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Talk About Tulsa => Development & New Businesses => Topic started by: tulsascoot on April 02, 2012, 11:14:18 pm



Title: kendall whittier/lweis/6th/demolition
Post by: tulsascoot on April 02, 2012, 11:14:18 pm
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


Title: Re: kendall whittier/lweis/6th/demolition
Post by: carltonplace on April 03, 2012, 09:47:01 am
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: jacobi on April 03, 2012, 11:33:49 am
So what is the plan for this area?  Kaiser usually has such good plans.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: carltonplace on April 03, 2012, 11:50:54 am
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)

Quote

SWSX
Posts: 2748

   
        Kendall-Whittier
« on: September 09, 2010, 09:28:08 am » Quote 

--------------------------------------------------------------------------------

I saw in the TW yesterday that the Kaiser Foundation is helping the city buy properties in the area in between Lewis and Atlanta, 5th Pl. and 4th St. by Kendall-Whittier Elementary.  There are several rundown apartment complexes there currently, along with a few vacant lots.  I believe the intent is to sell the land to developers and build new homes.  Hopefully this expands south to the neighborhood directly west of TU.  I can see that area being similar to Renaissance if some of the apartments and blight are removed.  I have a few friends in their mid-late 20's that have bought homes in this area and it seems to be revitalizing.  A streetscape along 6th could do wonders as well.  Your thoughts?



http://www.tulsaworld.com/news/article.aspx?subjectid=334&articleid=20100907_11_A11_TheGeo886076&archive=yes



Title: Re: kendall whittier/lweis/6th/demolition
Post by: tulsascoot on April 06, 2012, 08:47:01 pm
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: tulsascoot on May 21, 2012, 06:34:56 pm
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: godboko71 on May 21, 2012, 09:03:22 pm
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: jacobi on May 21, 2012, 09:45:32 pm
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'.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: tulsascoot on May 22, 2012, 07:50:27 pm
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: dsjeffries on May 25, 2012, 09:32:46 am
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)
Quote
A 21-building apartment development is being created in the Kendall-Whittier neighborhood by a team that includes the George Kaiser Family Foundation, the University of Tulsa, the city of Tulsa and McCormick Baron Salazar, a St. Louis-based urban development company.

West Park Apartments will be constructed between Lewis and Atlanta avenues across the street from Kendall-Whittier Park, which is also getting a face-lift as part of the project. In all, the 148 apartments and improvements will cost $36 million.

Josh Miller, a program officer with the Kaiser foundation, said the organization has been increasingly active in the neighborhood over the past seven years with various educational programs and services, including helping to establish an Educare childhood school in the neighborhood at 2511 E. Fifth Place.

Inspired by the work of Harlem Children's Zone, a nonprofit that has had great success helping the children of Harlem in New York City, the foundation decided to expand its efforts to help provide a better environment for children after school hours.

"The foundation saw an opportunity to take all the current services we're providing in the neighborhood and build a pipeline from birth to school to college to career," Miller said.

"One of the significant challenges we've identified in the area is the lack of safe, affordable, quality housing."

Construction has begun, with the first central building to be finished in mid-2013 and the rest of the buildings by the end of that year, Miller said.

Funding for the project is coming from the Kaiser foundation, TU, low-income housing credits, outside financing secured by MBS and other sources, he said.

Additionally, the city of Tulsa is providing sanitary and storm sewer infrastructure work, said Henry Somdecerff, design engineering manager in engineering services for the city.

The first building to go up will be a large facility that will house the apartment management office, amenities such as a community room and fitness room, 20 apartments and 2,600 square feet of retail space.

Miller said the building will be one of the first mixed-use structures in the area to go up using guidelines from PlaniTulsa, the citywide effort to update the city's comprehensive plan.

Not only will its 20 units be devoted to graduate students from TU, but also the university will own the building, said Kevin Buck, executive vice president and treasurer at TU.

"The foundation was looking to do something in the neighborhood to clean it up and provide better quality housing, and they came to us to see if we could be involved," he said. "We've always been very active in the Kendall-Whitter neighborhood."

