The Tulsa Forum by TulsaNow

Video rental stores are a dying breed.  Blockbusters have been thinning out rapidly, however that one is probably doing well due to all of its competition going out of business.  Maybe it'll be gone in a few more years.

Good call.  I noticed yesterday that the Blockbuster at 36th & Peoria is going out of business and everything in the store is now on sale.  That is a prime corner in Brookside, I wonder what will take its place?  I'm sure Aberson (developer of the Consortium and Center 1) is interested, and whatever they do I hope they raze the Blockbuster and build up to the sidewalk.

CVS?  Shut my mouth.

A small hotel?

I don't think the lot is big enough for a CVS, thank god.

On the flip side, what an opportunity site!  Development there has the ability extend the urban context of Brookside to the south.  If done well an 'end cap so to speak' could really help emphasize the 'there or place' element of Brookside - really reinforce Brookside as both a neighborhood commercial node and a small regional destination.  Unfortunately, our City hasn't had the capacity or the initiative to be proactive with development outcomes - maybe that could change with an on-coming planning director but that may be too late.

So is Billy Sims going to be the new Rib Crib? Just average food with a massive amount of locations?  

I am not personal fan of their BBQ and so I don't see the need or a reason of why they are expanding so quickly.  

I personally enjoy Stutts House of Barbeque#8206; (stuttshouseofbarbeque.com).

Stutts has been great for years.Went there a week ago.

Their menu looks fairly simple. And simple is terrific.

http://www.stuttshouseofbarbeque.com/menu.htm

As a victim of his crap, do ya think this post will pass our self-appointed policeman's content test?

What is guido complaining about? Has he turned in shadows?

Is being incomprehensible against TNF rules?

Are you agreeing with that assessment?

That he is frequently incomprehensible, yes.

That it should be against TNF rules and cause for expulsion, NO!

Which one?  Shadows?  Gweed?  Both?

And I agree, it shouldn't be grounds for expulsion unless rules are broken again and again (personal attacks maybe?  I know Shadows doesn't call forum members that don't align with his ideology 'dooshes').

Of course there is the benifit of if you don't lower yourself to his 3rd grade level of name calling, and keep making points that he does not wish to acknowledge, he will start ignoring you all together. 

Jerry Reeves has the Blockbuster site under contract pending rejection of the lease in bankruptcy proceedings.  Sounds like the site will be renovated for multiple retail tenants.

Link: http://tulsabusiness.com/main.asp?SectionID=24&SubSectionID=90&ArticleID=52485

He already ignores me...well, sort of.

Sounds like they are keeping the building and subdividing it.   :(

I was hoping Aberson would buy that property, tear down the Blockbuster, and build something like Center 1 that fronts the street.  Does the Brookside Master Plan mean anything to developers???

I don't think Aberson has that kind of grip.  FAIK, he's just a tenant and he doesn't own the Consortium or whatever it's called now.

I thought he developed Center 1?

http://www.tulsaworld.com/site/printerfriendlystory.aspx?articleid=070710_238_E1_hCent46672 (http://www.tulsaworld.com/site/printerfriendlystory.aspx?articleid=070710_238_E1_hCent46672)

I thought he developed Center 1?

http://www.tulsaworld.com/site/printerfriendlystory.aspx?articleid=070710_238_E1_hCent46672 (http://www.tulsaworld.com/site/printerfriendlystory.aspx?articleid=070710_238_E1_hCent46672)

Center 1 and the Consortium are fully occupied by local businesses which is what Aberson wants.  Jerry Reeves developed the Pei Wei/Starbucks building, and whatever he does at Blockbuster will probably involve chains.  Aberson would see to it that the building is torn down, built facing the sidewalk, and filled with a mix of local businesses.

I'll be interested to see Reeves' plans, and hopefully he realizes he can get better visibility and square footage by bringing the building to the sidewalk.  It will be damn shame if that building is simply reused and there continues to be parking lot at the south gateway to Brookside....

Seems like Reeves got that idea with Starbucks & Pei Wei

I'll be damned, had no idea. My bad.

There's no sense in tearing down the existing building. Jerry and his partner Dale are too smart for that. Bank...ATT....and a third tenant most likely. Credit counts....

