Sorry, I’m going to have to argue the point that quality of life to area residents will improve.
First, the city has no money set aside to improve or widen the stretch of Elwood/61st between 71st and Highway 75. It is already over-burdened on weekends with people using Turkey Mountain.
Second, ODOT has no plans to replace the 61st Street bridge for at least eight years. Has the two lane choke-down at 81st improved the quality of life for west side residents and commuters? How about the dysfunctional traffic light system on 71st at the north end of Tulsa Hills?
Third, Simon was required to provide a traffic count study for a similar development in a similar sized metro. By their own estimate, the development would increase hourly traffic counts by 3600 cars. Can anyone imagine how the intersection of 61st and Hwy 75 processing 60 cars per minute? Plan on seeing traffic back ups from 61st to the I-44 interchange on Saturdays and Sundays.
Fourth, this development has limited visibility and problematic access from I-44. There is a reason all three planned developments are slated to be on/near I-44: Interstates are where these are developed because it helps bring in money from people outside the area. If someone is hustling through Tulsa on their way to Ohio and ready to take an hour break, they might stop, walk around and shop. Make it difficult to get to your front door and they will keep on driving. If this mall fails to attract significant shoppers from out of the area, it only scavenges sales tax from other areas of the city. Highway 75 is not really an "out-of-towner" highway, it’s primarily a commuter corridor, much like the Creek Turnpike.
The last two weekends, I have seen cars parked approximately 200 yards into the neighborhood to the west of the main TM parking lot, atop Elwood Hill, and on the proposed property. There is a larger demand for urban wilderness than we have infrastructure for at the moment. Add in mall traffic and you can expect accidents and back ups.
The proposed “buffer zone” on the north and east of this property line will do nothing to keep trash from blowing into the YMCA to the north and land to the east which will be preserved as wilderness. In other areas where this has been tried, trash is a major issue.
http://mtairy.me/2013/02/06/upper-rock-creek-trash-photo-survey/A lower impact development as was originally proposed (and what it is currently zoned for) in 2008 would create far less issues and would not be such a shock or nuisance to the surrounding properties.
There are better uses for this land which would still line the pockets of the current land owners. One would be a second main trailhead with a handicapped-friendly wilderness trail, a community center, and additional parking for trail users.
More and more, people cite outdoor fitness and recreation opportunities as very important quality of life issues, not shopping malls. Tulsa has plenty of “upscale shopping” as it is. Calling anything sold in an outlet mall “upscale” is misleading in the first place.
Be careful what you wish for, this development isn’t all it’s cracked up to be.