TU owns multiple lots and buildings in the neighborhood, Buck said.

The foundation had also reached out to MBS for construction and management of West Park based on the company's track record of community development and urban revitalization, Miller said.

Mary Kellers, vice president and senior project manager at MBS, said units at West Park should have an average rent of $572 per month, compared to an estimated market value of $630 per unit. There will be one-, two- and three-bedroom floor plans.

Miller said planning for West Park began in 2008, when the foundation and MBS started reaching out to residents in the neighborhood.

"We had a whole series of neighborhood meetings to find out what the neighborhood wanted," he said. "The design of the apartments is the result of input from the residents."

The buildings won't just blend into the neighborhood, they'll embrace the eclectic architecture and have unique looks, Miller said.

"It's meant to look like a neighborhood," he said. "One of them will have an arts and crafts look and one will have a European romantic look, for instance."

The renovation of Kendall-Whittier Park is aimed to make it more open and inviting for use, Miller said.

"Right now, it's very choppy and user unfriendly," he said. "There's a tree at second base, and most of the activity only takes space in one corner."

Among the changes planned are new lighting, new entrances, a splash pad, new pavilions and gazebos, an ornamental metal fence, walking trails and more.


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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TheArtist on May 25, 2012, 01:06:09 pm
  On that pdf   A8.15 shows the mixed use building on Lewis, elevation.  Looks pretty good. 


Title: Re: kendall whittier/lweis/6th/demolition
Post by: dsjeffries on May 25, 2012, 02:18:15 pm
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)


Title: Re: kendall whittier/lweis/6th/demolition
Post by: nathanm on May 25, 2012, 03:24:45 pm
This should be neat, presuming there is money for maintenance.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: ZYX on May 25, 2012, 11:22:35 pm
This looks fantastic. Awesome to have such a huge project sneak up under our noses like this.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: carltonplace on May 29, 2012, 08:48:05 am
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: patric on May 29, 2012, 09:14:22 am
At first blush it looks like the apartments TU built along 11th street.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: carltonplace on May 29, 2012, 09:23:22 am
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: dsjeffries on May 29, 2012, 10:16:49 am
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).


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TheArtist on May 29, 2012, 10:39:10 am
Except that they are built up to the sidewalk and there are no parking lots on the street and also no they don't.

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


Title: Re: kendall whittier/lweis/6th/demolition
Post by: RecycleMichael on May 29, 2012, 11:35:23 am
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: ZYX on May 29, 2012, 11:38:28 am
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: 46hudson on May 29, 2012, 01:59:38 pm
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: carltonplace on May 29, 2012, 02:49:55 pm
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGuy on May 30, 2012, 09:18:47 am
Is there a website with more information on this project?

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


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on August 30, 2016, 11:42:23 am
Is there a website with more information on this project?

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

Quote
Inspired by the success of the Harlem Children’s Zone, GKFF’s efforts in the Kendall Whittier neighborhood focus intensely on the birth-to-college-to-career pipeline, collectively called the Growing Together effort. GKFF believes that a safe, quality home environment is a significant factor in breaking the cycle of poverty for children and their families. In 2013, GKFF partnered with McCormack Baron Salazar, a nationally respected developer specializing in revitalizing economically distressed urban areas, to develop the 128‐unit mixed income Kendall Whittier West Park Apartments. In addition, GKFF renovated Kendall Whittier’s public park and collaborated with the University of Tulsa to build 20 graduate student units as well as non‐profit offices within the West Park development. The success of these projects has spurred further development through construction of affordable, for‐sale, single family homes, $12 million of investment and 160 new jobs in the adjacent historic shopping district, and a planned 100‐unit second phase of the mixed‐income West Park apartments. GKFF is hopeful these combined efforts will create a successful revitalization model that can be adapted and applied to other struggling neighborhoods in Tulsa.

Quote From: http://www.gkff.org/what-we-do/civic-enhancement/neighborhood-dev/ (http://www.gkff.org/what-we-do/civic-enhancement/neighborhood-dev/)


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)


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on August 30, 2016, 12:22:08 pm
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: davideinstein on August 30, 2016, 08:05:21 pm
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.

