, president and CEO of the Automobile Alley-headquartered Allied Arts, says it’s been exciting to watch the district thrive.

“There are constantly new neighbors moving in, which makes for a very exciting atmosphere of progress and community,” she says. “From Congressmen to coffee shops, from restaurants to retail – Automobile Alley is a great place to be.”

And Mason’s plans for the area are far from finished.

“My ultimate vision is a perfect walk from Broadway and Fourth Street, up Broadway, down 10th Street to Plaza Court – a wonderful walking experience due to the interesting development that is all around,” he says. “When we visit other cities, we walk their downtown. We sometimes go to urban areas where we walk for two hours … that’s the goal. Part of the urban experience is the downtown pedestrian experience.”

A Bright Future

Downtown Oklahoma City’s metamorphosis from urban blight into a hotbed of business and culture has made it a model for other struggling cities around the nation. For the first time in decades, Oklahoma City’s star seems firmly fixed on success.

“As the Skirvin Hotel has come back online, as Bricktown has become a magnet for tourists… where streets were empty at 7 at night, you see people walking, both visitors and residents,” Reid says. “That combination has made this a more vibrant 24-hour place.”

“I think we’re assured a positive environment here for 10 years or so,” says Cornett. “The construction already scheduled downtown assures the vitality of the urban core.

“Live, work or play, downtown Oklahoma City is now a regional destination for all of that.”

Oklahoma City Coming Attractions

With more than $350 million in recently completed, under construction or planned projects happening in downtown Tulsa, the hullaballoo inside the inter-dispersal loop is enough to make one’s head spin. While the rebirth of downtown appears to be enjoying an overnight success, those closely involved know it has been a long process that has been almost 20 years in the making. Thanks to several dedicated leaders and visionaries, downtown Tulsa is coming back to life.  

Once dubbed “The Oil Capital of the World,” early Tulsa enjoyed being in the nation’s spotlight as one of the most progressive and cosmopolitan cities of its time.  

Over the years, because of trends such as urban sprawl and a recessed economy, downtown Tulsa saw a steady decline as it slowly became a ghost of its former self.  

Instead of watching downtown’s slow death, several leaders decided something needed to be done.  

“A healthy downtown is vital to a city and its surrounding suburbs,” says Delise Tomlinson, executive director of downtown development at the Tulsa Metro Chamber.  “Thanks to the city leadership in the late ‘90s and early 2000s, Vision 2025 was set in place.”

According to Tomlinson, Vision 2025, along with visionaries from the private sector such as Tom Wallace, Elliot Nelson, Michael Sager, David Sharp and countless others, were the impetus behind downtown’s revitalization.  

“We are now reaping the benefits of the hard work that was put in place so many years ago,” Tomlinson says. “We as a community should be patting ourselves on the back.”  

What is the secret to a successful revitalization? According to Elliot Nelson, owner of The McNellie’s Group, whose successful restaurants and other venues have changed the landscape of the Blue Dome District, it’s a combination of public and private partnership.

“Revitalization cannot solely be dependent on private dollars,” Nelson says. “It has to be a partnership between the city and the private sector. We have come a long way, but we still have a ways to go to ensure continued growth.”

Perhaps a sign of the renewed energy of downtown is the vibrancy of the landmark Summit Club. Although an iconic presence since it opened in 1967, a recent renovation has renewed the hip, modern sophistication of the club – and, as always, members of the private club enjoy the most spectacular views of downtown Tulsa, in addition to elegant and cordial benefits. As goes downtown, so goes the Summit Club, and today the only city club in Tulsa is enjoying its healthiest membership in its lofty history.

“We continue to implement our long-term strategy and are looking forward to unveiling our renovation plans for the 30th floor ballroom,” says Summit Club President Frazier Henke. “Our goal has been to have the premier city club in the region, and we are excited to be participating in the resurgence of downtown Tulsa.” 

Housing remains a critical component of downtown’s vitality. There is a huge demand for affordable housing.

“I have over 500 employees who mostly work downtown,” says Nelson. “But none of them can afford to live here.”

The good news is that downtown housing market is at 100 percent occupancy rate, according to Tomlinson.

“However, we need at least twice as many housing units to support the growing demand – which with all the new housing projects in the pipeline, we are well on our way to meeting this goal,” says Tomlinson.