There's no sense in tearing down the existing building. Jerry and his partner Dale are too smart for that. Bank...ATT....and a third tenant most likely. Credit counts....

Finally, a place to purchase cell phones.

Just can't beat 101st and Memorial though...

I disagree. I think that there is sense in tearing down this building and putting in something that is more urban and that will actually contribute to Brookside. Outside of Downtown I cannot think of any real quality development that has happenned in this city in the last couple years. Like SXSW said everything we build in this city is completely generic. What happenned to Tulsa being America's most beautiful city? That is why this building should be torn down. Tulsa was not named America's most beautiful city because of strip malls and AT&ts on ever freaking corner...!

Yep, this is a lost opportunity.  The only good news is that this "remodel" will be cheap and that there will be the possibility that a better developer, like Henry Aberson, will buy the property and put it to better use.  

That whole section around 36th is awful from an urban standpoint.  The streetscape extending south past 36th with more street trees, pavers in the intersection, and getting rid of the left turn lane on Peoria would be big improvements.  Both the Blockbuster and the church offer opportunities for urban infill that fronts the sidewalk and better defines the street; not the church itself but the metal building to the south.  If the church was smart they would realize they have prime Brookside frontage and would construct a building up to the sidewalk and corner of 36th Pl with retail space at street level and church functions on the second floor with parking to the east.

Brookside is a major asset for midtown and one of Tulsa's most popular districts.  It needs to be getting better not adding AT&T stores and banks that you can find everywhere else in town...

I have heard that it will be a bank and an At&t store. The building will be used and the parking lot the same. The middle of brookside really sucks with the horrible Quicktrip expansion on the west and this on the east if true.

Middle? Brookside, in my estimation, is only a few blocks long. At least there are only a few blocks, all north of QT, worthy of any type of neighborhood name.

You can call the area of Peoria south of QT Brookside if you want, but I'll call it generic Tulsa.

Imagine my dismay when I discovered legendary Beale Street in Memphis was actually slightly shorter than the more vibrant area of Brookside and not really much more compelling.

Imagine my dismay when I discovered legendary Beale Street in Memphis was actually slightly shorter than the more vibrant area of Brookside and not really much more compelling.

Middle? Brookside, in my estimation, is only a few blocks long. At least there are only a few blocks, all north of QT, worthy of any type of neighborhood name.

You can call the area of Peoria south of QT Brookside if you want, but I'll call it generic Tulsa.

Start reading real estate ads and the Brookside "area" goes all the way down to 61st street.  A QT being on the south side of the 36th & Peoria intersection as a point of debate about Brookside becomes funny after that.

Middle? Brookside, in my estimation, is only a few blocks long. At least there are only a few blocks, all north of QT, worthy of any type of neighborhood name.

You can call the area of Peoria south of QT Brookside if you want, but I'll call it generic Tulsa.

Tulsa could have made the Brady, er Franklin, like Beale with %10 of the cost of the BOK. Brookside and Beale? No comparison. Apples to oranges.

Perhaps, the Brady, er Franklin, district could some day be compared. Two great anchors in the Cains and Old Lady....What $10,000,000 might have done for the area in 2025.

Another shoulda coulda woulda for Tea Town.

Brookside runs south somewhere of 45th. 

I noticed Lambruzco's is advertising itself as being located in "Lower Brookside".  So is Upper Brookside from 41st St north and Lower Brookside from 41st St south? 

Well we may see Dish Network set up shop on Brookside in the old Blockbuster building.

http://online.wsj.com/article/SB10001424052748704013604576246793189356436.html (http://online.wsj.com/article/SB10001424052748704013604576246793189356436.html)

Passed by today and saw an Ark Wrecking truck out front with some junk in the back.  It was just a regular pick-up truck, nothing like a crane with a wrecking ball.

I like Dish. You can get SIRIUS.  

My cable has increased $25 in 4 years (%78/4=%19.5 a year...push profit inflation)  for basic and that with fewer channels today. Cox suckers.

Like I stated before, phone store, bank and a still to be announced third tenant in Blockbuster.

Tequila time yet? Thinking about having a sip or two in honor of the day. ;)

Awful.  That corner deserves much better. 

Not really. The whole area deserves decent restaurants, service and retail. Bars need to go downtown into the Boozerie area.