True story.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: Breadburner on August 30, 2016, 08:10:15 pm
Lol...Good Lord....


Title: Re: kendall whittier/lweis/6th/demolition
Post by: Red Arrow on August 30, 2016, 10:21:48 pm
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on August 31, 2016, 07:54:00 am
Quote from: ZYX on May 29, 2012, 11:38:28 am
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.

True story.

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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on August 31, 2016, 07:54:28 am
Lol...Good Lord....

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


Title: Re: kendall whittier/lweis/6th/demolition
Post by: DTowner on August 31, 2016, 08:51:10 am
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.

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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: Townsend on August 31, 2016, 11:28:30 am
What is "lol"? Do you ever have anything useful to add to the discussion?

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


Title: Re: kendall whittier/lweis/6th/demolition
Post by: SXSW on August 31, 2016, 12:54:27 pm
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.

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.  


Title: Re: kendall whittier/lweis/6th/demolition
Post by: davideinstein on August 31, 2016, 01:29:27 pm
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.

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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: davideinstein on August 31, 2016, 01:31:12 pm
What is "lol"? Do you ever have anything useful to add to the discussion?

No, he doesn't.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on August 31, 2016, 02:12:24 pm
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.

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).


Title: Re: kendall whittier/lweis/6th/demolition
Post by: johrasephoenix on August 31, 2016, 02:55:33 pm
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. 


Title: Re: kendall whittier/lweis/6th/demolition
Post by: Conan71 on August 31, 2016, 05:59:50 pm
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: davideinstein on August 31, 2016, 06:17:21 pm
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).

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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: davideinstein on August 31, 2016, 06:18:56 pm
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.

Metro Diner was the best.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: davideinstein on August 31, 2016, 06:20:51 pm
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. 
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.


Title: Re: kendall whittier/lewis/6th/demolition
Post by: Bamboo World on August 31, 2016, 06:32:45 pm


 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 ...    ;)
 


Title: Re: kendall whittier/lewis/6th/demolition
Post by: davideinstein on August 31, 2016, 06:58:04 pm
The City is too busy with halting sidewalk cafés downtown ...    ;)
 

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


Title: Re: kendall whittier/lewis/6th/demolition
Post by: Bamboo World on August 31, 2016, 07:02:31 pm


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.



Title: Re: kendall whittier/lewis/6th/demolition
Post by: Red Arrow on August 31, 2016, 08:05:46 pm
They're awaiting that downtown walkability study, you know.  Absolutely nothing can happen until the final downtown walkability report is completed and rejected.

You forgot the rejected part.   :(



Title: Re: kendall whittier/lweis/6th/demolition
Post by: SXSW on August 31, 2016, 08:10:54 pm
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. 

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)


Title: Re: kendall whittier/lewis/6th/demolition
Post by: Bamboo World on August 31, 2016, 09:09:28 pm

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.
 


Title: Re: kendall whittier/lewis/6th/demolition
Post by: TulsaGoldenHurriCAN on September 12, 2016, 09:47:00 am
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: SXSW on September 12, 2016, 12:18:48 pm
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on September 12, 2016, 02:25:15 pm
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: swake on September 12, 2016, 03:50:02 pm
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.


Title: Re: kendall whittier/lewis/6th/demolition
Post by: Bamboo World on September 12, 2016, 07:18:43 pm

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.


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.



Title: Re: kendall whittier/lweis/6th/demolition
Post by: davideinstein on September 12, 2016, 07:47:13 pm
Arby's lot is about half full at peak lunch.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: SXSW on September 12, 2016, 07:56:51 pm
The bought up everything on the north side of 11th, no reason they can't do the south side as well.

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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: davideinstein on September 13, 2016, 12:18:31 pm
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on September 13, 2016, 03:11:25 pm
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: swake on September 13, 2016, 03:22:08 pm
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on September 13, 2016, 03:39:04 pm
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: Tulsasaurus Rex on September 13, 2016, 03:44:33 pm
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.

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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: cynical on September 13, 2016, 04:28:59 pm
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.