Steve Ganzkow, a partner with American Residential Group, knows a little something about downtown housing. As developers of Tribune Lofts, Renaissance Uptown and Metro at Brady, ARG has stamped its presence on the downtown residential real estate market since the very first signs of rebirth in the area manifested.

“The good news is that all of the properties built (utilizing various incentives) – including ours – are successful and well ahead of projections,” says Ganzkow.

While Ganzkow says that the profile of downtown residents is quite diverse, the price points for downtown housing is less so.

“We’re looking at another project with some partners right now that’s not ready to announce,” he says. “We’d like to do at least another 100 units in downtown. We want to focus on affordability to make it available to a broad spectrum of people. We’re sharpening our pencils and working the numbers to see how we can make it happen.”

That, Ganzkow says, is an important factor in what the next phase of downtown’s evolution will look like. He also notes that the downtown residential market is inexorably linked to the job market downtown. If the commercial real estate market can adequately represent that job market, then the news is upbeat.

“The commercial real estate market in downtown Tulsa is definitely picking up, as we are seeing companies starting to relocate from the suburbs into downtown. This is an exciting shift for downtown,” says Lisa Brandes, vice president of Kanbar Properties. Kanbar owns 2.2 million square feet of commercial real estate in the central business district of downtown Tulsa. This square footage is spread among 14 office buildings, most of which are Art Deco from the ‘20s and ‘30s.

Brandes says that the energy downtown is different from other areas of the city, and as an important contributor to the area, Kanbar is embracing its role. “We have started to utilize several of our spaces for event venues. The 41st floor at First Place Tower and the 14th floor of the Philcade building (the former apartment of Waite Phillips) are excellent new locations to hold events. The 41st floor has more of a retro feel, and the views are spectacular. We could have two or three good-sized events on this floor at one time. The Waite Phillips apartment still has many of the original features, such as the outdoor terraces, the old kitchen, restrooms and former bedrooms. It is a unique place for events and can hold around 100 people.”

Brandes adds that the company has several smaller properties well-suited for conversion to residential living or boutique hotel use, and that several parties that are interested in the buildings for such use.

“In addition to the retail, event spaces and possible conversion of some of the office properties into residential or hotel space, we are also starting to provide executive suite space in a couple of our buildings for small start-up companies,” Brandes continues. “We can put these incubator companies in small spaces on a month-to-month basis with a menu of services they choose from for their needs.  This will allow those businesses to get started with a low amount of overhead; once they stabilize, the companies will have the option to move into some of our larger spaces.”

Certainly, progress in downtown has not happened in a vacuum. With the building of the iconic BOK Center, now one of the most successful concert venues in the country, and other public money through Vision 2025 that has helped remodel the Convention Center and several other historic venues; coupled with the George Kaiser Family Foundation’s grand plan for the Brady District and several entrepreneurs who have invested time, money and vision into retail, hotels, restaurants and entertainment venues – downtown Tulsa is finally becoming a place where people want to live, work and play.

Downtown’s distinctive districts are all showing signs of life, with yet more on the near horizon.

Blue Dome

Arguably downtown’s fastest growing district, thanks to entrepreneurs such as Elliot Nelson, Blake Ewing, Mary Beth Babcock and many more. Over the past five years, the Blue Dome has seen explosive and organic growth. Once a vast wasteland of empty warehouses, the Blue Dome District has come to life with retail shops, restaurants, bars and even a bowling alley.

McNellie’s, an Irish Pub opened by Nelson in 2004, was one of the first establishments to take a chance in the area.  

“I love beer and I love Tulsa, and I knew (downtown) had potential,” says Nelson. “At the time I had no grand plans to open more restaurants. In fact, we weren’t sure we were even going to make it after the first 24 months.”

Thanks to his perseverance, others came to the area, such as Babcock’s Dwelling Spaces, a retail shop that focuses on locally made items, and all things Oklahoma. She is excited about the future for downtown.

“It’s gratifying to see all our hard work begin to pay off,” says Babcock. “Tulsa has such a fascinating history, and downtown has a great story to tell.”   

Plans for the future include a grocery store and affordable loft living. The grocery store, called Cam’s, is tentatively set to open this year.  

