The Tulsa Forum by TulsaNow

over the past couple of years, all of the crummy apts west of lewis and south of 4th have been leveled. this is great development as they have done nothing but draw criminals to the area, but who is doing this. Is it TU? the city? I am just curious. I live the other side of Lewis and am happy to see the crack dens go

George Kaiser.

So what is the plan for this area?  Kaiser usually has such good plans.

Here is a link to a previous discussion:

http://www.tulsanow.org/forum/index.php?topic=16207.0 (http://www.tulsanow.org/forum/index.php?topic=16207.0)

I appreciate the response. I've lived in the area for 12 years (on the other side of Lewis, which has always been nicer), and that little patch of land has been full of derelict apartments and derelict people. Just yesterday they demolished more of those horrible soviet style brick apartments across from KW school. I'm pleased to see it all gone. I think it will help my property value, as well as take some bad elements out.

I am also pleased with everything that Kaiser does for this city. With the insane amount of wealth he has gathered from the city (at least by being based in this city) it's great to see it being shared with the community.

Bumping this for more info. There is a lot of work being done and earth moving over behind People's State Bank. Anyone know what this is going to be? It is a big site.

No idea what is is, hopping for park space since the school is right there, Would be a good site for green space.

If anyone cares, look at the area north of the soundpony or cains.  Flattened.  Kaiser does really well by tulsa, but I see this becoming a new 'urban renewal'.

Well, there already is a massive park over behind the school. It is a public park that the school also uses for recess. It's a large green space. In contrast to the neighborhood north of the IDL, there is earth moving, not just demolition; however, the buildings that were razed were low rent and full of crime and a lot of bad elements. They are not going to be missed, except by one person. I spoke to Moe, the owner of the store on the corner of 6 and Lewis, and he said razing all those rental units has hurt his business a lot. That kinda sucks, but hopefully what replaces it will bring him a better kind of business, and fewer low lifes.

I didn't know who had done that area downtown; it was all gone by the time I was old enough to understand anything about downtown. I can say the last 2 buildings north of Cain's to be demolished were crack havens and hangouts for prostitutes. I used to drive that way and any time of day in any weather people would wave for me to stop my car to come see them for whatever they were selling. Needless to say, I just kept driving. They were not missed and if the other area around there was anything like it, than maybe it wasn't all bad, even if a historic neighborhood is gone and likely nothing will ever replace it.

George Kaiser Family Foundation is partnering with other organizations to build new apartments here. Story in the Tulsa World today: http://www.tulsaworld.com/business/article.aspx?subjectid=32&articleid=20120525_32_E1_CUTLIN721477 (http://www.tulsaworld.com/business/article.aspx?subjectid=32&articleid=20120525_32_E1_CUTLIN721477)

(http://www.tulsaworld.com/articleimages/2012/20120525_p1westpark_0525.jpg) (http://www.tulsaworld.com//articleimages/2012/E1qualitymap0525.jpg)


A quick search also turned up a detailed PDFs of ALL the plans and construction documents. View here (http://okc.swcnews.com:83/SWCN10230/Plans/).

This is an amazing project. I especially like the mixed-use building facing Lewis.

Thanks again to GKFF.

  On that pdf   A8.15 shows the mixed use building on Lewis, elevation.  Looks pretty good. 

Mixed Use Building
(http://farm9.staticflickr.com/8015/7269312786_9dd0b99cf6_b.jpg)

Apartment Buildings:
(http://farm8.staticflickr.com/7223/7269646442_cfb5592984_o.jpg)

(http://farm8.staticflickr.com/7230/7269482432_e0f0e66f4d.jpg) (http://farm9.staticflickr.com/8155/7269482274_fd47be4e67.jpg)

(http://farm8.staticflickr.com/7090/7269482240_50bff38a5e.jpg) (http://farm8.staticflickr.com/7231/7269482200_8724702eeb.jpg)

(http://farm8.staticflickr.com/7219/7269482050_da6deb5681.jpg)

(http://farm8.staticflickr.com/7082/7269481978_9ff9ed72cd.jpg) (http://farm8.staticflickr.com/7083/7269481876_b7259f5315.jpg)


Site Plan: (Including 298 parking spaces, 41 of which are on-street spaces)
(http://farm8.staticflickr.com/7222/7269543284_86032cf423_b.jpg)

This should be neat, presuming there is money for maintenance.

This looks fantastic. Awesome to have such a huge project sneak up under our noses like this.

Very nice. The mixed use building looks great.

At first blush it looks like the apartments TU built along 11th street.

Except that they are built up to the sidewalk and there are no parking lots on the street and also no they don't.

LOL :)

Having lived in those apartments along 11th Street for a couple years (2007-2009), I can attest that these (West Park Apartments) look, act and feel nothing like those. Or rather, will not (future tense).

Don't forget that these new apartments are also not fenced off from the stuff right across the street from them.

That is an excellent point.

Yes. The college could have an amazing urban (I hate that word) campus, but they've made little effort to build one. They seem to prefer being closed off from the world around them instead of trying to improve the community by making a more open, inviting and fitting campus.

This project gives me a glimmer of hope that one day that this awesome new area and TU could be connected to The Pearl District via 6th street. I just wish this project were a few years down the road to clearly illustrate to the TMAPC and council how this style of development works. Had it been, The Pearl District would likely face a bit less opposition today regarding their FBC's.

Excellent point.

Is there a website with more information on this project?

Does Kaiser already control all of the houses/land needed to construct these buildings? 

West Park site - http://www.westparkatkendallwhittier.com/ (http://www.westparkatkendallwhittier.com/)

Growing Together effort - http://www.gttulsa.org/ (http://www.gttulsa.org/)

Habitat for Humanity - Kendall-Whittier focus: http://www.tulsahabitat.org/kendallwhittier (http://www.tulsahabitat.org/kendallwhittier)

24-hour Habitat build: http://www.tulsaworld.com/news/local/latest-tulsa-habitat-home-reflects-new-focuses-better-houses-helping/article_a6d5dd90-0f98-57cd-8dfd-2c865dcac3bc.html (http://www.tulsaworld.com/news/local/latest-tulsa-habitat-home-reflects-new-focuses-better-houses-helping/article_a6d5dd90-0f98-57cd-8dfd-2c865dcac3bc.html)

Capital Homes showing the 3 home plans (At least 1 of each is already built/under constuction) - http://www.capitalhomes.com/Find_Your_Home/Tulsa/Kendall-Whittier (http://www.capitalhomes.com/Find_Your_Home/Tulsa/Kendall-Whittier)

If you have been to this area recently, you have noticed a lot of activity. They have leveled a couple blocks of houses/nasty apartments and a bunch of new houses have been built or are being constructed. Most of the demolished places were ugly apartments or very tiny houses (around 500-800 sq ft) that were derelict and not worth redoing anyway (financially or architecturally) although a few gems were unfortunately lost.

Fortunately a lot of stuff is being put in. As the quote in the above comment says, the existing West Park will have a phase 2 put in to the south of another 100 units! Capital Homes is putting in new houses at a fast rate. Habitat recently did a 24-hour build and open house right across from the elementary school and plan to focus on the area for the next several years.

It looks like "West Park Phase II" owns about the entire block just south of the existing West Park and the last apartment building there is slated to be demolished (between 5th pl and 6th st, lewis & Atlanta). There are a few hold-outs in the blocks east of that block and by TU south of the Orthodox Church. I have heard TU has plans for some athletic development just west of the softball field but I do not know details. Does anyone know what that will become? 

Overall, this looks like a great collaboration by GKFF, TU, Capital Homes, Habitat for Humanity, RSD Properties and Gerald Heller (I don't know his involvement but might be involved with Habitat) and even the Orthodox church to buy up almost all of the lots around there and trade them back and forth for best redevelopment (some properties were bought by TU then transferred to West Park or bought by RSD and transferred to TU or Habitat). I noticed 2604 E 6 ST is owned by NA Islamic Trust while the rest and I wonder if they plan to put a mosque in there to go along with the other churches around there (there is a mosque on west side of TU so could be something else).

This was another case of "urban renewal" by demolishing but the area is looking better and better and the nasty apartments are getting fewer and fewer and they are being replaced by nice looking affordable housing. There are still several blocks owned mostly by investment companies and some individuals (mostly probably rentals), but it is quite a big change over 5/10 years ago. There is also quite a bit that has happened on 11th since then (Campbell, Capps, Maxxwells, 918 coffee) and the Fuel 66 Food Truck Park at 11th and Atlanta. Plus on Lewis there is the FabLab, the Renaissance Brewery being build (mixed use) and the Kathy/Loebeck Taylor Foundation development right next to that (also mixed use). All of that ignores the amazing renovations that have occurred on homes all throughout the Renaissance neighborhood. Home values there have really taken off and it is looking great. Overall an up and coming area which still has lots of work to go.