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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on December 01, 2016, 08:21:48 am
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)


Title: Re: kendall whittier/lweis/6th/demolition
Post by: RecycleMichael on December 01, 2016, 11:35:11 am
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: Conan71 on December 01, 2016, 11:37:06 am
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: Tulsasaurus Rex on December 01, 2016, 07:45:28 pm
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.

What is this Kathy Taylor urban development thing?


Title: Re: kendall whittier/lweis/6th/demolition
Post by: patric on December 01, 2016, 09:04:54 pm
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 hadnt noticed your post before I started a review  http://www.tulsanow.org/forum/index.php?topic=21431.msg313422#msg313422

Ill be going back.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on December 02, 2016, 08:53:02 am
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on December 02, 2016, 08:59:08 am
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 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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on December 02, 2016, 09:02:01 am
What is this Kathy Taylor urban development thing?

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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: Tulsasaurus Rex on December 03, 2016, 11:49:29 am
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: SXSW on December 04, 2016, 10:32:34 am
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: Tulsasaurus Rex on December 04, 2016, 11:25:58 am
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 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.

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.

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


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on January 19, 2017, 10:41:55 am
Quote
From hardware to creative hub: TPC Studios refurbishes former Swinney Hardware building

Tulsa firm refurbishes Swinney Hardware building

TPC Studios chose a former hardware store in which to hammer out a new home for itself.
The company is glad it did.
“I felt like every time we looked at a space that was more generic or not interesting place, it just didn’t have any soul,” Todd Pyland, TPC principal and creative director, said about the former Swinney Hardware building at 32 S. Lewis Ave. “When we came here, we thought, ‘There’s history here. There’s a soul in this building.’
“We saw this vital (Kendall-Whittier) community growing around this area, but we saw this big, empty hole here. We wanted to partner on with some of the existing creative firms that are over here. There are photographers, artists, small businesses around the corner. So we get to anchor that space,” he said.
“We just felt like we were the perfect addition as this creative hub to finish out this neighborhood in a way.”
Formerly Talmadge Powell Creative, TPC Studios poured about $2.5 million into the refurbishing, which incorporates some of the historical aspects of Swinney Hardware. The store operated 74 years until its closing in 2008.
“In terms of the arrangement of space, we really took advantage of the two street facades,” said project designer Shannon West of Selser Schaefer Architects. “We had some great window frontage on the south edge of the building as well as along Lewis.”
Abundant natural light brightens a gallery (1,000 square feet) and open work space (1,725 square feet). The soft green paint on the exterior matches that of the original, the result of a painstaking, peeling-back process, West said.
“We did some architectural archaeology for the project,” he said of the exposing of the paint layers. “It really brings some great character back to the building.”
TPC Studios, which focuses on event planning, branding and media production, purchased the structure from Ross Group for $1.5 million. The new 11,000-square-foot space nearly quadruples the room it had in its former home, a converted auto repair shop at 211 W. 11th St.
“We tried to think big because we acquire so much stuff,” TPC Studios Managing Partner Pat Chericky said. “We just want to be able to recycle that. It saves our clients money, and we don’t have to start from scratch every time.
“We’ve always had all these services, but no one could actually see them. By expanding in this area, when you go through and see all the different spaces and see what we actually have, I think everybody will be surprised.”
Talmadge Powell is founder of the company.
“The thing I’m really most excited about is just having a space for everyone to work more efficiently and not be right on top of each other,” he said. “It gives us more flexibility to be more creative and build larger props and set pieces and do other things for the event side that we weren’t able to do previously.”
The facility includes ample storage space, a kitchen and break room, and a cooler for fresh flowers.
“There’s not another firm like us that I know of, in this region especially, that has an event-planning component but also the branding component all under one roof,” Pyland said. “Depending on what we’re working on, by adding this large photo studio and warehouse space and the floral and storage decor areas, we can do anything. We’re kind of a one-stop shop for all things creative.”
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)


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on January 19, 2017, 10:44:28 am
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on April 20, 2017, 02:38:15 pm
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)


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on April 20, 2017, 02:40:24 pm
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on March 06, 2018, 10:27:16 am
Quote
Kendall Whittier Main Street reaches $130 million in private reinvestment

Oklahoma Main Street Center is among 42 state coordinating programs around the nation


The numbers don’t lie. Kendall Whittier Main Street is booming.