Deco District

This up-and-coming district is nestled in the heart of downtown amid the architecturally dazzling Art Deco buildings for which Tulsa is famous.  

“We have such a beautiful downtown,” says Libby Auld, president of the newly formed Deco District. “It has been exciting to be a driving force to making this area shine again.”

  Such innovations as bringing in luchadors (Mexican masked wrestling), numerous street festivals, and the recently successful Holiday Pop Up Shops have brought thousands of people to downtown.  

Just recently, the Deco District has experienced a surge of growth with the addition of The Courtyard Marriott, Edward Delk’s Restaurant and Bar, Mod’s Coffee and Crepes and four new retail shops, with more on the drawing board.   

More housing is also moving into the Deco District. Forty loft apartments are being built in the old Vandever Department Store and are scheduled to open in 2013. As is the case with some of their developments underway in the BOK Center area, Brickhugger envisions the Vandever project to target young people.

“We noticed when we’re leasing apartments at The Mayo, which is probably the most upscale living downtown and rich in amenities, that a lot of young people like small, one-bedroom units that are obviously cheaper,” says Macy Snyder Amatucci, vice president of Brickhugger. “We did Detroit Lofts as well, and encountered the same thing. We see a demand for that kind of housing option.”

Like other significant parties in the downtown renaissance, Amatucci notes the need for such housing options as area development proceeds.

East Village

Located just inside the inner-dispersal loop surrounding downtown Tulsa, East Village is an emerging neighborhood boasting an upscale martini bar, photography studios, lofts and the Dennis R. Neill Equality Center.

Mark Larson, a developer, recently announced the East End Village, a conversion of the former Bill White Chevrolet Dealership into loft apartments, restaurants and retail space. 

Pearl District

One of Tulsa’s oldest neighborhoods, efforts have been underway to restore energy to the Pearl District as has been done in the Brady and the Blue Dome District. Anchoring the District is the hip Lot No. 6 Art Gallery and Bar, where local artists and libations are celebrated equally. Entrepreneur-turned- city councilor Blake Ewing is also planning to open the Phoenix Cafe at the corner of 6th and Peoria, among other potential new additions hoping to add luster to the Pearl.

Greenwood

Once known as the Black Wall Street, Greenwood is once again thriving thanks to the recent addition of ONEOK Field, home of the Tulsa Drillers. This state-of-the-art baseball field has spurred other development projects.

Patrick Fox, head of ZigZag Urban Development, has several projects in the pipeline for the Greenwood district. GreenArch is a 70-unit mixed-use project located at the intersection of Greenwood and Archer. GreenArch will be a new extension to the Historic Greenwood Business District, representing a renaissance of that neighborhood long in the making.

“There is no doubt that the public investment in ONEOK Field plays a huge part in the excitement over that project,” says Fox. “It includes 70 units of more affordable housing than what is currently available downtown, along with nearly 10,000 square feet of retail space.”

Fox is also working on Urban8, an eight-unit, for-sale housing project on South Greenwood and East Third Street. This development is the first of its kind downtown, representing the first new owner-occupied housing project in downtown in decades. Modern in design, these single-family homes will provide the best of both worlds: access to the burgeoning excitement of downtown while maintaining a private and convenient residence.

“The decision to invest in this project was an easy one,” Fox says. “No other part of Tulsa can claim as much public and private investment over the last two years. We are seeing many things come to fruition that have been years in the planning, and it is happening in a way that is going to insure long term growth, and a truly authentic urban lifestyle.”

BOK District

Located at the BOK Center’s front door, an exciting new development is under way. One Place is a $120 million mixed-use development which features over a million square feet of new office, retail, residential and hotel space. It will be completed in four phases, with the first phase (One Place Tower) to be completed spring 2013.  

The location came from the vision of co-developers Bob Eggleston, former BOK Center Construction Executive, and Hank Pellegrini to develop around the iconic event center.

 “Standing under the canopy of the BOK Center alongside world-renowned architect Cesar Pelli pointing at the downtown skyline as he exclaimed, ‘This is Tulsa!,’ I knew something significant would be built here, and I’m pleased to see that vision become a reality,” says Eggleston.

According to the Tulsa Metro Chamber, One Place will have a $150-plus million economic impact over 10 years.