True story.

Lol...Good Lord....

I like that TU is trying to get the campus more contiguous.  The fence and parking along 11th St inside the fence were not really good planning though.  When I attended the University of Delaware (undergrad), resident students were not provided with parking for their cars and most of us did not have cars.    I don't agree with the idea of the campus belonging to all of Tulsa.  The idea of the campus being interspersed with gas stations, dry cleaners etc doesn't fit with my idea of a campus but rather it would be random buildings for education.  Engineering was at North Campus when I went to TU.  I never really felt like I was part of the college community even though I got a fine education.  Maybe being a grad student in my late 20s I wouldn't have fit in anyway.

Can you blame TU for trying to close it off and keep their students safer with all of the crime, especially from nearby Kendall-Whittier district? Car breakins and thefts have been a big issue for a while. Having it as closed off as possible lowers access. TU is a private university and while the campus is semi-public, they don't want random vagrants or potential thieves walking through. They want those who aren't supposed to be there to feel unwelcome. Rebuilding Kendall-Whittier helps with that.

What is "lol"? Do you ever have anything useful to add to the discussion?

Agree.

With TU's entrance off of 11th, it is far more connected to the surrounding neighborhood than it was in the past.  Plus, with so many students now living on campus, the look and feel is so much better from when I was there and living at 5th & Delaware in the late 1980s.

Breadburner always writes that.  It's like a spasm reaction on the keyboard.

Kendall-Whittier is safer now than it was a decade ago when TU built the apartments on 11th.  I would hope that if that project was planned now it would be something less closed-off and mixed-use at least along 11th.  

Most universities make the area around them better. TU puts up a fence around their entire campus, builds suburban apartments within and has security guard at every corner. I enjoy the people that go there but there are a lot of decisions made that hurt the community when they could be the change in the area. Just my $0.02

Edit: I don't think TU is bad for Tulsa at all, I just think they could be more forward thinking.

No, he doesn't.

I love UofMinn in Minneapolis and how it interacts with the area around it (trolley, urban downtown core, bike paths connecting everything) but most universities are a bit closed off from the cities as would be expected.

TU is closed off but it is because of being so close to rough neighborhoods for so long. 11th st is not the most sightly road. I don't see how they could open up anymore that wouldn't give even more access to thieves and vagrants. Maybe with the new developments west, they will open up that way a little better. But it is far from the core of TU. The fences along 11th have plenty of gates and students walk to QT all of the time. It is easy to press the button to cross 11th and enter the new U. I've never had an issue walking or bicycling to TU. It is a great area for that.

Whittier park is connected to the TU apartments by gate though and they are big stakeholders in the West Park developments (where 20+ units are leased to TU grad students). At least 1 professor bought one of the new places by Capital Homes. I see TU investing heavily in the area around it along with the Brady District Zarrow Center, Gilcrease Museum (a MASSIVE undertaking which got the $60 million in funding to expand) along with the Medical Center going into the old Blue Cross building downtown (http://www.tulsaworld.com/homepagelatest/tu-to-locate-oxley-college-of-health-sciences-downtown/article_1b550411-c412-5a85-9557-f548708ce36f.html (http://www.tulsaworld.com/homepagelatest/tu-to-locate-oxley-college-of-health-sciences-downtown/article_1b550411-c412-5a85-9557-f548708ce36f.html))

TU has "True Blue Neighbors" which focuses on community engagement  http://trueblueneighbors.com/ (http://trueblueneighbors.com/) which provides many volunteering and services including tutoring of Whittier schools. They have a child development center and have helped the Kendall-Whittier school tremendously.

Besides GKFF and the other major non-profits (where that is their primary purpose), it is tough to find another institution helping Tulsa as much as TU is, especially no other academic institution (looking at you, ORU).

TU really needs a campus corner on 11th street.  If there was a way to calm traffic on 11th and put some student oriented shops/bars/restaurants in you could have a fun little strip. 

It actually was a fun little strip before TU took out all the businesses as well as the remaining residential community north of 11th St. over the last 20 years or so.

Before TU’s expansion fronting 11th St. from Harvard to Delaware, there was somewhat of a student-oriented commercial community.  Arby’s had a spot at 11th & Harvard, Metro Diner and Wendy’s were further to the west, JR’s was a very popular TU beer bar and student hang out to the west of the stadium, you had Starship records near Delaware and south of 11th has always had convenience stores, restaurants, and a bar or two as it does now.  There used to be a residential street to the east of the stadium where the Reynolds center is now with brick gingerbreads and bungalows.  I think there was another bar on the south side of 11th before Arby’s relocated there- someone help me on that one, I just don’t recall what was there.

The Buccaneer on Harvard has always been a mix of TU students and people from the surrounding neighborhoods.  In the 1980’s the Tap Room on 15th was another favorite TU haunt.  I’ve never thought of Ed’s Hurricane lounge as very student-oriented since it’s been a biker bar for as long as I can remember.  

There were several good attempts at student-oriented businesses in the building to the west of the center Ed’s is in but the rent was always too high for a local business to make a long go of it.

11th needs to be made into a two lane road with a turning lane, then put bike lanes on each side similar to Delaware. There are some city failures that have failed in how isolated TU is as well. Thanks for the link regarding the program, good to see that.

Metro Diner was the best.

Their bookstore is caddy corner to the Reynolds Center but the intersection is not pedestrian or bike friendly at all. I'll put blame on the city for that one.

The City is too busy with halting sidewalk cafés downtown ...    ;)
 

And they aren't even successful at that...  ;)

How can you expect them to be?  They're awaiting that downtown walkability study, you know.  Absolutely nothing can happen until the final downtown walkability report is completed.

You forgot the rejected part.   :(

I would love to see TU undertake this project in conjunction with a city-funded streetscape improvement/traffic calming on 11th between Delaware and Harvard.  Similar to this project at TCU where they have built a campus corner-like area from scratch: http://fortworthtexas.gov/university-berry-urban-village/ (http://fortworthtexas.gov/university-berry-urban-village/)

(https://pbs.twimg.com/media/CqZXCelVYAQoF3p.jpg)

A "streetscaping" project on Tulsa's 11th St, similar to Fort Worth's Berry St, would be a mistake and a waste of money.

Negatives of the Berry streetscaping:

1. Textured sidewalks and crosswalks -- these have been installed in many places in Tulsa, and the pavements don't hold up in Tulsa's climate.  They make walking conditions worse, not better.

2. Lack of shade trees.

3. Traffic lanes -- too wide and too many.


Positives of the Berry streetscaping:

1. Parking allowed along the curbs, with individual parking meters where the parking is metered.  Tulsa's multi-space meters are inferior to the single-space meters.

2. Street lights directed mostly downward instead of upward toward the sky.

3. Lack of overhead utility lines.

Tulsa's 11th Street between Delaware and Harvard is mostly about 44 feet from curb to curb, in a 60-foot right of way.  Why not try re-painting the lanes instead of moving curbs and spending big bucks on textured pavement?

Idea:  A ten foot wide center turn lane, a ten foot wide east-bound lane, and a ten-foot wide west-bound lane.  That would leave about fourteen feet of roadway for curbside parking and/or a designated bike lane, without the expense of moving curbs.  Lower the posted speed limit from 35 mph to 25 or 20 mph.   Those changes wouldn't cost much.  A bigger expense would be to plant shade trees along the curbs.  An even bigger expense would be to bury the existing overhead utilities, but I think that would be more cost effective than to move curbs or to install textured pavement patterns.
 

Those sound like great ideas! If CoT and TU worked together to redo 11th st like they did Delaware Ave from 11th to 3rd, that would be great for turning the area into a more cohesive walkable area. Maybe TU wants to do this but the city won't let them. It would make a lot of sense for TU but the city is typically reluctant to allow changes that reduces the flow of traffic. Even just changing it to 2 lanes with a 25mph speed limit without the streetscaping would be a big upgrade. Street parking would be great for TU football games although most of the businesses around there don't need anymore parking besides Lone Wolf (and maybe next to Jimmy Johns if anything ever goes in as their lot is small).

