The Tulsa Forum by TulsaNow

Here is a nice little article on a development I have been working on for a while.  The project is moving forward, which is great news for downtown, and Greenwood.  We're very excited about it.

http://www.tulsabusiness.com/article.asp?aID=51398


(http://farm4.static.flickr.com/3370/4639899882_043b10b783_b.jpg)

Very cool.

Is this on the SW corner next to the U-Haul building?

WIN!

Decent pricerange win!

Nice!  East or west side of Greenwood--if I recall, the Greenwood Chamber got plots on both sides of the street in exchange for the ballpark parcel?

Also, now that you got HUD approval, what's the timeline looking like?

Yes.  SW Corner of Greenwood and Archer, right next to U-Haul.  The North side of the building is going to have killer views into the Ballpark...South and West Exposures will have killer views of Downtown, and the East side obviously fronts Historic Greenwood Avenue.  There will be community space on the roof with 360 views, and every unit has a patio.

Don't confuse affordable with cheap, fwiw.  Brian Freese is the architect.  We hired him because we wanted these to be creative, modern spaces, using inexpensive materials in creative ways...and to use an overused phrase, to be loft-like.  Basically, good design, shouldn't necessarily cost you an arm and a leg. They flow well, with large living areas.  They will have 8 x 6 foot windows, sliding doors in each unit and ten foot ceilings, so there is going to be tons of natural light, and no dark living spaces or bedrooms.

One unique feature are the ground floor live work units on Greenwood.  The idea was to continue the Greenwood storefronts to the south, but allowing living space in the units as well...so they will be perfect home/office, home/retail, home/studio spaces...work in front, live in the back.

The floorplans on the spaces are under revision.  I'll post when we get a little further along.

We hope to be breaking ground in spring.  We have to finish the construction drawings, go through permitting, etc.

Congratulations, and bravo! This will be a great development. I may have to live there (can't you start construction now so I can move in February? :))

Congratulations Patrick, looks like a fantastic design and the price point is very much needed in the downtown housing market.

1 dollar a sq ft? Am I reading that right?  So I can get a 1400sq ft townhome/condo for 1400 bucks?  I want 5.

I'm pretty sure that is rental rate per month

Don't get me wrong - I like the intent of the project. That design, however, just leaves me cold. Current "modern" architecture is not memorable and just seems to be inspired by Legos. It doesn't scream Tulsa and it really needs to, especially in that historic of an area.

I like it, its good to have something like this downtown that reflects todays architecture. The main thing imo, is where the building meets the sidewalk.  That first level or two is what you will "experience" when walking by, and will really see when you drive by. The rest can be whatever. I like that they have kept with the brick on the lower levels and will indeed be interesting to see what they go with up high.  But, imo, it would be fine to go with something that is less expensive on the upper parts, then add a few extra touches and details on the lower part and perhaps the crown, especially around the retail section.

I know I sound like a broken record, but some deco touches would be nice lol.   And all that can mean is a few vertical or horizontal lines or a simple pattern under or over the windows in the brickwork to add a teentsy bit of extra interest at ground level.  The great thing is that type of thing works perfectly well with contemporary design but gives it that "this is Tulsa" touch.  Contemporary design is basically "almost deco" anyway. Add one extra line here and there and you have it. You could even do something just with the railing to give people that deco cue. It is after all "ZigZag" Urban Planning and Design, something of this nature could be a nice extra, but subtle, signature touch.

Project is moving forward, I see bids are due today on project packages.  Cool

Does anyone know when this project will break ground? I can't wait to see it.

They are waiting on paperwork. Groundbreaking will be in April or May.

Thanks, so this project is right on schedule. That's a plus.

(http://farm6.static.flickr.com/5213/5518398623_143d4b3a2a_b.jpg)

(http://farm6.static.flickr.com/5017/5518989928_06a4a3421c_b.jpg)

I absolutely love the words "Greenwood" and "Archer" on the corner roof line...I'm a sucker for detail.

Those renderings are beautiful. I espescially like how the building wraps around the corner. Can't wait to see these go up!