Other developments in this area include a major renovation of Old City Hall into a 200-room Aloft hotel by Brickhugger, who is also responsible for the renovation of the historic Mayo Hotel. The former  YMCA building at Fifth Street and Denver is also scheduled to undergo a conversion into affordable loft housing, parking and mixed-use space.

“We’re looking at about 90 units (at the YMCA site) of varying sizes beginning with small studios renting at about $500 a month,” says Hilary Hunt, vice president of Sustainable Design Build Solutions, the “boots on the ground” team of designers and builders working for Brickhugger,   TOCH (with partners Neal Bhow, Lee Levinson and Bruce Taylor) on Aloft and the YMCA project.  “The plan is to provide affordable starter loft housing for young people and people starting off that downtown needs. It will be something unique and cool with an industrial look.”

 All of these projects are helping create density, more connectivity and more “feet on the street,” according to Tomlinson. And in the end, this translates into more jobs, more people, an increased tax base and a stronger economy.

Down In The Brady

This district is definitely creating a buzz as of late. And for good reason, as the George Kaiser Family Foundation, the City of Tulsa, several area attractions and numerous entrepreneurs are creating a dynamic, yet organic, area of downtown that will become a favorite for locals and tourists alike.

Just north of the skyline, the Brady Arts District already boasts several entertainment venues, such as the indelible Cain’s Ballroom and Brady Theater, along with several locally owned restaurants and bars. Recent and planned additions to the area include more housing, a park, streetscaping, a hotel, museum, arts center and more.

Hardesty Arts Center: Under construction on the corner of Boston and Archer, this new building for the Arts and Humanities Council of Tulsa will include exhibition spaces, studio spaces for artists, classrooms offices and a catering kitchen. It is scheduled to be completed in September 2012.

Brady District Flats: Across the street from the Hardesty Arts Center, this 40-unit housing addition will have underground parking and offer below-market rate rents for a portion of the units.

Fairfield Inn and Suites: Development partners Jeff Hartman, Greg Oliphant and David Sharp are planning to open this 104-room hotel with 11,500 square feet of ground floor retail.

“We own about three blocks, and we’re trying to create a neighborhood feeling there,” says Oliphant. “One block to the west we’re doing a historic renovation of the Ward Building. After that we’re moving up the hill to the Continental Supply building. This is an exciting time for downtown.”

Oliphant says he thinks summer 2013 will be the moment that the area reaches critical mass, with cultural components completed, enough residential development done for considerable street traffic and, of course, the new hotel open.

“With what’s happening here and in the Blue Dome, it will transform us into a destination,” Oliphant says. “That’s what it takes because there is still limited residential space downtown. We have the realization that this has to become a destination.”

Mathew’s Warehouse: An epitome of a true partnership. With help from the George Kaiser Family Foundation, this site will be the future home to Philbrook Museum’s satellite facility, the Kaiser Family Foundation, Brady Arts Alliance and the Zarrow Center for Art and Education. The Zarrow Center is set to open in May, and by June will play host to Gilcrease Museum’s summer camp for children ages 7-15. Subsequently, Gilcrease and the University of Tulsa will present programs, and there will also be exhibits of student works and adult open studio programs, according to Melani Hamilton, communications manager for the Gilcrease.

Brady Park: Currently under construction, this project, also funded by the GKFF, will include gardens, a covered pavilion, stage, canopy, fountain, trellis and café – all on top of a deep geothermal well that will heat and help cool the Tulsa Paper Co. and Hardesty Art Center.

Boulder Avenue Bridge: This City of Tulsa project is designed to accommodate pedestrians, cars, rubber-tire trolleys and fixed-rail streetcars.

Oklahoma POP Culture Museum: Paid for with state-authorized bonds and a grant from GKFF, this 67,000 square-foot museum will be dedicated to the creative spirit of Oklahoma’s people and the influence of those artists on popular culture around the world.

Tulsa Coming Attractions

In 1907, the year Oklahoma achieved statehood, the little town of Tulsa had a population of 7,298 – roughly the size of modern day Ponca City. If nothing else, Tulsa was a well-positioned town located along the railroad with water transportation options via the Arkansas River.

After a small oil deposit was discovered in Red Fork – what is now west Tulsa – people took notice of this unremarkable town. When a large deposit of oil was found in Glenpool, people started pouring into Tulsa in search of new riches.