I would argue it is worse than the current building because it has almost no chance of ever becoming anything else.  Yet another bank in Brookside does nothing to add interest to the area and creates a little dead zone a night.

Noticed the front to the old Ida Red space was remodeled to create a sheltered front patio area.  Any idea if anything is going in?   

Like another boozerie?

Or yoga for people stoned and over 60.....

Thats hot

Waiting for someone like Aqua to say "holy Moses, that's me."

Funny how that KOTV video ties to the discussion earlier in this thread about what Brookside's boundaries are.   Obviously 1979 is different than today, as the further south areas have become blighted (the beginning of which actually being documented in this 1979 clip) - But there they are having a Brookside event south of I-44.

Did Chester consider his first store a part of Brookside I wonder?

Anybody know what's going at the old Flying Burrito spot?

The hoods hung out in that parking lot. We cool kids were across the street and a mile north of there.

Next door to Safeway. At the Upholstery company parking lot just north.

We had quite a large crowd most weekend nights.

FYI Development news/update from the Brookside Neighborhood Association website:

a. Bus Rapid Transit – Convert properties to MX zoning at 41st Place & Peoria
b. Possible multi-story parking garage (camouflaged with landscaping), hotel and
restaurants on bottom floors. Hotel could provide transportation to Gathering Place.
c. More development needed along Peoria between 41st and 51st
d. Question asked about commercial development along Riverside:
Phase II of Gathering Place from 31st to 34th Streets will be commercial

If you want to know more, please consider attending the Brookside Neighborhood Meeting tonight from 6-7 pm at Southminster Presbyterian Church- Dining Hall (south parking lot off 35th Place)

Saw this posted on the Preserve Midtown Facebook page.  Really curious to know more about the hotel/parking garage and where this is located?

https://www.facebook.com/PreserveMidtown/ (https://www.facebook.com/PreserveMidtown/)

IMO that's an odd location for a hotel...

I wonder if that is the same one rumored at 21st and Boston?  Not exactly midtown, but...

Just curious, what would be Midtown then?   I'm not sure what the official designation is, but (particularly in the area directly South of downtown) my thought is that anything South of the IDL is Midtown.  Certainly by the time you get to 21st, you are solidly into Midtown.

Apparently less odd than Utica Square.  Which is odd.

Just curious, what would be Midtown then?   I'm not sure what the official designation is, but (particularly in the area directly South of downtown) my thought is that anything South of the IDL is Midtown.  Certainly by the time you get to 21st, you are solidly into Midtown.

Please let this be the end of the "Where is midtown?" discussion on this thread.

We have beaten this horse into dust.

(https://bloximages.newyork1.vip.townnews.com/tulsaworld.com/content/tncms/assets/v3/editorial/0/01/0015ed5e-9abd-11e5-8bc8-d36dece97e7c/5661e92eae164.preview.jpg?resize=800%2C627)

Coffee, cocktails and carnations: Husband, wife team up for new concept on Brookside


It will be called Foolish Things Bar and Biscuit

With close to a dozen years of combined business acumen between them, husband and wife entrepreneurs Justin and Katie Carpenter have proven they are adept at many things.

Standing still, however, isn’t among them.

“We’re not very good at relaxing, which is a good or a bad thing depending on how you look at it,” she said. “But we just love what we do. If we’re not working, we’re talking about work or talking about other conversations we’ve had with other business owners or where we are in the process. It kind of never stops for us.”


The new cost for doing business in Tulsa.
For those who care about business and this community, we have a deal for you. Start a digital subscription for only $0.99. Sign up now at tulsaworld.com/subscribe.

Staying in character, Justin Carpenter, owner of Foolish Things Coffee Co., and Katie Carpenter, co-owner of Ever Something, an event/wedding planning/floral shop, are planning a new venture in the Brookside area.

Foolish Things Bar & Biscuit will incorporate coffee, cocktails, food and flowers at 3524F S. Peoria Ave. in Center 1. It is expected to open around October, the couple said.

“We’re kind of excited to bring both of our passions together and present a new experience, honestly, for Tulsa,” Katie Carpenter said this week during an interview at Foolish Things Coffee Co., 1001 S. Main St.

