Mixed-use development Alley North to transform OKC

Pivot Project, an Oklahoma-based team of commercial real estate professionals that focus on brokerage, development and property management, plans to transform a nearly 12-acre site adjacent to Oklahoma City’s Midtown district with its new mixed-use development, Alley North. The project has been in the works since April 2022 and plans to bring significant change to OKC, blending commercial, residential and public spaces to enhance the downtown area. 

Situated on NW 13th St. and N Broadway Avenue, the Alley North development is a prime location for growth, with high visibility from the highway and easy access to downtown Oklahoma City. While Pivot has traditionally focused on more incremental development projects, the 12-acre size of this site presented a unique and ambitious opportunity for the company. 

Initially, the project aimed to develop the south five acres with a mixed-use complex featuring a hotel, office spaces, a parking garage, retail outlets and a park, in addition to up to 500 multifamily units in the northern portion of the site. However, as Pivot progressed into the project, the company realized it didn't have the bandwidth to take on all 12 acres due to multiple economic challenges. 

The COVID-19 pandemic prompted a brief pause to the initial planning phases. However, after the pandemic, Pivot revisited the project and partnered with Tim Strange, Chairman of Rose Rock Development Partners. This collaboration allowed Pivot to secure the land and move forward with plans for the development.  

Pivot placed the property under contract in April 2022, a time when market conditions were shifting due to inflation and rising construction costs. Despite facing a 40% increase in costs and the challenges of financing, Pivot proceeded with its vision for the project, adapting the scope of the original plan. 

“In general, this is one of the hardest environments that we've ever been in to develop just because of cost, interest rate and trying to get rents to reset so you can afford to build things,” Founding Partner and CEO Jonathan Dodson said. “I think a lot of the headwinds have been creating structures that actually work for both the tenant and the equity and the bank.” 

With time, Pivot determined it would focus on the south five acres, partnering with developer Grant Willoughby to handle the multifamily portion on the northern seven acres. 

Pivot is expected to close on the five-acre section soon, with plans to finalize the remaining three acres in roughly 90-120 days. 

A major tenant for the development will be Guernsey, a leader in design and consulting services. Guernsey will occupy a 60,000-square-foot, four-story office building, which will be Oklahoma’s first mass timber structure. 

Pivot has been working with multiple businesses to lease nearly 20,000 square feet of food and beverage retail space. These businesses, available in May, will front Broadway. 

“If you look at our portfolio, everything that we've done has been very additive culturally with experiences,” Pivot Partner and President of Development Candace Baitz said. “So, we always knew there was going to be great food and beverage or entertainment there to draw people.” 

In addition to office space and retail, the development will include a parking garage, a park, a hotel and an executive office complex with a daycare facility on the ground floor. Pivot is focusing on creating a dynamic, mixed-use environment, which will also be home to a number of community-focused spaces. 

In order to create these spaces, Baitz said the team referenced Pearl District in San Antonio, along with other similar developments in Texas and Denver. Baitz also referenced the recent Oklahoma City development, Oak, and the established Chisholm Creek communal park when envisioning the park space at Alley North. 

“I think there's other opportunities to activate the park,” Baitz said. “We’re still working on the details, as far as how to fully activate and engage the park, but it's meant to be an amenity for the community.”

Pivot’s timing aligns with the company’s vision of creating a unique, multi-use hub, which includes regional transit access. The development is located near a proposed light rail station, which is expected to bring even more connectivity to the area. The project will integrate housing, dining and entertainment in a way that fosters a holistic, vibrant community. 

Pivot worked closely with the city and local organizations, including the Alliance, to secure essential infrastructure for the site, including burying overhead power lines and upgrading utilities. These efforts ensure the project will meet the needs of future tenants and residents while maintaining the aesthetic quality of the area. 

Alley North is set to be a key development, drawing attention as one of the first large-scale projects to be seen upon entering the downtown area from the north. The development will not only bring additional office space to the area but will also support the local food and beverage scene, offering opportunities for both local businesses and regional companies. 

“Our intent is to build something that, in 50 years, the bones are there, the structure is there, but you've seen different tenants tell different stories,” Dodson said. 

With construction expected to begin soon, PIVOT is eager to see the project come to life. The Alley North development is set to redefine the neighborhood and provide a modern, sustainable space for businesses and the broader Oklahoma City community. 

“That's probably the most exciting right now is we've had the renderings kept close to our chest for almost two years now,” Baitz said. “Starting to see the fruits of all the work that our team has put into it is probably the most exciting right now.”