“When Tulsa’s first boom occurred, Tulsa was in the right place at the right time,” says Maggie Brown, director of exhibits and education with the Tulsa Historical Society. “Basically, what these two occurrences did was catch the attention of individuals and businesses that had oil wells across the country. They began flocking to Tulsa in search of more oil.”

Because of the already established infrastructure and location on the railroads, Tulsa was prime real estate for those seeking to cash in on the region’s recently discovered liquid gold. From the time oil was initially discovered, the population began doubling every few years. As such, Tulsa truly embodied the word “boomtown.”

In 1898, the population was 1,100. After the Glenpool discovery, the population was nearing 4,000, and by 1920, Tulsa was home to 72,075 residents.

Oil Capital of the World

And so it was that the small town along the railroad tracks boomed, more than quadrupling in size during a very small window of time. “At one time, basically every major oil company in the country had an office here,” explains Brown. “That’s one of the reasons Tulsa became known as the Oil Capital of the World.”

With the growing population came growing wealth. It was during this time of great prosperity in the oil industry that Tulsa’s skyline started to take shape. Many of downtown’s benefactors, including Waite Phillips – founder of Phillips Petroleum and of Philbrook, Philcade and Philtower fame – wanted his buildings to reflect the most modern architecture at that time. Enter Art Deco.

“Here’s this new city with all these new millionaires and they’re working in an industry that is developing new technology all the time,” Brown says. “Maybe they’ve moved here from New York City or the coast, and they wanted to establish Tulsa as the place to be. They wanted this city to reflect the technology and their wealth and that it was new.”

While other cities, such as Oklahoma City and Kansas City, are experiencing similar booms during this time, the lavish scale on which the cities’ patrons doled out on their buildings doesn’t compare to the ostentatious Tulsans.

“There is so much money in Tulsa and the standards are so high,” says Dr. Bob Blackburn, president of the Oklahoma Historical Society. “These people are used to spending large amounts of money.”

It was because of this “money is no object” attitude that Tulsa today has one of the largest collections of Art Deco real estate.

“Tulsa’s buildings are generally of a higher quality of architecture styling, ornament, form, beauty, function and space,” Blackburn says. “There are churches and retail and hotels, and suddenly you have that classic skyline that’s there by 1930.”

By 1931, the Philcade Tower, Waite’s second skyscraper, was complete, but as with all booms, there comes a bust, and it’s during this time that the country was in the throes of an economic depression.

“What happens in the 1930s and ‘40, is that the first Great Depression freezes the skyline,” Blackburn explains. “Even people like Waite Phillips are donating their buildings because they are getting out – he gives Philtower to the Boy Scouts of America.”

After experiencing substantial population growth since the early 1900s, the Depression all but arrests the influx of people, and Tulsa fails to increase more than one percent between 1930 and 1940. What was once a roaring downtown has started what would turn out to be a slow decline.

Ghost Town

According to Blackburn, as the depression continued into the ‘40s with the war, Tulsa experiences a burst of suburban highway construction with the Broken Arrow Expressway. Most of the new construction in the 1950s is concentrated more in midtown and the suburbs. While there is a resurgence of traditional oil companies and their building offices, they’re not necessarily in downtown.

Slowly, businesses began moving out toward the suburbs, and there was not as much incentive to make the way to downtown to go shopping. It was now all in everyone’s backyards. The culture of downtown began to change. After the 1980s oil glut and the city’s biggest industry took a massive hit, downtown Tulsa was a shadow of its once former glory.

The teardowns of the Art Deco buildings began in the 1960s and ‘70s. No longer a symbol of wealth and often considered tacky, many ornate theaters, Deco gas stations and office buildings were demolished to make room for new office buildings and, in many cases, surface parking.

“There would have been a time that many hated Art Deco because it was old,” Brown says. “It’s a cycle that cities go through. You build buildings, and sometimes you tear them down and sometimes you just hope that some of the things that are left are great.”

A Vision for the Future

After the oil crisis in the 1980s, the city tried to diversify and rely more heavily on other industries, such as aerospace, but the old spunk and vitality wasn’t there. Many offices still maintained their locations downtown, but many moved out farther in the city, closer to the suburbs, or left the state entirely for larger cities, such as Dallas.