TU has awareness of what other universities have done to make them more walkable and livable and have emulated that in many ways, adding amenities so students don't have to leave as much and can get by without a car. For a tiny university, they have done very well and the campus is much more walkable and less auto-centric than it was 10 years ago (they removed streets and created sort of a town-hall by ACAC. I am guessing TU has discussed bottle-necking 11th street (and maybe even Harvard) with the city and they were likely told no. Turning all of those into 2-lane roads would drastically reduce unnecessary traffic around there and would probably help lower crime and create more of a interwoven community feel (similar to how SMU campus blends into the housing areas around it in certain parts). However, those auto-centric businesses might look a bit awkward with angled street parking in front that is rarely used.

At students have the pedestrian crosswalk stoplight for now. It looks like the majority of students still use cars to go to QT although I see some walk and bicycle there too.

It would have to be a partnership between TU and the city for the best results.  I have no idea if there has been any dialogue on this between the two but obviously they've worked together before on Delaware. 

One of the biggest issues that you mentioned is the fact that most of the businesses along 11th by TU are auto-oriented.  Taco Bueno, Taco Bell, Coney Islander, QT, Burger King, etc all have parking lots and curb cuts.  It's actually one of the worst stretches to walk along in midtown, which is pathetic being right next to a university.  It would take a more concerted effort by TU to buy out these properties and rebuild them for there to be any real change in walkability, even with a nice new streetscape.  That is what it appears TCU is doing with the Berry redevelopment.  Anc would be similar to what TU has already done when they built the oval and housing just north of 11th.  Maybe start in that same area from Delaware to Florence.

I know the OU-Tulsa urban design studio has worked on some design ideas for Route 66 I would be interested to know if they have targeted this area as part of that study.

TU buying up those businesses is probably a pipe dream, but that would be neat if they did and brought them up to TU standards. They have focused on building the food offerings in the interior part of campus and I don't think they would be able to take on risk to buy and rebuild that stretch to improve walkability, especially for such a small university. And I bet most all of those businesses would be against reducing 11th to 2 lanes, reducing traffic. As it stands, the strip of mostly chain restaurants isn't interesting looking enough to become any sort of district that would draw in people for the character like Cherry St.

I hope that small businesses and retail owners of places on 11th between Harvard and Lewis will come together on a bigger scale to try to create sort of a district with some kind of a vision for the are. The north side of 11th is part of Kendall-Whittier district while the south is Renaissance. I have more hope in 11th between Lewis and Delaware, thanks to the local businesses in that stretch: Campbell hotel/Maxxwells/bar, 918 coffee, Capp's, Denas, Hookah lounge, La Flama, corner store, bakery, Chinese place, burger/Turkish place, Midtown Market and soon Fuel 66 food truck park. They already have had Kendall-Whittier promotions at many of those shops.

Compare that to between Delaware and Harvard: a dozen chain restaurants and the single Lone Wolf (pun intended! ;) ) of local places. I know Jimmy John's is owned by a TU alumnus who has posted on this  board. Outside of that, it is hard to believe any other place on that strip would have any interest in a collaborative effort to make the area more of a "district".

I think some moniker like "University Avenue" or "The Strip on Route-66" with signs over the street to show where it begins and ends would be neat, maybe starting at Lewis, going to Harvard. The Lobeck Taylor foundation had a presentation with some signs on Route 66 to be installed around Tulsa and they're planning quite a big development by 11th on Lewis next to the Renaissance Brewery which is being built. Maybe the Renaissance Neighborhood would be a good group to work with to come up with a cohesive retail/food/entertainment district for that area.

The bought up everything on the north side of 11th, no reason they can't do the south side as well.

That depends...

In my opinion, any major re-working of the curbs along 11th wouldn't be worth the cost.  Re-painting lanes would be effective, and much less expensive.  Changing speed limit signs wouldn't cost much, either.

Installing acorns lights along the south side of 11th similar to those on the north side of the street would be a waste of money.  Acorn lights pointing up to the sky shouldn't be installed along any public streets, anywhere in Tulsa.  The light should be directed downward, at a minimum.  I'll let patric comment on the photometrics and lamping if he wishes, but at least the fixtures on the south side of 11th point down toward the sidewalk.

Walking on the north side of 11th between Delaware and Harvard is more pleasant than walking on the south side of the street.  I think curbside parking would help protect the sidewalks from the moving traffic lanes.  In general, the curb cuts on the south side of 11th are too wide to make walking comfortable.  The parking areas are too large.  Some are ridiculously large, such as the Arby's overflow parking at 11th & Evanston.  I wish Google Maps had time stamps on their Street Views.  The photos are taken during the daytime, obviously.  I've seen the Google cars go by on weekdays, when traffic is lighter.

But using the Arby's parking lot as an example, there are ten different versions of Google Maps Street Views, with photos taken between November 2007 and June 2016.  By my count, the lot to the west of the building has 47 parking spaces.  In a Google Earth aerial view, I found an image with 37 of the 47 spaces occupied, but in the street views, there are hardly any cars parked on that particular lot.

November 2007 (https://www.google.com/maps/@36.1478172,-95.9470551,3a,90y,167.78h,87.38t/data=!3m6!1e1!3m4!1sDgrmKVJImALCDyLpb43tZw!2e0!7i3328!8i1664) (afternoon): about 9 of 47 spaces occupied

July 2011 (https://www.google.com/maps/@36.1478171,-95.9470647,3a,75y,171.4h,88.63t/data=!3m6!1e1!3m4!1sCjerF5SC98VvVgMihQ4yVg!2e0!7i13312!8i6656) (morning): 2 of 47 spaces occupied

March 2012 (https://www.google.com/maps/@36.1478171,-95.9470841,3a,89.9y,169.69h,89.1t/data=!3m6!1e1!3m4!1sP6MbryrfD7eqhW4eD8PfVA!2e0!7i13312!8i6656) (morning): 2 of 47 spaces occupied

The lot was completely empty on an afternoon in June 2012 (https://www.google.com/maps/@36.1478172,-95.9470374,3a,90y,166.61h,90.22t/data=!3m6!1e1!3m4!1slq0LR92fzgemDmc21fe_Mg!2e0!7i13312!8i6656).

January 2014 (https://www.google.com/maps/@36.1478171,-95.947073,3a,75y,162.69h,89.39t/data=!3m6!1e1!3m4!1smYxorRLqhAABXlXF1KSpsg!2e0!7i13312!8i6656) (morning): 2 of 47 spaces occupied

June 2014 (https://www.google.com/maps/@36.1478172,-95.9470507,3a,90y,179.47h,86.3t/data=!3m6!1e1!3m4!1saBZ51tHfTp6e9IpndW5o_A!2e0!7i13312!8i6656) (morning):  Only one space is occupied, by a US Postal Service vehicle.

July 2015 (https://www.google.com/maps/@36.1478169,-95.9471999,3a,89.9y,153.42h,88.57t/data=!3m6!1e1!3m4!1s8oC85aPoLz_nWzBCcC8zdA!2e0!7i13312!8i6656) (afternoon): 8 of 47 spaces occupied

November 2015 (https://www.google.com/maps/@36.1478169,-95.9471843,3a,75y,153.49h,90.1t/data=!3m6!1e1!3m4!1sFOYRFNL_b9SsICSq7VWLAQ!2e0!7i13312!8i6656) (afternoon): 15 of 47 spaces occupied

January 2016 (https://www.google.com/maps/@36.1478169,-95.9471734,3a,75y,156.6h,89.3t/data=!3m6!1e1!3m4!1sJAIQPSeGuotfkZ_a8XbC8g!2e0!7i13312!8i6656) (morning): 16 of 47 spaces occupied

June 2016 (https://www.google.com/maps/@36.1478169,-95.9471843,3a,75y,152.77h,91.51t/data=!3m6!1e1!3m4!1sjF_j2m4lhwDztAvoq1GEag!2e0!7i13312!8i6656) (afternoon):  2 of 47 spaces occupied

It could be a matter of when the Google cars went by, but is the Arby's parking lot ever full?  Even in the photos with cars, they probably aren't Arby's customers, because the vehicles are not parked near the building.

Even with the curb cut and a crosswalk, I estimate enough curb length on 11th for four parallel parking spaces, adjacent to the Arby's west parking lot.  Without the curb cut, there could be seven on-street parallel parking spaces.

As the existing buildings on the south side of 11th wear out, they could be replaced with more pedestrian-friendly buildings, placed close to the public sidewalks.  Corner sites such as Arby's west parking area would be good places to start increasing walkability.  With shared parking behind buildings on smaller lots and with on-street parking, a mixture of commercial uses could be supported.