Nestled in a narrow, 2,600-square-foot space, Bar & Biscuit, besides serving espressos, spirits, wine and beer, will cater its cooking to the brunch and pre- and post-dinner crowds. The floral component will allow customers to buy arrangements and bouquets or simply watch employees create them.

“In the same way as the downtown location, we want someone to come in after a run and feel comfortable bellying up next to someone in a tux about to go to a wedding,” Justin Carpenter said in an email.

In an earlier interview, he said, “We’re trying to do something that’s unique to Tulsa but that is also very respectful to the neighborhood, that really tries to embody what the neighborhood is about.”

The Carpenters were college sweethearts at Wheaton College, the Illinois liberal arts school they attended. Justin Carpenter started Foolish Things Coffee in September 2012, and Katie Carpenter will celebrate her five-year anniversary at Ever Something in a few months.

“He’s so driven and passionate,” Katie said of her husband. “So when he finds something that he really wants to pursue, he kind of goes all in. That was definitely his mindset when it came to opening a retail space.”

With no previous experience in the cafe industry, Justin Carpenter trained at Topeca Coffee before opening his first business. For the Brookside concept, he is being tutored by the drink experts at Valkyrie. Also, working with the Carpenters on cuisine and menu development is chef Philip Phillips, who founded the local Lone Wolf food truck.

“One of the coolest parts for us is being able to collaborate with people in the industry,” Justin Carpenter said. “It’s unique to Tulsa that we have an environment where chefs and restaurateurs and bar owners are willing to partner with people they trust who are going to push the industry forward. It’s flattering for us that we are considered part of that group.”

It will be called Foolish Things Bar and Biscuit

This concept sounds interesting and Foolish Things is great, but that name sounds ridiculous. I won't be surprised if people think it's some kind of dog-friendly bar or dog related place.

Slight Drift.   We need more dog-friendly bars and restaurants in this town!  On brookside, about the only option is RBar. 

Blue Moon Cafe patio is dog friendly too.

Not for nothing I'm reviving the Brookside thread. Hearing something about the church at 36th and Peoria being torn down for  high-end apartments with retail underneath. I have zero to back this up - anyone hear anything?

Looks like it sold to an entity named “Soc Row LLC” on 12-1-21. The zoning was changed from RS-3 to MX1 back in May 2019 in TMAPC. The application for rezoning  was very vague but presumably they’ve had it in mind to market the property for some time.

Not for nothing I'm reviving the Brookside thread. Hearing something about the church at 36th and Peoria being torn down for  high-end apartments with retail underneath. I have zero to back this up - anyone hear anything?

Here’s what’s coming. It’s a shame they’re going to tear down that church for this characterless crap. Same architect as the 11th and Lewis deal (“NoMa” lol). Maybe they can call this one SoPa.

generic tin building

You sure you’re not describing the building in the drawings?

;D just difference of opinion. I'll take the tin building in the renderings that extends streetlife and density south versus the tin building church with zero activity, pushed back from the street, and with half the site as a surface parking lot. Being across from the QT in combination that pretty much are the killer of street life that fragments anything south from the more pedestrian part of Brookside north. 

It is happening, Ross Group project. Looks really really nice from the renderings, it is going to piss the neighborhood off to no end I can imagine when renderings are released haha.

I again ask, why no hotel in Brookside?

Phase III of the Gathering Place along Crow Creek seems like it would be a great spot for a hotel along with housing.  This is the mixed-use development that hasn't been announced yet as they finish up Phase II and the dam/pedestrian bridge.

I made this map showing where the future trail would be located next to Phase III