Recent figures released by the Oklahoma Main Street Center show that $130 million in private reinvestment has been poured into Kendall Whittier Main Street since 2010, the year it was accepted into the state program.

“It’s been a mix of very meaningful rehabs of older historic properties and pretty welcome infill development at a somewhat large scale,” said Ed Sharrer, executive director of Kendall Whittier Main Street, a nonprofit that supports revitalization of the area. “It’s been a very beneficial mix.”

A subsidiary of the National Trust for Historic Preservation, the Oklahoma Main Street Center is among 42 state coordinating programs around the nation. At least 2,000 Main Streets in the country are committed to historic preservation-based community rehabilitation.

Recent construction in the Kendall Whittier area includes Red Brick Capital Management’s $2 million refurbishing of a 13,000-square-foot property next to Circle Cinema. Occupying the space is the nonprofit Growing Together Tulsa, HP Engineering and Orth Contemporary, an art gallery.

Also, Heirloom Rustic Ales opened its brewery in November at 2113 E. Admiral Blvd.


Earlier in 2017, TPC Studios injected about $2.5 million into renovating space for a new headquarters in the former home of Swinney Hardware, 32 S. Lewis Ave. Swinney had operated for 74 years there until its closing in 2008.

Since January 2013, a total of 36 new businesses have opened in the Kendall Whittier service area, representing 265 jobs and approaching $20 million in private investment, Sharrer said.

Whittier Square, the commercial core of the neighborhood at East Admiral Boulevard and South Lewis Avenue, is at about 95 percent occupancy, he said. Five years ago, it was 35 percent full.

“We’re actually running into something that we haven’t seen in decades, which is more demand than supply,” Sharrer said. “I don’t see that stopping any time soon. We’ve just become a very stable place for people to open a business and be successful.”




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)


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on March 06, 2018, 10:30:19 am
Also:

Quote
Kendall Whittier history
The Kendall Whittier neighborhood draws its name from two elementary schools built in the area in the 1910s.

In 1912, Kendall Elementary school was built at 715 S. Columbia Ave., adjacent to the Kendall College campus. The college was renamed the University of Tulsa in 1920. It is widely believed that the elementary school was named after the college, which was named for Henry Kendall, a Presbyterian minister.

Whittier Elementary School was built in 1916 at 68 N. Lewis Ave., on the northern edge of Whittier Square. The school was named after Quaker poet John Greenleaf Whittier.

The boundaries of the Kendall Whittier Main Street Program are Independence Street to 11th Street on Lewis Avenue; plus commercial properties along Admiral Boulevard, Third Street and Sixth Street from Utica Avenue to Columbia Avenue.

Source: Kendall Whittier Main Street

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)


Title: Re: kendall whittier/lweis/6th/demolition
Post by: Conan71 on March 06, 2018, 10:54:31 am
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on June 01, 2018, 07:57:24 am
Quote
Up from the ashes: Use of fire-damaged building gives Kendall Whittier new life

Several years ago, a fire damaged a furniture refinishing company, slowing redevelopment east from Lewis Avenue along Admiral Boulevard.

But where others saw blight, May Yang saw opportunity.

Co-owner of Flash Flood Print Studios, a screen-printing company looking to expand, she is expected in June to move a couple of doors down into the formerly charred structure (2421 E. Admiral Blvd.), which is being refurbished to house her company’s new headquarters.

“They took a leap of faith and they signed a letter of intent on a burned-out building,” said Ed Sharrer, executive director of Kendall Whittier Main Street, a nonprofit that supports revitalization of the area. “But that letter of intent for a long-term lease, along with a bit of personal collateral on behalf of the property owner, allowed them to go to their bank and get the financing to rehab the facility. I can literally say that building would still be sitting there as an eyesore, as a deterrent to investment, if it wasn’t for May.”

