Devon Seeks to Change Downtown
Yes, I’m stunned.
Let’s face it, the 1993 Metropolitan Area Projects, while serving as a huge boost to downtown Oklahoma City, didn’t get the job done – it just got it started. We saw about $2 billion more in private and public investment follow the creation of a ballpark, the canal, arena, library, and improved music hall and convention center.
And as older buildings were renovated into housing, retail and offices, and as new buildings (like the Oklahoma City Community Foundation) replaced ugly empty lots, we were still left with a lot of lifeless streets and parks.
Every plan I’ve listened to this past decade, every dream I’ve heard about downtown Oklahoma City involved one basic fundamental: bringing life back to the streets, sidewalks and parks of the heart of the city.
Yes, I’m stunned. Many of us were so caught up in construction of Devon tower that I still don’t think it’s quite possible for some to truly appreciate the TIF side of all this.
No, today’s story doesn’t involve creation of lightrail, though there is a growing concensus among the leadership of this city to make that part of any potential MAPS 3. But if you think about it, what Larry Nichols is proposing will make lightrail more feasible. You can’t have a lightrail that goes door to door. You have to have a streetlife that will encourage pedestrian activity and make them want to walk two, three or four blocks to the nearest stop. The improvements Nichols is proposing, that are now very doable because of the TIF revenues the tower will generate, could make that walk not just tolerable, but a joy.
Then consider this from the second story I had today: construction of the new Devon tower, which funds this $135 million TIF, will bring in thousands of construction jobs. That’s a lot of people working downtown for a couple years.
Downtown will be filled with people. Nichols’ vision is to create a new downtown where they no longer hide in their buildings.
Bring streetlife to downtown and its various districts and you then attract more housing and office users. Retail picks up. I’ve discussed the thoughts of William Whyte in previous posts. His basic premise was that too many cities were shooting up in the sky, putting all the color into the skyline and leaving a drab meaningless frontage at street-level.
Build up a truly lively downtown and it will attract more people. I’ve seen it as an observer working with The Oklahoman covering all this for a dozen years.
Observing history has never been so much fun, even in tough times like we’re going through now. I thank you the readers for helping make that opportunity possible for me.
-Steve
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Comments
Truly fantastic. A company decides to build a massive corporate headqurters – the largest building project in state history – in downtown Oklahoma City, bring hundreds if not thousands more high-paying jobs, and doesn’t ask for a dime in public assistance to do it?
Asking for public funds to sweeten a large project is standard, yet they take a pass on doing so. Their only request is that the city use the new property taxes THAT THEY WILL GENERATE to spruce up the neighborhood. And not just the area immediately around their property, but ALL of downtown — EVERYBODY’S neighborhood. Larry Nichols and Devon continue to amaze.
I know sidewalks, landscaping, public art and schools might not have the same publicly-perceived sizzle as MAPS did, but this will be the glue that ties all of the those projects — and the private projects since — together. it will fundamentally change the way residents, visitors, and potential investors view downtown and by extension the whole city. It will let young families consider downtown or near-downtown living as a real possibility. And it will lure new investment and potential relocations, perhaps as much as the original MAPS.
What a great day for OKC.
I guess time will tell, but I’m curious about the meaning of “spruce up.” And I’m wondering how all of those seemingly cosmetic changes will translate into a greater influx of real people to downtown. I hope this is a catalyst for other investment groups besides “Big Alternative Oil” to spur on retail, housing, and culture.
Steve, the $135 million is the projected total TIF collection, right? It’s not an annual fund, is it?
What you need to take into account is the city can issue a revenue bond for the $135 million up front. It doesn’t need to wait 25 years to do all the work being requested.
I would really like to see more done at the street level. More openness, cafes, coffee shops, fountains, artistic improvements. When visitors come to OKC, especially with the NBA now, downtown is what they will remember and rate us by. If we have a vibrant, artistic downtown, that will carry all over. I also agree with the rest on here that it is nice to see a corporation not asking for money and is attempting to better others around them. I hope this sets a good example of how charitable corporations should be.
Yesterday my husband I had an errand to run downtown. Downtown is really nice, clean, and attractive. However, the drive to get into downtown was anything but pleasant. Eyesores are within just a block or two of the attractions. Drive west on Reno, north on Penn, anywhere south of I-40, and east. I cringe when I think of the visitors who drive under I-40 and see some of the most blighted parts of town. I know this will change (hopefully) after the new I-40 is completed in about 4 years but in the meantime, what kind of impression do they get of OKC?
Is the city doing anything to encourage property owners to modernize, clean-up, dress up their businesses outside of downtown proper? Some of these properties look as if they haven’t been touched in 50 years. Will improvements be made to all parts of the city, especially that within blocks of downtown?
I am proud and well-pleased with our leaders who have pulled OKC out of the doldrums it was in for decades. I’m proud of what OKC is now. It’s too bad I won’t be around in another 30-40 years to see what it will become.
In Feb. I leave for 27 months to Madagascar (Peace Corps). I am very excited about the direction our city is headed and am looking forward to the changes that will take place over that time. Your blog is one of the things I will miss the most, well besides running water and electricity. Keep up the good work!