(https://lh3.googleusercontent.com/4NHTx3GCVhkcuiszsipEf--WXaNVszHRXApx_rP-AlXxBZ_JRJ_ookj9NHHyiIztgiPU3610ZUXnx4RVCc0vchDQeAaQKpwh1LeFb9Fw_SanYLUKvlnk7s9Lwq86F8EuO1eYXu3cX7azv2xiiJ73BGsW-IobauEIVUmHewIXl8woyQQB1U8H0Kx1FU-of--jK1JYnmJa2mfsIw5JOhJNp_8CLMS0e9Qci1ysubVRpXBcyYB5y8Gw7Nkr3OZoE6ZSvt6yWmaZjPD1OTgdkOv-EJofQPJfSJFGIz_PTZpW91POYL1sEjtOu7jhy7Z7O3DN3w5n8lt861GI4LRXzruMvDZHV9XEdifh0cRiJP1qA0opi23MND7lWNi__DC5q94_dOnuQtehP1kIXCOlL0HYsehF_JUjXjb5JXix8u0HKGrVAUjh5LtKw9w4zN7JKtPCLD_e26xVcQBQEwn1_dYJEOoOFdM5oxN_JTYInQrLOA1yGUgzp1c4zmN0BRt7AxFPVCCbP6SeynnePp55XOYmDn_Oq5VAlJmMRGaty0C6whSpFocZy2qCd_Vw27Wf04CU0alKh2o-UKHlo7_G47YIC08ZVNA2TfzqSqP4S-CwG8-8qysdZxfmA3demRQyqkyLwrPonoG0RW4MIqnLGeyKvcEDib8YNiQ_luOYs2AVqwsM9GHNHw7NDfD8lGmX6f8BEDuhhxMbRA0-1iNDjt-Qo68=w1624-h640-no?authuser=0)

I again ask, why no hotel in Brookside?

Has anyone seen renderings of the new Peoria bridge currently under construction over Crow Creek?  Curious if they planned for a future trail underpass once they build the new trail connecting Peoria to the Gathering Place.

As for the trail - I have a good contact at GKFF who has told me they have been frustrated by the property owners along the creek, and at this point there is no clear way forward to connect all the way to Peoria.  When it happens, I expect they'll build it to the Crow Creek Meadow and then just wait for the properties between there and the old BSA HQ at Peoria to come available, one by one.  May be many, many years.

I'm frankly more excited for the power lines to be buried over the next five years--when they do that as part of the Peoria rebuild, that stretch will feel qualitatively different.

That was the Camelot, no?  Now it's a Quiktrip.  

What is to stop them from diverting the undergrounding funds to tree trimming at the last minute?  Bait-and-switch we have seen before.

For those that remember KAKC, their studios were in the Trade Winds West.

The new additional 1% franchise fee will be controlled by CoT.

I asked my district councilor for the specifics on that and never heard back.  Is there a link to it somewhere?

The new agreement would add a 1% charge to fund the maintenance and repair of public ways, such as streets, highways and rights of way. The fee is expected to raise an estimated $4.5 million a year, or $76 million over the life of the agreement.

The bulk of the maintenance funds would go toward a citywide utility line burial program and converting the city’s highway lighting to LED lights.

The ballot language was approved by City Council in November and will be on the Feb 8 ballot.  The Council website is SNAFU so I couldn't pull the initiative language/franchise agreement.  But here's the most recent World story: https://tulsaworld.com/news/local/govt-and-politics/new-pso-franchise-fee-agreement-on-tulsa-ballot-feb-8/article_9d818f88-46f8-11ec-9659-172862b3c5a3.html.

The lede got buried by the lefties pushing for a 100% renewable commitment from PSO.  This went nowhere but delayed the agreement for awhile.  What should have been the headline is that Tulsa's utilities ROW improvement budget just got a $4.5 million/year bump.  From what I gather, the intent is to bury lines as part of new arterial rehabilitations going forward, including the entire stretch of Peoria that is set to be rebuilt over the next 5-7 years.

Once I can find the franchise agreement itself, I'll post it as a new topic.  This is exciting stuff.

From what I gather, the intent is to bury lines as part of new arterial rehabilitations going forward, including the entire stretch of Peoria that is set to be rebuilt over the next 5-7 years.

Peoria between which streets?

;D just difference of opinion. I'll take the tin building in the renderings that extends streetlife and density south versus the tin building church with zero activity, pushed back from the street, and with half the site as a surface parking lot. Being across from the QT in combination that pretty much are the killer of street life that fragments anything south from the more pedestrian part of Brookside north. 

Here’s what’s coming. It’s a shame they’re going to tear down that church for this characterless crap. Same architect as the 11th and Lewis deal (“NoMa” lol). Maybe they can call this one SoPa.