Moving in next month just west of Flash Flood will be three co-tenants: Method Architecture, a new business, Blue Star Integrative Studio, a design firm relocating from downtown, and another company that hasn’t been announced.

“The Method group is moving into a space where the owner feels comfortable in investing in his property thanks to what’s happening next door,” Sharrer said. “This is really the chain reaction of taking what was the worst property on the block and making it the best one, and it immediately starting to snowball. There was pent-up demand for space here, and getting this one piece of the puzzle allowed lots of things to fall in place.”

Flash Flood’s new 4,000-square-foot space will nearly triple the area of its previous venue.

“We got to a point where we were outgrowing our current space and we really wanted to stay over here,” Yang said.

She started Flash Flood with Nick Nold nearly six years ago. They came to Kendall Whittier in the summer of 2015.

“We were really attracted to the area because we thought there was a lot of creative energy here,” Yang said. “… We felt like we knew our neighbors all the time and you can walk into other businesses on a daily basis, say hello to everybody and develop relationships with the people you are next-door to.”

Josh Kunkel is founder and director of Method Architecture, which employs five people. Two of the five are Spanish-speaking associates from Venezuela and Columbia.

“Kendall Whittier has a lot going for it,” Kunkel said. “There is a lot of positive energy. It also is one of the true neighborhood communities where you have everything represented. You can get a haircut. You can go out to eat at a bunch of different places. You can bank. You can shop. You can get your groceries. You can live all within the district.

“That tied in to what we believe about design. Places are for people. That’s what we design for.”

Figures released this year by the Oklahoma Main Street Center indicate that $130 million in private reinvestment has been poured into Kendall Whittier Main Street since 2010, the year it was accepted into the state program.

In December 2012, only 35 percent of the buildings were occupied two blocks either side from Lewis Avenue on Admiral Boulevard and from Interstate 244 to First Street, Sharrer said.

Once new tenants such as Method and Blue Star move into the neighborhood, the occupancy rate will be nearly 97 percent, he said.

“It’s been unbelievably gratifying,” Sharrer said. “We’re just fortunate that little by little we keep adding folks.”


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)


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on June 01, 2018, 08:15:20 am
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:

Quote
Figures released this year by the Oklahoma Main Street Center indicate that $130 million in private reinvestment has been poured into Kendall Whittier Main Street since 2010, the year it was accepted into the state program.

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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: SXSW on June 01, 2018, 10:09:08 am
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: swake on June 01, 2018, 10:25:57 am
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: RecycleMichael on June 04, 2018, 02:23:31 pm
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on January 07, 2019, 02:19:20 pm
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.


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).




Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on January 29, 2019, 08:54:46 am
Quote
University of Tulsa takes lead in Cyber District vision

University of Tulsa President Dr. Gerry Clancy sees a distinct parallel between a TU-led Cyber District and the university’s link to emerging oil about a century ago.

“The University of Tulsa was a big part of the oil boom of Tulsa,” he said during an interview at his office last week. “As Tulsa grew as an industry leader in oil and gas, the University of Tulsa grew, to the point where our petroleum engineering program became No. 1 in the country in 2017 by CEOWORLD magazine.

“So our vision is that there is another boom available to us, and that is in cybersecurity.”



The crux of the proposal is the creation of a Tulsa Enterprise for Cyber Innovation, Talent and Entrepreneurship, which will allow industry, federal agencies and TU to work together to defend information systems.

It would include four cyber centers of excellence: an engineering research center funded by the National Science Foundation, a multifederal agency cybersecurity center for excellence, a cybersecurity insurance institute and a consortium of business sectors.

All four facilities would be located along Tulsa’s Sixth Street Corridor Opportunity Zone, an area of potential development steeped in new federal tax incentives.

“The country needs 350,000 jobs in cybersecurity,” Clancy said. “These are jobs in which you need a high level of education. You can’t do this on the certificate level. … You have to be very strong in computer sciences first, then you move on to cyber.”