Great vantage points to watch baseball from also...

 Looking good, can't wait to see it start going up.  Will be nice to see the Tribune (or whatever its called) lofts, the Mathews Warehouse project and this all being worked on at the same time.

This is one great start towards getting a resident population in the downtown area, as well as providing an avenue that will allow retail business owners that are working on a tight budget to participate in a new market area.
But the chicken and the egg.  There still needs to be a grocery in the area, preferably in safe walking distance for the new "pioneers". 
Wasn't there something on the jungle telegraph that one might be put in the 2nd and Detroit area?  Or was that just some speculating on the part of one of the developers/ re-developers of one of the buildings down there.

There was at least one attempt by Brickhuggers to put a grocery in but the OK liquor laws prevented it.

There is a small grocery proposed for the first floor of the Detroit Lofts at Detroit & Archer.  I don't know the current status of it.  There needs to be a full-service grocery closer to downtown though.  

That would be the attempt by Brickhuggers.  At least per Macy, the wine/strong beer situation is an issue.

I'll add that I really like the design of this development but instead of beige aluminum panel siding maybe something more silver?  It appears the brick on the first floor matches the brick on the storefronts along Greenwood which would be a nice touch.  It also appears the streetscape currently along Greenwood will be extended south of Archer to the tracks, possibly all the way to 1st? 

If this project is successful I hope the developer looks at the site at the corner of Archer & Elgin for a similar development.  That would have even better skyline/ballpark views.  Also the parking lot west of the ballpark between Archer and Brady would be perfect for mixed-use retail/residential or retail/office. 

I would also like to see something along these lines on the lot right across the street. That lot is huge and could accomodate a development opportunity not available on a regular sized block downtown.

Also, I really like the beige aluminum. Keeps the whole thing subtle but still modern.

There is a hotel/mixed use concept planned for the east side of Greenwood.

That's disappointing about the grocery store at the Detroit Lofts. Even the nearest grocer to downtown, Reasor's, closes at night. So I don't even shop there. The nearest 24-hour grocery store is 46th and Peoria.

The snowstorms the past few winters really reinforced the lack of downtown residents, what with literally everything closing. Once we get some downtown residents, maybe restaurants/bars will still be open when it snows, like in major urban centers.

That whole area around the ballpark is developing at a glacial pace. Didn't various stakeholders buy up those properties, and why is nothing happening?

Still ugly surface lots, industrial stuff, etc. all around the ballpark. Plus we still don't have through sidewalks to the ballpark from the Blue Dome up Elgin nor from the Brady on the south side of Brady.

It would be really nice to see the streetscape along Elgin next to the ballpark extended to the south to meet the streetscape at 1st & Elgin.  That connection by the tracks needs some work.

I think we have plenty of people living in Downtown (somewhere around 3890 though not sure if this includes HL MOSS), Brady Heights, Riverview, Childers Heights, Owen Park, Forest Orchard and even North Maple Ridge that would shop at a downtown grocery store. In fact bring on the retail downtown, Lee's and Fleet Feet are not hurting at all in the Blue Dome and neither is Dwelling spaces.

Oh, and don't forget Glacier's (delicious Glacier's).

Good stuff

How do you think a limited service grocery would do, no on-site butcher, somewhat of an Aldi or Save-A-Lot concept but without the suck factor?

Sure, kinda like a large bodega. I don't think anyone is expecting a full service Reasors in downtown...that just isn't cool anyway.

I never go to the deli or the bakery counter in a Reasors anyway (or the bank branch, or the video store or the pharmacy or the coin star etc), I just need groceries and the occasional bag of dog food.

Also needed in DT: Package store (booze), home goods, clothing, shoes.

Already in DT: home improvement, camping, running, biking, chocolates, sundries/gifts, t-shirts, art, cakes/bakery (next to Mayo hotel), dry cleaning, hair/nail salons, office supplies, coffee, and lots of banks.

Along the lines of the other things needed: more take-out/fast food. Not a McDonald's or anything, but there's not much selection for non-sit down restaurants after 11-2 and on weekends. Dilly Deli could help fill the need, but their hours are pretty weak and they're incredibly slow for a deli.