The textured pavement used on crosswalks across Delaware is not a good idea.  It's better to have the crosswalks marked and signed, as they are on 11th.  Changing them to rough texture pavement would be another waste of money.

Arby's lot is about half full at peak lunch.

Exactly, if there's a will there's a way.  On a smaller scale but Brookside has been nearly completely rebuilt into a walkable area south of the existing "core" at 33rd down to 35th.  If you have a single master developer (TU) working with other developers you can do it an even larger scale, just like TU did with their Front Door project a decade ago which had a much larger scope.  It involved demolishing multiple apartments and buildings, including retail businesses along 11th between Delaware and Evanston, closing down streets, rebuilding new streets and building new apartments, green space and university buildings.  Redeveloping the fast food joints along 11th would be relatively simple in comparison.

Highly doubt a few businesses on the south side would sell. The problem on the south side is the sidewalk is right on the curb. That's the city of Tulsa for you though.

I doubt it too. I also doubt that TU could take that task on any time soon. I wouldn't be surprised if the have a long term plan to buy up some more properties there and perhaps redo 11th, but probably a long-term goal. They have a lot going on (Redoing the old Blue Cross building downtown into medical/law center, building new athletic complex, building big residential village west of campus along with plans east of campus, $50+ million pledged for Gilcrease expansion).

When you have such a tiny university in a small state, there is only so much you can do. The current center of the campus is as walkable and bustling as it can get with plenty of food options and other amenities for this size of university. TU focused on that and drastically improved it compared to 20 or even 10 years ago. TU is a great example of transformation and they are spreading that west and to downtown.

This post was about how much TU is doing west of the university to redo that entire neighborhood and help provide affordable housing for so many but that apparently isn't enough. Apparently they need to will all of the 11th street businesses into selling so they can demolish and rebuild a walkable area or else they are just closing themselves off doing little for the community. Maybe because of what they demolished... Besides Metro Diner and maybe Starship records, the rest of that area was unsightly and mostly dilapidated by the time TU razed it.

If I am remembering correctly, TU in cooperation with the city has used eminent domain before to acquire property. With TU's billion dollar endowment money certainly isn't an issue either.

Most all of the endowment is earmarked for specific things. Eminent domain made more sense when they were expanding into the area the city master plan had set as TU expansion area and it gave the campus an entrance and much needed apartments. I don't think anywhere south of 11th is part of that.

Would be neat to see some upgrades on that strip though! So many ugly parking lots and outdated/ugly buildings. The strip has been unsightly for a while. Lone Wolf, Jimmy Johns and Coney Islander have done their part. The 2 mini-strip malls are eyesores.

At the risk of thread drift: But as we've discussed on this board before, that's not really an option anymore in Oklahoma. The state supreme court has said our state constitution forbids takings for private entities (as TU is) of that kind. And good riddance. What's more, such a move would probably provoke considerable more public opposition now than it did before New London, CT's Kelo case and the nationwide wave of backlash it sparked.

That's not correct. Private entities can still exercise the power of eminent domain provided that the taking is for a public purpose. For example, OneOK has the power to take private land to lay a pipeline that connects to an electrical generation facility that serves the public.

The confusion is that the Supreme Court ruled that economic development by itself does not constitute a public purpose that would justify the taking of private property. It said nothing at all about the exercise of eminent domain by private entities.

Has anyone been to the new food truck park at 2439 E 11th St? It has consistent hours 11am-2am Tues-Sun. The bar is really nice along with a nice fence and patio which has a bunch of patio games. The truck stalls aren't completed to plan yet but still looks fine with a few trucks there. The future plans look even better. Currently, it has a funky/hip look to it and looks a lot like something you'd see in South Congress in Austin.

I really wanted Park in the Pearl to succeed but it was rarely if ever open and there were no consistent hours and no "base" with an indoor bar, big covered patio or restrooms. Fuel 66 has all of that so even in the cold it is fun to hang out there. The area is really coming along with 918 coffee, Campbell Hotel, Capp's, Rennaissance Brewery around the corner and the future Kathy Taylor urban development next to that. This borders the neighborhood west of TU. It will be interesting to see how this place is supported and how that neighborhood changes in the next couple years.

https://www.facebook.com/fuel66tulsa/ (https://www.facebook.com/fuel66tulsa/)

www.fuel66tulsa.com/ (http://www.fuel66tulsa.com/)

TW Article about it:
http://www.tulsaworld.com/scene/food/fuel-food-truck-park-planned-on-route/article_34ee51b4-a18f-53c3-a37a-a0d7231bee73.html (http://www.tulsaworld.com/scene/food/fuel-food-truck-park-planned-on-route/article_34ee51b4-a18f-53c3-a37a-a0d7231bee73.html)

I have been.

It is nice. They had a courtyard with a big fire pit, a adult-sized chess board, and odd games for kids. Parents all stood around talking near the food and drink trucks and the kids played.

I think it will take constant promotion to make it work, but it is a fun place to eat and could be wildly successful on events.

I forget, was Josh Lynch (Doghouse) the developer on this concept or someone else? 

He was on the Pearl one at any rate.  We stopped in there once and there wasn’t much compelling there to get us to hang out for a couple of hours.

What is this Kathy Taylor urban development thing?

I hadnt noticed your post before I started a review  http://www.tulsanow.org/forum/index.php?topic=21431.msg313422#msg313422

Ill be going back.

Nice review! Good points. I agree about better lighting is needed. Something is needed so stand out at night there.

It was unfortunate timing, opening late fall when the weather gets cold. I'd like to think the patio will be well utilized in spring/summer months. Feels very welcome in the west patio and the games are neat.

I think the interior of the bar, awesome beer selection, nicely built/decked-out patio and having a permanent inside area (and permanent bathrooms) really set it apart from Park in the Pearl.

It will need some better promotion. It just opened and had articles in the TW, but has been pretty empty when I've been with only 1/2 trucks usually. Bad timing, but they need to do some major advertising to get people to know it exists and keep it open or else, despite all of its advantages, will suffer the same fate as the Pearl (not enough guests, can't attract food trucks, can't afford to stay open).

The hours are honestly a bit insane 11am-2am!? That is crazy for a food truck park. Good for consistency if they do that long term, but I think it should be more like 10am-10pm Sun, 11am-10pm Tues-Thurs and 11am-2am F-S. Might need to host a bunch of special events for the public, happy hours and mini-food truck fests to keep some momentum.

I don't know many details. When I talked to the people who started Fuel 66, it sounds like they are involved in it also. Just supposed to be an urban mixed-use development stretching for several lots, from Advance Auto to Renaissance (so pretty big place!). Building has not started yet so can't see the scope of it yet or how close it is to street.

Seems like that will not replace the Advance Auto Parts, though. Too bad. That's a corner location that could use up-to-the-street, non-auto-oriented development. I want 11th to be cool as much as anyone else but when I look at it, it still just looks like a endless stretch of welding schools, sad used car lots, aging strip malls, and chainlink fences surrounding what I guess used to be a parking lot but has now been reduced to gravel by the weeds growing up through it. I know we've made progress, but jeez do we have a long way to go.

Speaking of, what's the story with this Page Moving building (https://www.google.com/maps/@36.1478793,-95.9617047,3a,83.1y,205.62h,101.34t/data=!3m6!1e1!3m4!1s1wzBzCa1xUj5DPCnr0cb-g!2e0!7i13312!8i6656)? Is that place operational? It looks like something a redeveloper would love to get their hands on.

The Page Moving Building would be awesome for lofts or office space.  The big windows have great views of downtown.  It looks vacant or maybe just a storage building?

I think the biggest priority for 11th at this point is to get BRT running along with a new streetscape between Peoria and Harvard.  Not just new sidewalks and some trees but a major overhaul.  That's one of the biggest issues with 11th is that it lacks any cohesiveness between the redeveloping areas.  Look no further than NW 23rd in OKC for an example of a nice streetscape with a similar urban density.  Though ours should be built around transit with clearly marked shelters at each stop announcing the next bus.  Also adding parallel parking to both sides of the street (like NW 23rd) helps pedestrians feel safer and adds parking for sidewalk-facing businesses.

I propose the members of this board form an LLC, buy the property, and redevelop it. We all know this group would create a much more urban- and pedestrian-friendly development than many of the usual suspects in town. I can pass around a hat to begin pooling contributions.