The district “is paired with all these different industries beyond the Department of Defense needing help: banking, retail, health care, transportation, oil and gas, critical infrastructure. Our feeling is let’s take advantage of that, and let’s lead an economic development push in cyber for Tulsa — let’s give it a name that’s attractive and let’s call it the Cyber District.”

For more than two decades, TU has been a national leader in cybersecurity research and education. TU has been a National Security Agency Center of Academic Excellence in Information Assurance and Cyber Defense Education since 2000 — one of the first 14 institutions awarded this distinction.

“This cyber district is going to build critical mass,” said John Hale, a computer science professor at TU who has testified three times before Congress as an information security expert. “You get enough talent and ideas in the same general space, and it just sort of mushrooms.”

“This is a fantastic moment in time for the city, with the development and resurgence of downtown sort of taking shape over the past 15-20 years. The University of Tulsa has steadily built on and capitalized on its cybersecurity reputation. We’ve produced scores of graduates. This is a great place and a great time to begin this type of initiative.”

Insurance industry leaders applauded the Cyber District idea at a gathering earlier this month, and it also received favorable reviews in December from Oklahoma’s federal delegation.

“The consistent message we heard from everyone in Washington, D.C., was your timing couldn’t be better; let’s go,” Clancy said.

Two companies already are being recruited for the Cyber District, he said.

“If you think about what it takes to kick off whatever that Opportunity Zone investment would be, with that two- or three-year lead time, the gun has gone off,” Clancy said. “It’s time for us to get going on this. And the stars are aligned. The need is huge. We have the right people in the right places.

“I think the future of universities is this agency-business-university partnerships around particular themes. … You can’t be a university with a big fence around it that just lives in its own bubble.”




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)


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on January 29, 2019, 08:58:10 am
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.


Quote
“This cyber district is going to build critical mass,” said John Hale, a computer science professor at TU who has testified three times before Congress as an information security expert. “You get enough talent and ideas in the same general space, and it just sort of mushrooms.”

“This is a fantastic moment in time for the city, with the development and resurgence of downtown sort of taking shape over the past 15-20 years. The University of Tulsa has steadily built on and capitalized on its cybersecurity reputation. We’ve produced scores of graduates. This is a great place and a great time to begin this type of initiative.”

Insurance industry leaders applauded the Cyber District idea at a gathering earlier this month, and it also received favorable reviews in December from Oklahoma’s federal delegation.

Two companies already are being recruited for the Cyber District, he said.

“The consistent message we heard from everyone in Washington, D.C., was your timing couldn’t be better; let’s go,” Clancy said.


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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on January 29, 2019, 09:01:40 am
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).


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on January 29, 2019, 09:06:41 am
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: patric on March 26, 2019, 01:11:15 pm

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



Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on March 27, 2019, 12:27:31 pm

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.

Quote
City Councilor Vanessa Hall-Harper, whose district would be affected by the plan, said she is concerned because some of her constituents do not trust TDA.

“Obviously, my community is very leery of urban renewal,” she said. “The average

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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: SXSW on March 27, 2019, 12:58:03 pm
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.

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


Title: Re: kendall whittier/lweis/6th/demolition
Post by: patric on March 27, 2019, 09:45:12 pm
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 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


Title: Re: kendall whittier/lweis/6th/demolition
Post by: DTowner on March 29, 2019, 11:31:34 am
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: Conan71 on March 29, 2019, 01:21:02 pm
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on April 01, 2019, 09:09:47 am
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on April 01, 2019, 09:19:51 am
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: SXSW on April 04, 2019, 11:18:19 pm
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)


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on April 05, 2019, 08:52:43 am
Phase II of West Park slated to begin soon

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)


Title: Re: kendall whittier/lweis/6th/demolition
Post by: DowntownDan on April 05, 2019, 08:52:51 am
Such a beautiful asphalt courtyard in the middle.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on April 05, 2019, 08:59:54 am
Phase II of West Park slated to begin soon

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

Quote
The first phase was funded by GKFF, the University of Tulsa, the city of Tulsa, state low-income tax credits and financing secured by McCormack Baron Salazar, a national developer that specializes in revitalizing economically distressed urban areas. The second phase is being underwritten by GKFF and the low-income tax credits.