I'm really big on Schnuck's Culinaria in downtown St. Louis. It's open 6am-10pm 7 days a week, and it's as good a place to grab lunch as it is a grocery store. There's a coffee shop, a deli making sandwiches, lots of prepackaged single-serving foods (including produce). That place really maximizes their unique position as a downtown grocery.
http://www.culinariaschnucks.com/

Even little old Springfield, MO has a downtown grocery, and it even serves food to the after-bar crowd.

I'm happy for our downtown's growth, but in many ways it's still subpar in comparison to even an average college town, especially if you're a night/weekend person.

The critical mass is building, it's only a matter of time for more development and more amenities will look like no-brainers.

I know. I'm just getting impatient. Especially when literally everything shuts down when it snows. There are enough people living downtown that there should be some bars open, even when there's a foot of snow on the ground.

I'm a fan of Cosentino's in downtown Kansas City.  I've always thought the Fertility Clinic property at 15th & Boston would be a great place for a similar store.  Tear down the clinic (former Luby's) and build up to the street with plenty of space for parking to the north and east.  Convenient to downtown, Riverview, Maple Ridge and Cherry Street.

Cosentino's
(http://www.jkchang.com/wp-content/uploads/2010/07/Cosentinos-Market_Kansas-City_Jen-Kuang-Chang_550.jpg)

As for downtown's growth, it has been pretty robust considering there wasn't much there just 10 years ago.  Another issue is downtown is not the place for nightlife in Tulsa, it's one several urban districts along with Sobo, Cherry Street and Brookside.

I thought Orpha's never closed  ;)

I have heard Eatzi's is taking a look.  www.eatzis.com

This I think would be a good choice for a downrown store. It's about the size of a Wal Greens or a CVS.

http://www.freshandeasy.com/ (http://www.freshandeasy.com/)

Very realistic/sad that the rendering shows the power lines in the way.

On the up side you wont have to go very far to return your UHAUL once you get moved in.

Is there any movement on this project?

Any news on this project?  Last I heard they wanted to start construction by the end of the year but the site remains a parking lot next to U-Haul.  Pfox?

Ask me later this week...

It's later (couldn't help myself).  Spill spill!

The KRMG Sager interview posted earlier seemed to confirm that this project will in fact be breaking ground soon.

Looks like my favorite downtown residential project is gong to be happening soon!

I really want it to happen too.  Let's not assume that Sager actually is aware of his surroundings.

You have heard of Sager, right?  Until I see cranes in the air, I won't believe it.  Or workers working in a substantive fashion, anyhow.

Yeah, but it's not his project.....

However  I do know his definition of "soon" is different than everyone else's.

Maybe so, but I agree.  Until I hear a timeline from the actual owner of the property who is doing the construction, using Sager's 'soon' would be like saying 'a cold day in hell'...

pfox is a primary on this project.

So, I drove buy the lot today and there were signs posted on the greenwood parking authority sign as well as on the lot to east.  I took a picture, but I have never been able to figure out how to post them on here.  (people have told me before, but, as usual, I didn't listen)  Are you the primary on this Pfox?  Any comments?

The easiest way is to upload them to Photobucket or Flickr or some other site and then grab the link and paste it in between the img HTML tags.

And what were the signs of? Renderings?

They are notifications of a "Public Hearing and opportunity for comment by affected citizens concerning change in land use of property to mixed use residential/retail/commercial usage upon sale of TDA owned land .... Public hearing will be held  at 9:00 a.m., January 31, 2012, at the Greenwood cultural center"  I'm pretty 'cited about this.  I was loosing faith.

Sorry Jake, meant to upload your pic yesterday. Here's jacobi's picture of the notice:

(http://farm8.staticflickr.com/7002/6789398439_314f6e7104_z.jpg)

Did anybody make it to the meeting?  I was in Stilly this morning.

It's made the news:

http://kjrh.m0bl.net/w/news-local/story/52884575/

Let's hope construction starts soon.