NW 23rd is a good comparison for 11th and should be looked to as an example of what to do.

http://www.tulsaworld.com/business/realestate/from-hardware-to-creative-hub-tpc-studios-refurbishes-former-swinney/article_9361fc06-9885-5a4e-b785-907091444430.html (http://www.tulsaworld.com/business/realestate/from-hardware-to-creative-hub-tpc-studios-refurbishes-former-swinney/article_9361fc06-9885-5a4e-b785-907091444430.html)

I was wondering what the old Swinneys building was going to be. Looks great now and really finishes up that block well. Unfortunate it is not a "walkable" or mixed use development, but at this stage anything bringing in businesses there is probably good for the area.

Habitat for Humanity is partnering with Kendall Whittier to build "The Village at Whittier Heights". Looks like they'll be accross Lewis from Las Americas in the big empty lot. Might end up looking something like the village TU collaborated on at 6th and Lewis (which they're building another phase of soon).

http://www.fox23.com/video?videoId=511662044&videoVersion=1.0 (http://www.fox23.com/video?videoId=511662044&videoVersion=1.0)

Video direct link:
https://www.youtube.com/watch?v=Vi8x3oXloQA (https://www.youtube.com/watch?v=Vi8x3oXloQA)

Good to see the new development around Whittier moving north. It will be a tough/unfriendly walk from there to the "Main Street" and there's no great way to cross the street to Las Americas, but will be good for the area. I thought they were considering putting an elderly home there among other proposals years ago.

http://www.tulsaworld.com/business/realestate/kendall-whittier-main-street-reaches-million-in-private-reinvestment/article_7b5b5d61-dcd2-55b8-98ca-817facf8e6ae.html (http://www.tulsaworld.com/business/realestate/kendall-whittier-main-street-reaches-million-in-private-reinvestment/article_7b5b5d61-dcd2-55b8-98ca-817facf8e6ae.html)

Also:


Kendall Whittier throughout the years:
http://www.tulsaworld.com/photovideo/slideshows/see-the-kendall-whittier-neighborhood-through-the-years/collection_03ce8147-ba82-5119-9c13-1fffba23cdb0.html (http://www.tulsaworld.com/photovideo/slideshows/see-the-kendall-whittier-neighborhood-through-the-years/collection_03ce8147-ba82-5119-9c13-1fffba23cdb0.html)

This is nice to see.  It's really undergone quite a transformation since I worked at Urban Tulsa back in the early 1990's when they were HQ'd in the KW.

http://www.tulsaworld.com/business/realestate/up-from-the-ashes-use-of-fire-damaged-building-gives/article_43e47cf4-99c8-5ebd-95a7-225fe929e4c9.html (http://www.tulsaworld.com/business/realestate/up-from-the-ashes-use-of-fire-damaged-building-gives/article_43e47cf4-99c8-5ebd-95a7-225fe929e4c9.html)

It's nice to see the continued development of this area. The area overall (greater Kendall-Whittier and Pearl) still have a long way to go but it is neat to see things like occupancy rate reaching 97% in the area and this:


It is good that it has been accepted into the state main street program which seems to have helped some of the smaller main streets around improve. Hopefully that will further spur investment. Mostly, it will be driven by the market and demand. Real estate in the area remains cheap (albeit hard to come by!), and with rent/occupancy doing so well it is a matter of time before revitalization really boosts the area. It's already vastly better than 5 or 10 years ago.


I'm starting to see a lot more $100k/$150k+ houses listed in the area and as those sell it legitimizes the market so investors can go in,  buy a dilapidated house for around $40k-$80k, put in $50-$80k and sell at a profit. In the past, that was incredibly difficult when people in that price range wouldn't think of moving to areas like that.

I remember a friend was looking at buying a house at 4th & Lewis about 5 years ago and it was $50k.  Decent house too.  I know the term is overused but I've always said that whole area from the Pearl to TU has the most potential to gentrify and already has in some areas.  The next frontier will be neighborhoods north of 244 but that is still a ways off.

My great grandmother owned a lot of buildings in Kendall-Whitter, bought them up during the Great Depression. She had a couple of apartment buildings with storefronts, several stores and a dozen or more houses. My grandparents sold it all off for basically nothing in the 80s and 90s when the neighborhood had fallen apart.

I have a couple of small lots that need to be regularly weed-eated and mowed in Kendall Whittier.

I don't want to hire some big company and prefer some neighborhood kid.

It has been a while since I've seen any activity on this (for good reason as TU has had quite a rough financial time since then), but there has been heavy equipment on those lots and a lot of drain/piping equipment being put in in the cleared lots where "West Park Phase II" is going to be constructed.

I'm guessing it will be a pretty long construction process, but good to see dirt is moving, even if it is just the utilities at this point. Even with TU struggling financially, there are multiple groups involved in this and it should be a pretty big priority because of the increased revenue this will bring when finished. It will also help create sort of a cap stone for that neighborhood. It will be quite a big difference having nice townhouses along there rather than empty lots (and previously dilapidated houses).

https://www.tulsaworld.com/business/university-of-tulsa-takes-lead-in-cyber-district-vision/article_15e456db-a267-5f7c-8abd-d60b5634639b.html (https://www.tulsaworld.com/business/university-of-tulsa-takes-lead-in-cyber-district-vision/article_15e456db-a267-5f7c-8abd-d60b5634639b.html)

Really cool to see TU moving forward and aiming to capitalize on the increased demand in Cyber Security education. TU  has already been far above the pack in this regard with Cyber Corps. It makes sense to expand to general Cyber Security programs that students can take even if they don't get accepted (or want to go) into Cyber Corps.




It sounds like this could be yet another market/business venture for the Pearl District which will pull in a new variety of people and companies to the area.

I found it interesting that the "Sixth Street Corridor Opportunity Zone" with tax incentives for investors extends all the way to Harvard on the east but stops at Quincy Avenue on the west. It goes from I244 down to 13th street until Lewis where it goes to 11th. That area definitely is in need of a boost, but I am surprised all the way through TU's campus is included and a bit surprised they stopped at Quincy Ave (might as well include Peoria and go all the way to downtown on north side which is still in need of investment).

Well, looks like those areas west of Quincy Avenue are in a opportunity zone also, the Tulsa World just had their map made up inaccurately:

https://www.cityoftulsa.org/economic-development/opportunities-and-incentives/opportunity-zones/ (https://www.cityoftulsa.org/economic-development/opportunities-and-incentives/opportunity-zones/)

The more surprising/bold move is that the north side of Cherry Street is included! Of all places, it seems like one which has been very successful with new developments and a good track record of upscaling zoning and building high-quality dense development and the entire section from  BA to 15th, from Lewis to Peoria has virtually no empty lots or vacancies.

Tulsa Development Authority has had the legal authority to acquire blighted properties and exercise eminent domain since 1959. The organization has used that power in the Kendall Whittier neighborhood and other parts of town, including north Tulsa, where it purchased properties to clear the way for an Albertson’s grocery store at the corner of Pine and Peoria avenues.

But when the Greenwood/Unity Heritage Neighborhoods Sector Plan and the updated Kendall Whittier Sector Plan were approved in 2016, they did not include the statutory language required for TDA to exercise its full powers to implement urban renewal programs.

“The consultants that we hired, they were out of Chicago, and I think that was a new tool for them; and as a result, it wasn’t incorporated in the overall document,” Walker said. “We consider this a lesson learned.”

https://www.tulsaworld.com/news/local/government-and-politics/proposed-north-tulsa-redevelopment-plan-includes-eminent-domain-authority-city/article_b4b958f3-b38d-5bce-891f-6189cb63d109.html

It's 2019 and the term "urban renewal" still being championed like it's some sort of catch phrase which excuses all the demolishing they do.


Any wonder why? Greenwood was practically wiped out for the highway and "urban renewal" of the 60s. Complete disregard for all of those historical buildings, the community or the people who lived there.

The TDA is the merciless arm of the CoT which can be granted the authority of government without the accountability to the people. Let the TDA do the dirty work so that the CoT doesn't have to face any backlash.

The notable exception being 14th & Utica which the Bumgarner’s own.  They have been “planning” an office project there for 15 years..

The City Council on Wednesday heard from dozens of Tulsans who are vehemently opposed to two development plans proposed by the Tulsa Development Authority. It was Councilor Ben Kimbro, however, who best summed up the emotions of the hundreds of people who attended the meeting.

“I am profoundly disappointed in this calamity caused at the hands of TDA,” Kimbro said.