Aside from the 9-to-5 office operations still residing downtown, there was very little going on to encourage people to stay after work. Regional counterparts, including Oklahoma City that had passed its MAPS capital improvement program, were surpassing Tulsa, and morale was low. Young professionals left to pursue opportunities in greener pastures that offered more of a nightlife and urban culture.
 

The writing was on the wall for the once-upon-a-time Oil Capital of the World. City and county leaders noticed this “brain drain” trend and put their backs into developing what would become known as Vision 2025 in an effort to boost the economy and bring business back to downtown.

“The greater Tulsa region was at a crossroads in early 2002,” says Mike Neal, president and CEO of Tulsa Metro Chamber. “Economically, things were bad and community leaders realized the region needed to adapt quickly to the post-industrial, global economy or face a long, slow slide into economic turmoil.”

According to Neal, the city was ranked second in the nation in terms of high unemployment and had lost approximately 17,000 well-paying jobs in the years leading up to the introduction of the package. Additionally, the region’s aerospace, energy and telecommunication sectors had all suffered serious financial setbacks. Public facilities, such as the Tulsa Convention Center, were falling apart, and city sales taxes were sharply down. Schools were facing major decreases in funding, as well.

“There had been some previous efforts and some recognition that the downtowns in some of our peer cities were flourishing and being revitalized, yet downtown Tulsa had been struggling,” Julie Miner, principal economic development planner with INCOG, says. “Yet we knew it was the heart of our city and where we began, and so there was some pent-up frustration that we needed to do more.”
 

Miner, who at the time of Vision 2025 served as the development director for the City of Tulsa, believes it was the integrated approach of bringing together Tulsa’s citizens and leaders by Mayor Bill LaFortune that gave Vision 2025 the leg up over previous plans that were floated to voters.

“(The previous efforts) seemed to be more top-down, rather than ground-up,” Miner says. “One of the first things that Mayor LaFortune did was to invite everyone who was interested to the Convention Center. Outsiders were brought in to discuss how their cities had done the revitalization efforts. This process drew in people from all walks of life.”

During this time, there was also a federal tax credit focused on urban renewal that provided monies for restoring and rehabbing historic buildings, and Oklahoma had a very limited version of the tax incentive as well. Miner says that Tulsa was able to initiate an expansion of the historic tax credits to renovate historic buildings.

“We were able to provide a tax credit that just blossomed and gained a tremendous amount of momentum. The state tax credit was expanded to mimic that of the federal credit. The city started getting people from all over looking to invest in these buildings,” she says.

Unlike the past efforts, Vision 2025 had the backing of Tulsa County commissioners, regional mayors, INCOG and the Tulsa Metro Chamber. According to Neal, each party was active in the planning process and organization of the package, while Bob Dick and Mayor LaFortune were the public champions of the package. Step Up Tulsa was another backing organization that was comprised of industry and business leaders.

“There were some naysayers, though,” Miner says. “I remember one gentleman showing a slide of downtown that he’d taken from Oakland Cemetery and said that ‘we need to get over this – downtown is dead.’ He felt that we didn’t need to spend any money or put any public investment in these projects. Thankfully, there were enough people who did not share his sentiment and wanted to make this work.”  

The collaborative effort proved successful and Vision 2025 passed. Undoubtedly, the biggest impact of the tax package on downtown was the funding for the BOK Center. Striking in its spherical shape and iconic glass curtain wall, since the opening of the BOK Center in 2008, there has been a flurry of construction activity in downtown, bringing retail, restaurants and patrons back to the city’s business center.

“Since that time, there has been between 20 to 25 major projects that have occurred in addition to the Vision projects,” says Miner. “The John Hope Franklin Memorial, the Hardesty Arts Center, ONEOK Field and the Mayo Hotel. There’s a geothermal park that’s being built right now in the Brady district.”

Adds Neal, “More than $350 million in private development has been constructed, is under construction or is in the pipeline – this is being induced by the highly successful BOK Center, revitalized historic buildings and continued growth in residential construction downtown.”

Downtown Rising

Blackburn believes that Tulsa is at an important crossroads with the current momentum moving forward in the direction of progress and is looking to make a home for the Oklahoma Museum of Popular Culture in the Brady District at Cincinnati and Archer.