This is one of the best downtown apartment proposals and will be exciting to watch go up.  So much has been happening in the 'central' part of Brady around Archer & Main/Boston and it will be good to see more in the eastern part around the ballpark and Greenwood.

Not to troll, but I'm really starting to think that this project will not happen.  It will be nice if it does, but I am no longer holding my breath.

A mí tampoco tambien. Ate at Fat Guy's on Friday and saw no activity, or even a sign.

I drive by it every time I go through downtown.  I've just given up on this.  I don't blame them.  Having to deal with the TDA would make anyone give up.

P.S.: Fat Guy's may well be my favorite tulsa spot.  Certainly for hamburgers.

Friday was the first time I had ever eaten there. Good Lord almighty it was amazing. I nearly cried when I dropped the last 1/4 of my burger on the ground.  :'(

I physically gasped in horror when I read that.  I'm sorry for your loss.  The good news is, the baseball season is starting up and fat guys will be there to provide beer and burgers.

How dare you try to give me beer! That's a crime  ;D. But yes, baseball and Fat Guy's....what could be better?

I will be there this Friday (both Fat Guy's and ballgame, if the weather doesn't piss on it).  It will be a first for me for both.  Suggestions for the burger place?

unless you get a kid's burger, the smallest they have is a double.  my wife and i usually split a cheesburger and regular fries.  they have excellent shakes, as well.  here is the menu, so you can prepare for your visit:

http://www.fatguysburgers.com/menu.php

oh yeah, we usually get the mexican ketchup for the fries.  it is a combination of guacamole and chipotle ketchup.

It's a really small thing that they due that makes this place really great in my eyes: their toppings, particularly fresh jalapeños.  A burger place that takes the time to mandolin their own fresh (and not pickled) japs shows that they really care about what they do.

Believe it or not...Greenarch breaks ground next week.

http://www.tulsaworld.com/business/article.aspx?subjectid=499&articleid=20120527_477_E2_Cmecab977245

Great News, congrats.

And I don't think that you really need to provide a link to assert that it's true, just saying. Is the world going to do a story on it later in the week?

  Yaay!  Will be nice to see this project move forward and begin infilling that area. 

And the County is spending close to $1M on a new courthouse entrance? Hope it connects to 5th.

This is great news! I can't wait to see this going up from my eat at OneOK Field.

Translate to old folk English please.  I don't speak present teen.

Better?

Yes. Please disregard my answer to your other post, except for the no disrespect part.  That was real.

Hahaha. Caught this now. I didn't know that typos were so confusing to the....not as young generation.

 ;D

Your age is fast.  My mother's age (still alive) is not fast.  My age is half fast.
 
 ;D

Did we vote for this?

Nope

Yes.  The funds were earmarked in a Four to Fix ballot for courthouse improvements.

There was an article that the courthouse is moving the main entrance to Denver street and closing off and enclosing the plaza entrance.  What are the most recent plans to extend fifth street to the new hotel/old city hall?  That plaza could use an update.  It looks like it hasn't been updated since the 60's.

More than a week later and no ground broken.

Anything happened yet?

Jacobi told me that just this morning that a construction fence went up around the site. Looks like progress!

Awesome! Glad to see this finally moving along to construction.

I saw the fence, along with the sidewalk it fenced off. I'm a fan of all the development, but with something that seems like 75% of all sidewalks closed in the area, we need to start making accommodations for pedestrians.

One or two sidewalks closed, fine, I'll walk in the street. But you can't walk anywhere up there without walking in the street. It's especially grating when they close the sidewalks but leave room for on-street parking. There needs to be some rules requiring companies to roping off areas to walk.

Yesterday I noticed they had a job site in place.

I am pretty new to all this, but being stuck here at the UofA, looking at all these development conversations makes me want to come back to good ol' T-town and look at everything. I'm particularly excited about this project, and being an architect major, I can't wait for this to be completed. From what it seems, Tulsa has made some HUGE strides to develop downtown and anything that involves housing is awesome. I cannot wait to come home and see everything! I'm done with my rant now I just want to get more involved!