Then, in his inimitable style, he added: “In fact, if I ever needed guidance on p---- — off a bunch of people, you all would be the first people I would call.”

https://www.tulsaworld.com/news/local/eminent-domain-city-council-hears-from-tulsans-irate-over-north/article_d37c9b12-0de6-5d68-9b58-d7661f1f60ef.html

The TDA has done much to earn the opprobrium it receives and north Tulsans know firsthand all too well the TDA’s failures.  But all the same, it is frustrating to hear elected or self-appointed north Tulsa leaders criticize the city for its lack of development and creation of opportunities in north Tulsa, who then turn around and criticize the very tools the city has to create such development and opportunities in north Tulsa.  Again, I get that the mistrust is real and in many instances is reasonable based on experience, but the resulting “damned if you do and damned if you don’t” approach does not exactly create much incentive for the city to do anything to change the status quo on the ground.

That seems to be where they are stuck.  You don't gentrify and outside retailers or potential developers see blight and look elsewhere.  You have to make sacrifices if you want to move forward and have the same amenities other parts of the city has.

I think a big part is the way they go about it and the end results of their past actions. The city uses it to improve corners sure, but the end winners end up being huge national corporate chains like Walgreens. Not exactly savvy economic development or even close to gentrification for all they've messed around in those areas of North Tulsa.

I can see them using that to buy empty lots and unoccupied derelict structures, but buying occupied homes should be something they only do if they have to and have an almost immediately-actionable plan to improve the area for the benefit of the community. Otherwise, they should work around occupied homes. Maybe the TDA should be involved in helping setup affordable new builds in these neighborhoods rather than just demolishing blocks for big developments. Plenty of the homes they buy and demolish are very much liveable or at least salvageable. Many have been classic architectural homes that are more expensive to rebuild than to save. That really takes away character of neighborhoods when those are removed.

The economic plan shouldn't always be to buy and demolish everything and rebuild huge expensive developments. Sometimes just upgrading a few houses at a time would be far better way to improve an area.

Additionally, if they buy occupied homes, they should pay up for it. Moving and buying a new place is very expensive (average moving costs for a family are around $20k). You usually can't just find an equivalent place. There should be a major incentive package for every person having to move, but instead they just condemn the place and use their appraisals as evidence that they followed eminent domain and do the bare minimum.

Phase II of West Park slated to begin soon

(https://bloximages.newyork1.vip.townnews.com/tulsaworld.com/content/tncms/assets/v3/editorial/6/97/6979004f-ca49-5f62-a826-b91e663d5f24/5ca64e109d579.preview.jpg?resize=1200%2C926)

https://www.tulsaworld.com/business/second-phase-of-west-park-apartments-set-to-begin-in/article_27b64bf6-6e1d-5ca9-84ad-a91d6370b123.html (https://www.tulsaworld.com/business/second-phase-of-west-park-apartments-set-to-begin-in/article_27b64bf6-6e1d-5ca9-84ad-a91d6370b123.html)

I've seen the dirt moving. Rendering looks great! I like the mix of styles and the street-fronting buildings. It makes it look more like a community built over time and less like a planned development built at once. (To avoid the look of typical big low-cost housing developments like this: https://i.redd.it/i5yytkjhb4q21.jpg (https://i.redd.it/i5yytkjhb4q21.jpg)).

Looks like a big parking lot in middle that's not the greatest look, but hope they can put some nice landscaping to break it up like in Phase 1. I hope there's a Phase 3!

https://bloximages.newyork1.vip.townnews.com/tulsaworld.com/content/tncms/assets/v3/editorial/1/27/1278ffda-11b9-50ae-a96d-ee8c62d51e12/5ca6a54886d54.pdf.pdf (https://bloximages.newyork1.vip.townnews.com/tulsaworld.com/content/tncms/assets/v3/editorial/1/27/1278ffda-11b9-50ae-a96d-ee8c62d51e12/5ca6a54886d54.pdf.pdf)

Such a beautiful asphalt courtyard in the middle.

I was wondering about the delay and TU's involvement with Phase 2 considering their financial troubles. Article mentions this:


So no more TU involvement and looks like no grad-student apartments planned for this phase. Glad GKFF picked up the slack.

Crazy they have a backlog of 1,000 people! Looks like it's time for folks to start mimicking this concept. I'm guessing with the design of it, it is setup so rent just barely pays the bills over time and keeps it sustainable, rather than going for the 10%+ profit margins real estate tycoons want. GKFF subsidizing it is obviously what gets it going and not skimping on the design.

It's not the best look, but tenants have to park somewhere. It is required in city code to provide ample spaces. It is inward-focused with buildings fronting the streets. This rendering is pretty basic, not including playground, trees, etc. Can you link to a better looking subsidized-housing design? Would you rather this block be low density housing or just look like a typical apartment complex which would've been far cheaper and easier to get permits for?

Go look at Phase 1 to see what the parking area looks like. Looks really nice. Rendering makes this look worse than it does in reality with the unique variations of housing fronts and trees.

Here's a glimpse into current lot which has Pergolas, trees and a lot of landscaping:
https://www.google.com/maps/place/601+S+Lewis+Ave,+Tulsa,+OK+74104/@36.154657,-95.9562214,3a,23.9y,201.3h,93.2t/data=!3m6!1e1!3m4!1s1juJ1TMulpV9R-bR3w99tw!2e0!7i13312!8i6656!4m5!3m4!1s0x87b6ecf3c1322749:0x866f09172e3b68b3!8m2!3d36.1514513!4d-95.9579148 (https://www.google.com/maps/place/601+S+Lewis+Ave,+Tulsa,+OK+74104/@36.154657,-95.9562214,3a,23.9y,201.3h,93.2t/data=!3m6!1e1!3m4!1s1juJ1TMulpV9R-bR3w99tw!2e0!7i13312!8i6656!4m5!3m4!1s0x87b6ecf3c1322749:0x866f09172e3b68b3!8m2!3d36.1514513!4d-95.9579148)

Nope, just complaining about too much asphalt. I don't have the answer to our culture's car addiction. I'm guilty of it myself. I just wish there was a way to accomplish more density and better transit, but I'm convinced it's just not possible in a city like Tulsa where sprawl is so engrained it will never change.

I agree, but you're right that it's so ingrained we are stuck with it. The best option here is a more urban-centric car-based lifestyle (living close to everything to minimize your car usage and try walking/bicycle as much as you can), which is what developments like this help with, being close to Whittier town square and downtown.

That is a huge failing on the part of the US to base most all of our cities on a sprawling model which has proven devastating for natural habitats and also contributes to carbon emissions. If the world/US ever do something about CO emissions, the US is going to have an extremely rough time trying to retrofit our cities to be useful without a car (or more realistically switch to electric based on renewables; still expensive and wasteful long-term compared to better urban development).

About time to end the war on nature. 

I think you have to start somewhere and the most urban parts of the city are the most logical places.  Places like 71st & Memorial, I agree lost cause.  But 6th & Lewis, definitely doable.  And especially downtown and surrounding neighborhoods.

Jumping back on the Cyber District discussion....

http://www.newson6.com/story/40300820/oklahoma-lawmakers-work-to-beef-up-technology-workforce

Some renderings of what TU is proposing for Phase 1 of the "Cyber District" at the NE corner of 6th & Lewis:
(https://uniim1.shutterfly.com/ng/services/mediarender/THISLIFE/022046773943/media/124677750687/small/1563979784/enhance)

(https://uniim1.shutterfly.com/ng/services/mediarender/THISLIFE/022046773943/media/124677750688/small/1563979784/enhance)

proposed architecture is the opposite of cyber

I think they are trying to tie this into the TU campus architecture. 

Any word on when construction is hoped to begin?

Construction at 6th & Lewis began some time ago.

All those technology-driven minds still havent figured out those Acorn fixtures put more direct light in your eyes than what reflects off of things you need to see.

Big acorn has too much influence

My GF lives about a block from this and right now she rents.  I'd hate to think how much that rent goes up.  Good for the area though.

This isn't for the NE corner of 6th and Lewis.  That corner is where the West Park Phase II housing project mentioned earlier is going.  The vacant block where dirt is moving is entirely owned by "West Park Phase II LLC," not University of Tulsa.

Where did these renderings come from, and any better guesses on where they are intended to be built?

They are screenshots from a video TU posted about the Cyber District.  It mentioned 6th & Lewis so I assumed the northeast corner but it may be another site.  I believe the initial phase is three buildings.

I'm guessing they're trying to match historic Tulsa architecture and the Whittier District proposed guidelines so they'll fit the area. Looks like they've got a nice proposed rendering to hit those pretty well. That main building has a bit of an Art Deco look to it while also tying into the Gothic Revival style of the TU Library. They look like they'll fit with the other new developments around there that GKFF supported.