(https://us1-photo.nextdoor.com/post_photos/85/9a/859aa3edf0d4b0657819fa74cc6b1aad.jpg)

(https://us1-photo.nextdoor.com/post_photos/22/6c/226c6c145d58a6d42d14ba5224c63785.jpg)

(https://us1-photo.nextdoor.com/post_photos/2b/04/2b040f2b7aa691a2cd5e56cd12cd5393.jpg)

This project is in the Tulsa World today:

What stood out to me was this:

The congregation began meeting at 3105 E. Skelly Drive, Suite 304, in November but plans to move into a modern church facility in the new development once it is completed.

“The design team is assessing what features of the existing church buildings will be retained, if any,” the Ross Group’s Kevin Symcox wrote in an email. The church building was constructed in 1952, property records indicate.

...so this mixed use also includes... a church, the way I read it.  That will be interesting.

56th S N to 46th St N starting in 2022
46th S N to 36th St N starting in 2022
Pine to Admiral starting in 2027
Admiral to 11th st starting in 2022
11th to 21st starting in 2021 (pending utility work)
21st to 31st starting in 2027
31st to 41st starting in 2023
41st to 51st starting in 2021 (pending utility work)

https://cityoftulsa.maps.arcgis.com/apps/webappviewer/index.html?id=008f17b85c2d4b30a8af31b90ef24173/

I've been noticing a lot of churches going up for sale and relocating to smaller abodes if they relocate at all (that's a whole other discussion). The Agape church at 2111 S Darlington between Yale and Sheridan just went up for sale for $1m. It's got a neat mid-century style entrance but not much beyond that. I can imagine some developers will mow it down and build 6-8 new houses on the land since it's not often new midtown residential lots pop up and this is almost 3 acres.

I've been noticing a lot of churches going up for sale and relocating to smaller abodes if they relocate at all (that's a whole other discussion). The Agape church at 2111 S Darlington between Yale and Sheridan just went up for sale for $1m. It's got a neat mid-century style entrance but not much beyond that. I can imagine some developers will mow it down and build 6-8 new houses on the land since it's not often new midtown residential lots pop up and this is almost 3 acres.

So if there is nothing really memorable, like a Frank Lloyd Wright design, why is this not a good thing?  It would get more property on the tax roles.  I like big lots but the urbanistas would probably like at least 20 houses or apartments on that site.

Edit: Make that 12 to 15 houses for 3 acres rather than 20.  But, 20 could fit. Where I grew up was approx 1/8 acre lots, 2 story houses.  Sorry for the bad arithmetic for Tulsa developments.

The land that the church sits on is two separate properties which are both zoned RES SINGLE-FAMILY MEDIUM DENSITY DIST [RS2], and the last construction on the property is dated 1974 according to the Tulsa County Assessors Office

https://www.assessor.tulsacounty.org/assessor-property.php?account=R99315931523210&go=1 (https://www.assessor.tulsacounty.org/assessor-property.php?account=R99315931523210&go=1)

https://www.assessor.tulsacounty.org/assessor-property.php?account=R10675931506000&go=1 (https://www.assessor.tulsacounty.org/assessor-property.php?account=R10675931506000&go=1)

so it could be developed into residential housing. The property as a church itself dates back to the late 50's early 60's and a church has been on the property since. In 1971 or 1972 I had football practice there, and friends that I went to school with at MacArthur/Whitney/Nathan Hale attended that church back then.

Yeah, it's a nondescript structure with no historical significance, so you could just plow it over and shove some more houses in there. Hey, maybe you could do the same with St. Pius Church and school. It's just another Catholic/Christian Church, who needs it?

I'm not saying tear it down because it's a church - I'm saying there is no real historical or architectural reason to save it in it's current form. Architecturally neighborhood churches, like this one, are forgettable as most were built on the cheap with just a quick nod to prevailing architectural styles. Same as say lots of 30's small retail buildings which were just square brick structures with some quick and cheap deco frills on the façade. Or current strip malls with faux Italian villa towers (shudder). Hardly enough to make them memorable or warrant putting them on the The National Register of Historic Places. Now - if it was St Pius sitting there then I'd be the first one to tie myself to the front doors to keep it from being torn down. But this ain't that.

Also - who knows - maybe someone bought it to continue it on as a church but I really can't see that happening which is why I'm speculating a land developer bought it to build some houses (which, even before the current crazy housing market, houses in this area hardly ever were for sale more than a week). Neighborhood churches are on the decline for lots of reasons - Megachurches like GUTS taking all the parishioners (and their donations) and such - so you better get ready for a lot of them being torn down by developers to build houses. For better or worse that's just the reality on the ground.