Which UofA? Never mind, I had a blonde moment.

I see what you did there.

Anyone have any updates?

The parking lot is torn up and there is dirt work afoot on the east and south of UHAUL.

http://www.tulsaworld.com/business/article.aspx?subjectid=32&articleid=20120714_32_E1_CUTLIN189443


GreenArch brings apartments, retail to Greenwood
More than 80 years have passed since the historic Greenwood district has seen new buildings go up, says Reuben Gant, executive director of the Greenwood Chamber.



"For a long time, there's been no development, just renovation of what was there," he said.

That's all changing with the construction of GreenArch, a $9.5 million project that will combine 70 affordable apartments with nearly 9,500 square feet of retail space on the southwest corner of Archer Street and Greenwood Avenue, across the street from ONEOK Field.

Construction began late last month and should be finished within a year, according to GreenArch LLC, the development entity that includes the Hille Foundation and Greenwood Community Development Corp.

Kajeer Yar, counsel for the Hille Foundation, said the construction stands out from many of the other downtown projects because it's completely funded by private money, rather than using tax incentives or grants.

"We're proud of the fact that we were able to do this with no public funds," he said.

About 86 percent of the $9.5 million is via a bank loan, with the rest from the Hille Foundation, a private Tulsa-based development organization formed in 1997 by Jo Bob and Mary Ann Hille, Yar said.

Another financial goal of GreenArch is to keep rents down. To do that, the developers have worked closely with Manhattan Construction to reduce costs, and became part of the Department of Housing and Urban Development multifamily mortgage guarantee program.

Brian Freese, principal of Freese Architecture, the designer of GreenArch, stressed that the development is not rent-controlled or income-based.

"We wanted to build a place for the working people in downtown, something they can afford," he said.

Rents are expected to be at or near $1 per square foot, with the studio, one-bedroom and two-bedroom apartments ranging from 700 to 1,300 square feet.

Freese said the units are designed with tall ceilings, contemporary materials, clean lines and large windows for an expansive feel.

Six of the 18 two-bedroom units will be two-level. Another six will be "live/work" units that are extra-deep and tailored for artists, craftsmen or other professionals who would want to have shop space where they live, Yar said.

"They're designed in a way that the professional could have a shop or office in the front, with a separate living space in the back," he said.

The 9,500 square feet of pure retail space does not yet have confirmed tenants, although Gant said GreenArch representatives are talking to a regional restaurant group.

"You want something that fits in the area, like Fat Guys Burger Bar or Abears Restaurant does," he said.

The exterior of the building will mix brick masonry on the lower sections with vertical patterns of cement board up above - a design that Freese said will balance old and new.

"We want a look that's respectful of the historic nature of the district but isn't parroting," he said. "We want it to have its own unique feel."

Gant said the Greenwood Community Development Corp. had been pursuing such a development for quite a while.

Originally, it was set to be on land the corporation once held immediately to the north, which is now part of ONEOK Field. The Tulsa Development Authority, original owners of the land where GreenArch is under construction, instituted a land swap in 2009 to clear the way for the ballpark's construction.

Yar and others hope the development is just the beginning for the area.

"We'd like to think GreenArch signifies the growth and potential for the Greenwood district," he said.

edit:  This topic should replace Whiskey Business as a sticky topic.

I wonder what happened to Mr Gant's plan for a hotel on the east side of Greenwood?

They started framing the south end today.

Second floor is on now. This is going up pretty quickly.

It's hard to tell it looks like they may be pouring the footing for the corner stores.

3rd floor framing starting.

Looks like steel support beams being put into the ground for the corner store.

Feels like my grandfather's telling a story here.

Pictures available from anyone?

 

Not a great shot but...
(http://www.tulsagoldenhurricane.com/download/greenarch.jpg)

Great, thanks.  I have very little imagination and even less memory for the area.

Its out of shot, but the UHAUL truck is (not-spinning) on that building on the Left hand of the picture if that helps you place it. The street that this new construction is facing is Greenwood and Fat Guy's Burger bar is right down the street.