“What is happening right now, in both Oklahoma City and Tulsa, is the re-emergence of the spirit of the city that we had before 1930. Urban planners in the 1960s were saying that downtown is not relevant and looked at ways to develop the suburbs. That generation is gone and now we have a new generation. The baby boomers that grew up in the suburban flight era are hungry for the excitement of an urban center.”

“Local enjoyment of downtowns is a national trend,” Neal says. “The younger generation is demanding a more urban experience, one that puts work, entertainment, recreation and other amenities all within walking distance of home. For this group, there is less emphasis on having large homes, yards and cars and more interest in a community lifestyle.”

In answer to these demands, One Place – a mixed-use office, retail, hotel and residential space, is currently under construction. Situated in a prime location across from the BOK Center, the first phase of One Place’s office tower will be newest addition to the city’s skyline.

One Place Developer Bob Eggleston, who also was on the Tulsa Vision Builders team that built the BOK Center, has called downtown home since the first shovel of dirt was turned on the arena.

“When I leased the building at Second and Cheyenne for the Tulsa Vision Builders office, it was always in the back of my mind that a developer would come in and would want to buy this block,” Eggleston says. “It makes absolute sense. Near an arena or an off-ramp, that’s where you want to develop.”

As luck would have it, no other developers came calling, so Eggleston and One Place Development partner, Hank Pellegrini, decided that they would develop the land themselves. Negotiating with the Tulsa Development Authority, Eggleston and Pellegrini were able to acquire one square city block for their mixed-use development, and the gamble has paid off.
 

With initial plans excluding office space due to a 23 percent vacancy in Class B and C office space, it was felt that there would be little interest in more of the same space. However, when oil company Cimarex came looking for a new place to base their headquarters, there was a noticeable deficiency in Class A office space in the area. Enter One Place.

“Once we secured the Cimarex deal, we had an overwhelming interest in office space,” says Eggleston. “We have just short of 600,000 square feet under construction. Northwestern Mutual, a south Tulsa company, came along – and they wanted to move downtown, so that was our next office. If we did nothing else on the project, we’ll have about 700 people in those two buildings.”

Fortunately for downtown’s current and would-be residents, they’re not just stopping at the two office spaces. The next announcement will be for the hotel portion of the development, followed by retail.

“We’re operating on the ‘park once’ mentality. You can drive to work and park once. You never have to get in your car and drive to something – everything is already here. For that young professional, within one city block, they can really live, work and play.”

Others share Eggleston’s point-of-view, and have put their hats in the downtown arena.
    
“With the tremendous amount of public investment through Vision 2025, I saw the opportunity within the Central Business District for a limited service hotel and a Marriott brand,” Jeff Hartman, operating partner with SJS Hospitality, says. “We actually have two hotels downtown – Courtyard by Marriott in the Deco District and Fairfield Inn & Suites in the Brady Village. Both locations are booming with growth but cater to a different market.”     

With Vision 2025 wrapping up in 2016, Tulsans can expect to see another package on the horizon.

“We would assume a similar package will be proposed at the appropriate time as future needs are predicted to maintain the current momentum established by Vision 2025,” says Neal.

“As a historian, there’s got to be a public/private partnership,” says Blackburn on the importance of continuing public investment in downtown. “Sometimes, you think you could do away with the public side and everything would be fine. Vision 2025 was a great example of a public/private partnership. It was critical, and without it, what’s happening probably would have happened, but it would’ve been a lot slower, it would have looked differently and with less central coordination.”

In addition to bringing the urban culture back to Tulsa, downtown is a vital component to any major city and its surrounding communities.

“As former Mayor Hudnut of Indianapolis has said, ‘You can’t be a suburb of nothing,’” says Neal. “Our regional partners understand the necessity of a vibrant downtown Tulsa to their own economic well beings. In addition to being the national and regional headquarters of several corporations, downtown Tulsa also provides a multitude of arts, attractions, entertainment venues and restaurants which contribute to the quality of life and attractiveness of our overall region. And an exceptional quality of life is key to keeping and attracting new businesses and a talented workforce.”

Adds Miner, “Our downtowns are really our collective memory. It’s where our founders began. You can’t really distinguish a town by its suburbs. It’s your downtown that gives you that uniqueness, that sense of place. It’s really a visceral response.”