Personally I've always wanted to find a church with a cool nave and convert it into a garage like Nostalgic Motoring did - (http://www.bughaus.com/Tulsanow/Tucker-01.jpg)

Mixed feelings in Brookside neighborhood over Raising Cane's plans

TULSA, Okla. — Fast-food chain Raising Cane's is looking to add to its Tulsa portfolio with a new location in Brookside.

A proposed plan would bring it to an empty building near East 37th Street and Peoria. Best Electric and Hardware at that location closed about two years ago and the building has remained vacant and has become a nuisance in the neighborhood.

“I’m really surprised, no one has taken up this building yet, or torn it down, and done something with it, and someone is wanting to,” Bruce Watts said. Watts lives in the neighborhood near where the restaurant would come in.

https://www.kjrh.com/news/local-news/mixed-feelings-in-brookside-neighborhood-over-raising-canes-plans

This sounds awful, not the right place for a fast food drive through. They can easily find a location south of 41st and no one would care.

This was posted on Nextdoor. Not the best photo but you can see it's about as far from pedestrian friendly as you can get.

(https://us1-photo.nextdoor.com/post_photos/65/48/6548713251accb08128a916aa43d08f3.jpeg)

They made some changes to that site plan eliminating the drive in front of the building and adding an outdoor seating area.  I would still like to see this denied and have the city make them build to the corner.  If you oppose this plan show up to the meeting on July 6 at 1 pm

 http://tulsaplanning.org/tmapc/agendas/exhibits/Z-7663.pdf (http://tulsaplanning.org/tmapc/agendas/exhibits/Z-7663.pdf)

If anyone is interested the TMAPC meeting is today at 1 pm at City Hall.  

I was hoping to go but can't make it. Hopefully some show up. I can't believe the Brookside Business Association is endorsing this.

The two curb cuts on Peoria is ridiculous. Raising Cane's has dozens of examples of more urban locations in similar neighborhoods or in downtown locations. It's possible for them to build an urban format store they are just being lazy, they don't want to spend the extra money to design a custom site plan for the site.

Hopefully people show up and ask for better for this site. If I was Ross Group I'd be up front and center, this will kill just about any hope for decent pedestrian flow south with this and the stupid Jimmy Johns/Bank of West and is going to significantly decrease the desirability of the retail spaces for people walking they want to build in that mixed-use proposal.

The church at 2111 S Darlington is showing sale pending now so I'm waiting for the bulldozers at this point.

With the Crow Creek bridge now finished I am interested in what the city plans to do to connect Brookside to the river and Gathering Place.  

Senor Tequila closed their Brookside location.  Not sure how long they had been there but it’s been a long time.  I remember when it used to be City Bites.  One of the better restaurant spots, great opportunity for something new.  Please no burgers or pizza.  🙂

Yeah they have been in that spot at least 10 years... maybe longer?  I think The Brook may be the only Brookside restaurant that has a longer tenure...

Brookside by Day and Cafe Ole have been there awhile too.  Doc's has been there since the early 2010's.

Brookside by Day and Cafe Ole have been there 25-30 years. They predate the Brook by a lot. And don't forget Weber's has been in Brookside for 89! years, and Claud's has been there 68 years. Elmer's which did close and move during the pandemic has been in Brookside at three locations for 40+ years. In The Raw has been there 20+ years.

(https://scontent-dfw5-1.xx.fbcdn.net/v/t1.6435-9/71927529_2881365701891132_4227400816119513088_n.jpg?_nc_cat=109&ccb=1-7&_nc_sid=973b4a&_nc_ohc=XNG9k7I6C_MAX-GlnfX&_nc_ht=scontent-dfw5-1.xx&oh=00_AT9Glh4AkzdQoFPfhZ16KGO-60OSxlni0-K8GrkvXSmSKA&oe=6346E96A)

Claud's has been in business since 1954 but their Brookside location didn't happen until 1965 when they bought the Van's Hamburgers location there:

(https://digitalcollections.tulsalibrary.org/digital/api/singleitem/image/p15020coll1/638/default.jpg?highlightTerms=van%27s)