Thanks, I recognized the spot once I saw the pic.

3rd floor framing close to 75% done. Steel beams up for either the 2nd floor of the corner shops or the roof.

(http://farm9.staticflickr.com/8517/8427767637_36980e44f5_b.jpg)(http://farm9.staticflickr.com/8351/8428859850_df3c4f54b2_b.jpg)(http://farm9.staticflickr.com/8363/8427767535_ffcc809247_b.jpg)(http://farm9.staticflickr.com/8504/8428859632_1872265cbb_b.jpg)(http://farm9.staticflickr.com/8517/8427767459_66e8934973_b.jpg)

Thanks for the pictures! This looks great! Have not had a chance to go by lately to see the progress.  Anyone know about Brady District Flats?

They've got the alley torn up between Archer & Brady.   Not sure if that's related to the flats

Edit 1/31 : doesn't appear to be

Wow, had no idea these were so far along. Thanks for the pictures!

It really adds to the street looking from the bridge.

(http://farm9.staticflickr.com/8272/8700906591_e93e45f39b.jpg)

(http://farm9.staticflickr.com/8551/8702031096_7953def3b3.jpg)

(http://farm9.staticflickr.com/8533/8700907641_9be8c4abd3.jpg)

Nice, they've got some inside pictures up on their website.

http://www.greenarchtulsa.com/PhotoGallery

They have a pretty great ad on the electronic ONEOK Field scoreboard. "Live here" with an arrow pointing to the building.

I like their rates.

Still not sure why 1400sqft in a house you expect 3 bedrooms and two bathrooms but in an apartment it's 1 bedroom.

(http://www.greenarchtulsa.com/GetImage?h=100&mode=crop&img=http%3a%2f%2fwww.greenarchtulsa.com%2fGetImage%3fh%3d250%26nocache%3dtrue%26img%3d%2fassets%2fimages%2fGallery%2fsample_31.jpg)

Is the view of the railroad tracks and the back of McNellies extra cost?  ;D

I'd like to see one with furniture.  It looks kind of stark unfurnished but most places do.  Are the floors plywood?  They look like it.

I like the rates, itself.  I just wish that the majority of their units weren't > 1000 sq ft. 

Who else noticed there is no sink in the kitchen area?  While I like the overall appearance, there doesn't appear to be much thought for ergonomics.  Probably would have been a cool place to live when I was still young and single.  

/edit: I just looked at the floor plans, is the sink covered by the island countertop? 

Yeah, it looks like they took the pics before cutting out the hole in the countertop and installing the sink.  The pics show the dishwasher in the island, so the sink will no doubt be next to the dishwasher.

(http://img.tapatalk.com/d/13/05/19/qu8ytuve.jpg)(http://img.tapatalk.com/d/13/05/19/a3a8e8ez.jpg)

show off
those from a plane or heli?

These look pretty close to being finished.  Already a major improvement for this area.  Need several more just like it!

The South Building's official move-in date is August 1st, though quite a few of us already have keys.  I think that the north building is Sept 1st, but I'm not certain.

Yep, they're sealed plywood.  Was a bit jarring at first to see it.

EDIT - Merged a doublepost

Saint, what has been your experience living at GreenArch?  I had a friend looking at places downtown and liked it but went with Tribune because he liked the pool (which GreenArch doesn't have).  

Anyone know the current status of the proposed east building?

I noticed a construction trailer across the street where they are supposed to build phase II. Does that mean that is starting already or is that related to the construction of the current building?

Pretty good.  Noise from other apartments hasn't been that noticeable, aside from the first week or so.  Love the space and my kitchen.  Plywood floors are still a little weird, but I'm adjusting.  I love being able to walk/ride my bike almost everywhere that I go, including work.  Mildly annoying that they don't have any real system for letting guests into the building, but also adjusting there.

That's been from the current construction.

Too lazy to review the TDA minutes.  Is this a "if  we get enough preleases we will build it" project or is this a full steam ahead see you when we break ground type of thing?

I'm excited to see if go in, so I hope it is the latter.