The current cyber corp building at 12th and Harvard isn't "cyber" at all either. It's a beautiful classic Art Deco building. Glad TU preserved it and retrofitted it to work for them.

Progress update for this one:

(https://i.imgur.com/nOvx6c2_d.jpg?maxwidth=640&shape=thumb&fidelity=medium)

Looks good. I wish the brick was a little darker.

Is this the NE corner of 6th & Lewis project?  If it is, that was bare ground last time I was in Tulsa.

Between these projects around 6th & Lewis and the new stuff around 1st & Lewis K-W is one of the more happening urban neighborhoods right now.  What a turn around from not long ago.  I've long thought that the neighborhoods between downtown and TU had the most redevelopment potential and it's finally happening in a cool, organic way. 

You have the Pearl and the strip along 6th and the new Village Flats and existing brownstones at Centennial Park.  You have the new retail and restaurants along 11th from Utica toward Mother Road Market.  And also the emerging Brewer's Block at 6th & Utica with Marshall, Cabin Boys and soon American Solera at the corner.  Some of the housing is still in bad shape across the neighborhoods north of 11th, more so around the Pearl and less so closer to Lewis, but I've noticed quite a few rehabs. 

Yes I think the area from TU to downtown, Kendal Whittier, 3rd st, 6th st, 11th/Route 66, 15th, etc.  has the potential to infill and become the best part of Tulsa.  The most "European" with higher density, walkability/transit friendly potential.  The small block structure and thru streets, mix of uses, etc. really help.  Just hope it isn't "Dallisafied" with midrise-highrise buildings designed for cars and not pedestrians, or too many QT's and car oriented Dentists offices putting gashes in that fine grained structure.

Yes it is. The pic is basically facing towards TU, with the Orthodox Church in the far right background.

Quite a change! They seem to be moving quickly. Most of the brick along these front buildings is up now.

Here's some pics showing the progress of West Park Apartments (phase II) going up at 6th and Lewis.  Looks like they are getting fairly close to completion.  I think it's a nice looking development.  

(https://mfmy7q.dm.files.1drv.com/y4m1-TaP2RI8RGRp00RTSiAWuKjCjG7mNQaJNY1aU01wXgHPS1SNMbpuktpSWCTeTcal1lvDu3JZp865H5pb4Dp4mkldEnzxhkLkQSUwsrlbPvumGN1TwMMrrX8H5jGTjUAzOcVt8cmAXQvFGlAmYURLQgNSv3j1_ZsLW9rp8APX1Yz1uoQynpPlqsPt2h1S8adXhx2yI2W9-DDYqr5jHmrDQ?width=1024&height=768&cropmode=none)

(https://mvmy7q.dm.files.1drv.com/y4mSr_YAOn5IiE9-UYbTkq6XgB2e-lTpPmj3xQigXKZVZ2kBPCg1geHuEQKV6Bl57BUZIArsObPTGL1L6JWwrbb-vBioIdK2Ac3Lo6c0BXtvnKUJebpsYlKSXlQPcO3dQEITiceFa3DjeOdcm_on7ZbQE4qxHjNIxVWmucEp45bLco4eKRxnnIj917LyLPn-0WM6viDnJqIY_qTsvN04XKYWQ?width=1024&height=768&cropmode=none)

(https://nlmy7q.dm.files.1drv.com/y4mir_Jr-VwE7EUMzvDnP2-53mNV7RDnitw-7JLYhHtLNd0blEHryeNCCKlWgmU5Y-vEBQ4uHjTrXAMqGtw9RRmwvgqc5JzOhnMNU7W0zMyVCpkrnv9tC2Jbo2byI_T8cduBSxNCMOVCLNKM0-OswelB8gpImgg3fAvhr6F-rtujhM7SENL2j0yVicjNnHT8LeIUM40r-IfOcQUO6zybEDpKA?width=1024&height=768&cropmode=none)

More is coming across 6th, on the vacant lot next door to Lewis 6 Studios. Charney Properties is requesting the Board of Adjustment change zoning to RM-2, which is medium density multifamily.  It was previously zoned for mixed use, so I’m not actually sure what they gain by this change. But the fact that they’re applying means they’ve got plans on paper.

http://www.tulsaplanning.org/tmapc/cases/Z-7524.pdf

I agree those are looking good. They added some variety with cladding and building shape to keep it from being a monotonous apartment complex and pushing the urban buildings right up to street was a great move. This area is coming along nicely!

That is a strange change! Maybe it's some sort of agreement with neighborhood to get it to that to prevent businesses from going in or operating there? I would think just keep it mixed use and an apartment building will do a pretty good job of that on its own.

That is good news to have that going in also. Really big difference in this area vs 10 years ago.

These new apartments and homes look great, especially since most of them are "affordable housing".  Looks way better than the market-rate housing I've seen go up in cities like Denver and Dallas.  This can only strengthen the commercial district around 1st & Lewis and hopefully allow it to expand further south. 

The document at the link has been updated to indicate that the property owner wishes to build a duplex development, which is not an option under MX1-U zoning but is under RM-2.

Since I'm essentially thru this intersection twice a day during the week, I'll try and start taking more photos as I can (GF lives just a block from this and I let the dog out during my lunch during the week).  It has been going up pretty quickly.  Going eastbound on 7th Street trying to turn on Lewis is dodgy at best because the property front makes it difficult to see north on Lewis unless I creep out into the street a little.  Not a fan of that setup at all.

Whittier Townhomes - I know this has been discussed on here before, and I didn't bother searching for it, 'cause I figured it would fit in this thread just fine.  I found this at www.tulsaboomtown.org (http://www.tulsaboomtown.org).  Looks like some quality infill. 


Some pics
(https://images.squarespace-cdn.com/content/v1/56b161a622482e966ff4db63/1563476240314-4LE2RLMVZ8QPLLI7S3RC/ke17ZwdGBToddI8pDm48kDP7kJAFAah05H3ChyNlHSF7gQa3H78H3Y0txjaiv_0fDoOvxcdMmMKkDsyUqMSsMWxHk725yiiHCCLfrh8O1z4YTzHvnKhyp6Da-NYroOW3ZGjoBKy3azqku80C789l0mxU0godxi02JM9uVemPLqy9uOsj-q5bCkZmGZoQ7_oEh9b9-wZU0EZkSsdXFC8ujw/1.jpg?format=1500w)

(https://images.squarespace-cdn.com/content/v1/56b161a622482e966ff4db63/1563476268550-SNMOI43JYLIZZWI591AB/ke17ZwdGBToddI8pDm48kB38yROwVLQvZb7E45IHpqd7gQa3H78H3Y0txjaiv_0fDoOvxcdMmMKkDsyUqMSsMWxHk725yiiHCCLfrh8O1z4YTzHvnKhyp6Da-NYroOW3ZGjoBKy3azqku80C789l0psyQQR5KrxgIm8QcotvsYsYESeoCotMzyoz5ZyU23ITQtrWId44sy4R-Y6StBSpqw/4.jpg?format=1500w)

(https://images.squarespace-cdn.com/content/v1/56b161a622482e966ff4db63/1563476277715-L5UIW543TIW44JO8ZV98/ke17ZwdGBToddI8pDm48kDcUZZX6juaegNGQ-yo9zhh7gQa3H78H3Y0txjaiv_0fDoOvxcdMmMKkDsyUqMSsMWxHk725yiiHCCLfrh8O1z4YTzHvnKhyp6Da-NYroOW3ZGjoBKy3azqku80C789l0k6sq9GEl9ZUDkp1sRKcAyIx41WsMXnZTClw8L_jIGg7t4LDCxkQovnPtZItp5lRJA/5.jpg?format=1500w)

(https://images.squarespace-cdn.com/content/v1/56b161a622482e966ff4db63/1563476287038-RO1WKGIRY4OZILGJSRD4/ke17ZwdGBToddI8pDm48kCoF2AobYP65WiF-f5bdVfR7gQa3H78H3Y0txjaiv_0fDoOvxcdMmMKkDsyUqMSsMWxHk725yiiHCCLfrh8O1z4YTzHvnKhyp6Da-NYroOW3ZGjoBKy3azqku80C789l0p4XabXLlNWpcJMv7FrN_NLqhAzo9igk7xyJ5rgEp0q0jtzFv6omW20LIrmYPgEMVQ/6.jpg?format=1500w)