Claud's has been in business since 1954 but their Brookside location didn't happen until 1965 when they bought the Van's Hamburgers location there:

(https://digitalcollections.tulsalibrary.org/digital/api/singleitem/image/p15020coll1/638/default.jpg?highlightTerms=van%27s)

Before that they were on Admiral. I'm not sure when Van's opened on Brookside (they had other locations) but I think it was the mid 1950's (the city claims the building was built in 1955 but they aren't very accurate on older stuff). Shame that Claud's doesn't redo the original Van's sign with neon and such (since it's still there) and ditch that 60's-era (?) sign they have now. I think their current sign should have a lantern on top as signs from that era are prone to.

Bonus - the old Claud's sign before the current one:

(https://scontent-dfw5-1.xx.fbcdn.net/v/t1.6435-9/71927529_2881365701891132_4227400816119513088_n.jpg?_nc_cat=109&ccb=1-7&_nc_sid=973b4a&_nc_ohc=XNG9k7I6C_MAX-GlnfX&_nc_ht=scontent-dfw5-1.xx&oh=00_AT9Glh4AkzdQoFPfhZ16KGO-60OSxlni0-K8GrkvXSmSKA&oe=6346E96A)

Is now at Ron's Hamburgers in Skiatook

(https://th.bing.com/th/id/R.ca93aad4afa63a834ec1bbf37188f134?rik=Mh6rzx51fKbINQ&riu=http%3a%2f%2fwww.roadarch.com%2f11%2f4%2fronshamburgers.jpg&ehk=C8Q1EQ%2fiJ429Ikq1DbJBGu3FBmoMpOGLaMD0GPBW2fs%3d&risl=&pid=ImgRaw&r=0)

That stretch of Peoria sure has changed since then.

https://goo.gl/maps/qJQ4nbV7MXJbRbN88

My grandparents lived in Brookside for 60 years. They moved to 36th St near Utica in the mid 1940s and back then 36th was a dirt road and ended two doors down from their house. They were at the very edge of town.

Anyone know the story behind Holy Moses Brewing? It's been under construction for a couple of years on the south end of Brookside. Looks like they made slow but steady progress for about a year and a half, but the last update was from last April. Anyone happen to know if they are still alive? Apparently covid/supply chain issues really hampered them. Bad timing...

Sounds like any project I do on my house!  ;D

The developers of the BOK site at 33rd & Peoria are seeking a rezoning to MX.  I'm hearing mixed-use apartment/restaurant/retail with a BOK branch still operating on the ground floor.

TULSA, Okla. — Next week, the Tulsa Planning Commission is set to take up whether to rezone the space for a mixed-use development.

Elliot Nelson’s development group, Fishless Desert, is proposing a four-story apartment complex with space for retail and restaurants. Nelson is a well-known entrepreneur in the Tulsa area, who brought the city McNellie’s and several other restaurants and properties.


Jody Rogers lives in the cul de sac behind the bank and is one of half-dozen neighbors who sent a letter of concern to the city.

“We aren’t afraid of progress,” she said. “We want progress in Brookside, but this seems a little bit unreasonable.”

Unreasonable, she said, because there’s not a building in Brookside over two stories. The original plan called for five stories, but after hearing from concerned neighbors, developers lowered it to four stories. Living directly behind the bank, Rogers would be most impacted because a two-story parking garage would flank her backyard.

Neighbors on the street over (33rd) are concerned as well. 2 News spoke with another neighbor via text who is concerned about parking and traffic in the congested entertainment area that is already lacking parking.

“Both sides of the streets there is parking for the restaurants,” Rogers explained. “It’s hard for cars to get by.”

In a recent meeting with the developer, Rogers said the developer admitted there wouldn’t be adequate parking for the complex with 60 units.

“[It] would cover 1.5 cars for a two-bedroom, three-bedroom apartment, that doesn’t work,” she said.

Both neighbors told 2 News the City of Tulsa would need to install a traffic light in the area to avoid a traffic nightmare.

Rogers said she appreciated the developers’ transparency and willingness to listen. Nelson told us Tulsa is short on housing in every price point and is wanting to meet the needs of Tulsa in a respectful way.

Did the rezoning for 33rd & Peoria (BOK site) get approved yesterday?