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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on April 05, 2019, 09:10:25 am
Such a beautiful asphalt courtyard in the middle.

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)


Title: Re: kendall whittier/lweis/6th/demolition
Post by: DowntownDan on April 05, 2019, 09:34:40 am
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on April 05, 2019, 09:57:00 am
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. 


Title: Re: kendall whittier/lweis/6th/demolition
Post by: SXSW on April 05, 2019, 10:02:29 am
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 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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: Rattle Trap on April 14, 2019, 09:44:48 am
Jumping back on the Cyber District discussion....

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

Quote
TULSA, Oklahoma - The Oklahoma Legislature looking to bolster a growing and sought after-industry in the state.

Senate Bill 746 will be debated in the house next week, and if passed, will create a new personal income tax credit for new software and cyber security employees.

"These two areas present enormous growth opportunities for Tulsa, for northeast Oklahoma," said Mike Neal, Tulsa Regional Chamber President and CEO.

The Tulsa Regional Chamber is lobbying for the bill.

"Our businesses have been telling us for years, they can't find people in these areas, and they're constantly stealing these people from other companies,” said Neal.

Neal says they, along with the Oklahoma City and state chambers, came to lawmakers last fall.

Because while the state's IT industry continues to grow, Neal says the major companies in the state have massive IT departments, who need quality experts.

"They are in essence IT companies operating under different various businesses,” he said.

While the specifics of this bill are still being ironed out, if passed, it would give a $2,200 annual tax credit for new qualifying software or cyber security bachelors or higher degree holders.

And an $1,800 dollar tax credit for non-degree, accredited holders.

They also have to meet certain wage and industry requirements.

Neal says their goal is to not only keep talented IT workers here, but also bring in even more from around the country.

"Who we think could come here, could develop families here, and be here for years to come,” said Neal.

The bill already passed the Senate.

If signed into law, it would go into effect on November 1st.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: SXSW on July 24, 2019, 08:54:36 am
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)


Title: Re: kendall whittier/lweis/6th/demolition
Post by: BKDotCom on July 24, 2019, 09:10:03 am
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


Title: Re: kendall whittier/lweis/6th/demolition
Post by: SXSW on July 24, 2019, 03:20:55 pm
I think they are trying to tie this into the TU campus architecture. 


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TheArtist on July 24, 2019, 06:57:12 pm
Any word on when construction is hoped to begin?


Title: Re: kendall whittier/lweis/6th/demolition
Post by: DTowner on July 25, 2019, 09:56:12 am
Any word on when construction is hoped to begin?

Construction at 6th & Lewis began some time ago.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: patric on July 25, 2019, 10:04:04 am
Some renderings of what TU is proposing for Phase 1 of the "Cyber District" at the NE corner of 6th & Lewis:

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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: BKDotCom on July 25, 2019, 12:56:57 pm
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


Title: Re: kendall whittier/lweis/6th/demolition
Post by: Hoss on July 25, 2019, 06:04:15 pm
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: Renaissance on July 26, 2019, 09:45:26 am
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)


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?


Title: Re: kendall whittier/lweis/6th/demolition
Post by: SXSW on July 28, 2019, 03:40:31 pm
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on August 07, 2019, 02:23:42 pm
proposed architecture is the opposite of cyber

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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on September 09, 2019, 01:10:53 pm
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)

Progress update for this one:

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


Title: Re: kendall whittier/lweis/6th/demolition
Post by: swake on September 09, 2019, 03:36:15 pm
Looks good. I wish the brick was a little darker.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: Conan71 on September 09, 2019, 07:01:51 pm
Progress update for this one:

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

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


Title: Re: kendall whittier/lweis/6th/demolition
Post by: SXSW on September 09, 2019, 09:05:02 pm
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. 


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TheArtist on September 09, 2019, 10:05:11 pm
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.


Title: Re: kendall whittier/lweis/6th/demolition
Post by: TulsaGoldenHurriCAN on September 10, 2019, 09:13:50 am
Is this the NE corner of 6th & Lewis project?  If it is, that was bare ground last time I was in Tulsa.

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.