(https://images.squarespace-cdn.com/content/v1/56b161a622482e966ff4db63/1563476306286-KTNC27KO0D5DSVMTX1TF/ke17ZwdGBToddI8pDm48kE5o8LsotPSif-EGjnnEbqh7gQa3H78H3Y0txjaiv_0fDoOvxcdMmMKkDsyUqMSsMWxHk725yiiHCCLfrh8O1z4YTzHvnKhyp6Da-NYroOW3ZGjoBKy3azqku80C789l0scl71iiVnMuLeEyTFSXT3rmeq_SB66PuvSUxMrbm1_Jhl9S3ejmRHf3DMwBYnbM8Q/7.jpg?format=1500w)

(https://images.squarespace-cdn.com/content/v1/56b161a622482e966ff4db63/1563476314791-1RH9OV9OEYWAXHTPNJLH/ke17ZwdGBToddI8pDm48kDcUZZX6juaegNGQ-yo9zhh7gQa3H78H3Y0txjaiv_0fDoOvxcdMmMKkDsyUqMSsMWxHk725yiiHCCLfrh8O1z4YTzHvnKhyp6Da-NYroOW3ZGjoBKy3azqku80C789l0k6sq9GEl9ZUDkp1sRKcAyIx41WsMXnZTClw8L_jIGg7t4LDCxkQovnPtZItp5lRJA/8.jpg?format=1500w)

(https://images.squarespace-cdn.com/content/v1/56b161a622482e966ff4db63/1563476327480-8YXNQ9XXBD3KC2XN73QV/ke17ZwdGBToddI8pDm48kEQlQCkXtWVeWnnwRQehYnd7gQa3H78H3Y0txjaiv_0fDoOvxcdMmMKkDsyUqMSsMWxHk725yiiHCCLfrh8O1z4YTzHvnKhyp6Da-NYroOW3ZGjoBKy3azqku80C789l0h8vX1l9k24HMAg-S2AFiem2KWmFPEhSHk5-oMjPHK2iTdkS4NiOng0hPWbyhNvlhQ/9.jpg?format=1500w)

(https://images.squarespace-cdn.com/content/v1/56b161a622482e966ff4db63/1563476333676-2OHDYA359FAH1X8BFII0/ke17ZwdGBToddI8pDm48kINpEFLHJ-4KxNlVEKvhVWZ7gQa3H78H3Y0txjaiv_0fDoOvxcdMmMKkDsyUqMSsMWxHk725yiiHCCLfrh8O1z4YTzHvnKhyp6Da-NYroOW3ZGjoBKy3azqku80C789l0haypLsn6iFkXbd5QrnyzAGF7jSRIaF1zmhQT01QkGN9Yz082bhsIleV_V1qJu9dtw/10.jpg?format=1500w)

Here’s the TW sorry from last year: https://www.tulsaworld.com/business/tulsa-habitat-for-humanity-to-construct-its-first-multifamily-development/article_161b84c7-2a9d-5f7d-b876-946bd2725a50.html

I snagged some more pictures of the West Park Phase II development. 

(https://j5coyw.dm.files.1drv.com/y4m7ag593QC1BTERWvkKKGopn_D7K0tweJJe9EQp09YpEEUq-5MaVKtccYNz5SZ_-04bWH67AufnnQUNHlCFVTrTE1veXlbQciplAYf2-VNFLVi-43ROxjy6o4RPnknjvNvgP2zXkqazdiUGJ2XXGBwLvPmh47b1qF7d8FBwYu611WA477s-wEOXxVepLegbT3lja0hTyNLBKZbU4BWyoDSLA?width=1024&height=768&cropmode=none)

(https://ljcoyw.dm.files.1drv.com/y4mk41QxPsOtJK9ZKdt41nGRvxw7aNWYgoWYOzdU56--XmlVmR9QBm8eDMxO_9O97eBBYX9Tdy1jqeXRmjBWFeSPFNURs1QuorUPz_qdxK2sJARqTUpNNd6Rnph2OKIidqT531R09wAg3F_caXOkhdB-_wRY5BPYEG3UBS9j0wSkvFolxNPu2-1iXRYYdZ_TwoStkWyQOBCeImhvAv0FC8edw?width=1024&height=768&cropmode=none)

(https://lzcoyw.dm.files.1drv.com/y4mA_7LrRhOwXAenUW0XyWO7o_dPR4tCllgP9qv6Hai9PojrP18SqLBG2gQn0Hzvhud_cCTFKpxdVGPFRg88Z9bdFXqht35ahMnbxz2ZE_uif9uvYewipMO2FDVPJQnEZ9Qf-KKqo-4_Tk9DmAJxQt1NqOolwM3IDJreg8uRUbAJ6aHOcKL69AocqpEEiWjusiEPBfAeZ8WrrUIxSPk01nadQ?width=1024&height=768&cropmode=none)

(https://k5coyw.dm.files.1drv.com/y4mq3gCjlPY5IaOoi9NaXoYXujGwwX4eTCuwP5vSPZ6HefXhxF_4y9YCNtB-Cd7MEqDPMAZPPrkV2k9iZgmqtpsFJeQcTU9sCPgQ_-cHne_v_74-m6IbS94SfKRP_urqKbkrnmcF0816bRa3w3lPhKYgyDW6ZMgcLhNpWnPPcQ78hbdP3E1puuA00NohhaQtBmLKJNfP0SqnA4X9-IDH7X-cg?width=1024&height=768&cropmode=none)

(https://i5dlkw.dm.files.1drv.com/y4mkx_hqJQ9cPdmSGQ6-F14OyBmecG1k7abRsiUA35GH_2aPMXhc0iNre0j2-LkQMmMhTGhaDfWG0nBZJ3Ed0lV-VUsYFhM12G_lMD0MJ_Z-94TN5kwdm9O2xZscF9rGmHdpR1w1L2DfLP_q1jsqdkFXEGp8w0ykWXysakjJO6fiCMoCmLyKdIzunMwUpK9icesSsv7GM8uOcYEFVOmecE3Gw?width=1024&height=768&cropmode=none)

I have no new information to offer on the area, other than a lot of habitat for humanity work being done in the area but I do have a question. Does anyone else see a lot of potential at E Admiral and N College Ave? Of course the area is very rough at the moment, but it still lies within Kindle Whittier district and with the growing success of Whittier Square, it's only a matter of time before it spreads.

I just see a lot of potential in the Admiral and College Ave area, it already has the main street and walkable area feel to it as well as a few of the buildings having a bit of charm to them. The existing buildings just need some overhaul or a change of ownership. And with the townhomes going up at Admiral and Lewis it makes sense to expand improvements down Admiral from there.

Funny you mention that. I thought the same thing going by recently. It had been a while since I'd gone by and I noticed all the character in the buildings which have remained there. Definitely could be a neat spot. It would take a few different land owners a bit of working together and investment towards that goal. I don't see it becoming a hot spot anytime soon, but maybe could be sort of a residential/auxiliary type of spot. Sort of like north of I244 where Topeca HQ is or on 6th a couple blocks west of Lewis where it bends (old main-street style building there). Won't be a main street but could be a neat place for niche businesses who want that vintage store front vibe. Would be awesome if redone well.

Looks like those apartments/townhomes at 6th and Lewis are complete. Here are some updated pics:

(https://i.imgur.com/uhoPcZ4.jpg)

(https://i.imgur.com/ZlZEk5S.jpg)

New 2 story facility for Fab Lab had its groundbreaking at 5th & Lewis

(https://bloximages.newyork1.vip.townnews.com/tulsaworld.com/content/tncms/assets/v3/editorial/c/4d/c4d7a410-96f3-11eb-8cb3-4f591b3cfbc7/606c8a0e66dd7.image.jpg?resize=1200%2C800)

Those lucky people on the second floor will never have to bother turning on a light at night.
/s

Keeps the electric bill lower.  ;D

Another rendering of the new Fab Lab

(https://media-exp1.licdn.com/dms/image/C4D22AQEkoZ09kQhdVQ/feedshare-shrink_1280/0/1617729727063?e=1620864000&v=beta&t=JVBt8Sr9xwRNqxJN1t8r9uqceRZL-bRNT5Vj_aLKcLE)

This will be nice and Pearl Ridge too.  All good stuff

Progress at the Fab Lab at 5th & Lewis

(https://media-exp1.licdn.com/dms/image/C5622AQFYwDHbbr62YQ/feedshare-shrink_2048_1536/0/1627314081438?e=1629936000&v=beta&t=QPl487z_GhE4KSi4oGwSz7DSLx733OxhxJZOniDq2w0)

Wondered what that was going to be.  GF lives about 7th and Lewis and I see this regularly.