The Tulsa Forum by TulsaNow

I'm unsure what the technical name for this area is, and I know there is a long term plan for Hillcrest here, but what should we do economically for the buildings along 11th Street between Utica & Peoria? Seems like an overlooked area right in the middle of everything.

Its due to be a physical rehabilitation center. I'm not sure Hillcrest has anything to do with it though.

Anyone know what Hillcrest plans to do with the empty lots between 13th St and 13th Pl west of Utica? 

The land was owned by the Lutheran church. I'm betting a certain Utical Medical Corridor loving developer has this now.

Is this the next boom area? It's gradually still developing four years after my original post.

The area south of Hillcrest and the Heart facility (north of the BA) is slotted to be expansion for Hillcrest.

The Pearl District is really coming along though. Has anyone been down 11th from Peoria to Utica recently? At least 8 buildings have been remodelled already with several new shops and there are 3-4 larger street-front buildings with ongoing renovations. It is creating quite a significant "South Pearl District" to compliment the main Pearl District area on 6th. Studio Soul is a really neat bar/concert venue.

If it can keep up at this rate, maybe Cherry St will sort of overflow north and help turn that neighborhood around (which has mostly already happened between Utica & Lewis on 13th st/pl).

Slotted by who?

Last I heard it was a senior care facility south of Hillcrest.

Parkside is building a new mental health facility at the NE corner of 13th & Trenton.  $38 million, 5 story building with 80 beds.

http://www.tulsaworld.com/news/parkside-psychiatric-hospital-to-more-than-double-in-patient-mental/article_178faa01-722e-57a2-8c0b-165425ca329e.html (http://www.tulsaworld.com/news/parkside-psychiatric-hospital-to-more-than-double-in-patient-mental/article_178faa01-722e-57a2-8c0b-165425ca329e.html)

Still a lot of vacant lots south of 13th, anyone know what the plan is for that area along Utica?

$38 million, 5 story building with 80 beds.

That sounds very expensive per bed. $475k per bed. Also, that doesn't sound like very many beds per floor either. 5 story building for only 80 beds... And at 114,500 square feet, that's about 1400 ft2 per bed! I know there's tons of other stuff that will be there and that is likely takes a lot of different waiting rooms and common areas and medical rooms, but it seems like quite a bit of space per patient. But I guess that is how it is in health care. Hospitals are even higher in cost per bed. It is a shame this stuff is so expensive and that Oklahoma is so far behind in having adequate health care facilities.

Pearl District land being prepared for redevelopment

The future of a former children’s shelter site in the Pearl District should become clearer in the next couple of months.

At a Tulsa Development Authority meeting Thursday, a city official updated progress on the 4.4-acre site, of which 2.6 acres will be offered for redevelopment. Proposals are due Oct. 13 and the TDA could choose one by December.

Part of the city’s 6th Street Infill Plan, the property is an entire city block, bounded by Seventh Street on the north, Eighth Street on the south, Rockford Avenue on the east and Quincy Avenue on the west. This location is less than a half mile east of the Tulsa Central Business District.

Roger Acebo, acquisition and relocation administrator for the city, said Thursday that the former Laura Dester Shelter site is challenging because of its C-shaped development area — a portion is reserved for flood control — but he said he expects it to receive between three and 10 proposals. The interest has been mainly from Oklahoma and surrounding states, he said.

The state of Oklahoma sold the site to the city in 2015 as part of the city of Tulsa’s 6th Street Infill (Pearl District) Plan, and in January 2016 the city approved TDA to act as an agent to acquire other properties in this plan area to redevelop.

Real estate unavailable for redevelopment (about 1.80 acres) will contribute to flood-management in accordance with the Elm Creek Watershed Plan. Eventually, city storm-water management staff will work with the selected redevelopment firm on conceptual design of the flood control basin on the site.

Ten parcels have been acquired by the TDA and five are being razed by the city: 717 S. Rockford Ave.; 718 S. St. Louis Ave.; 727 S. Troost Ave. (land to be held for TDA redevelopment); 1007 E. Fifth Place and 1124 E. Fifth St. An additional property (414 S. Owasso Ave.) is under contract awaiting the start of an environmental phase.

Developers Reveal Proposal For Former Laura Dester Site

TULSA, Oklahoma - We're getting our first look at what some developers envision for the former Laura Dester site in Tulsa's Pearl District.
Six months ago, the Tulsa Development Authority put out a request for proposals asking developers what they would do with the space.

The site near 8th and Rockford has been abandoned for years.

But Tuesday, we got a look at what we could soon see there.

The neighborhood is welcoming new businesses regularly, like Garrett O'Dell's Cirque coffee.

"There are a lot of creative minds that are opening up businesses here and working out of here," O'Dell said.

But a problem, he said, is there isn't much of a live or work environment.

"Sort of since we've opened here there has been virtually no foot traffic in this area and so anything that can bring that here is awesome," O'Dell said.

He is referring to a proposal by Tulsa-based Ross Group and Nelson Stowe, who are partnering with lead developer PrairieFire out of Kansas City.

At least 140 apartments, parking, and a central courtyard that goes along with the city's request to keep that flood retention land in place.

Most people we spoke with felt good about it, saying it's something that will bring people to this area and keep people here who were considering leaving.

"Because it is quality housing near downtown that they can afford that is urban and cool and funky and they can walk to their coffee shop," said Leanne Benton, Pearl District Association president

But some question why the proposal has the current buildings being torn down instead of repurposed.

PrairieFire development said  the buildings simply aren't in good shape and the cost of rehabbing them would be substantially higher than building new.

"I think most developers come in and say 'how can we maximize the land, do a really quality infill project that matches the neighborhood but uses the land well and I think they have hit that target really well," Benton said.

Tulsa Development Authority, investors terminate plans to redevelop former Tulsa Boys Home/Laura Dester property


A proposed redevelopment of the blighted former Tulsa Boys Home/Laura Dester site has been scrapped, the Tulsa Development Authority announced Thursday.

The action came after about a one-hour executive session at the TDA’s monthly meeting.

A group of local developers had backed a project called Pearl Place, which would have converted the former Tulsa Boys Home/Laura Dester site at 1415 E. Eighth St. into 60 to 65 loft apartments. The investors in July initially presented the proposal to TDA, which voted to allow the group to enhance its plan.


On Thursday, TDA Chairman Roy Peters read a joint statement from the TDA and the investment group, OMG LLC.

“The parties have been in active negotiations for more than eight months and, despite having expended a great deal of time and effort, have come to the collective realization that a redevelopment of the existing facilities at the site in their current condition is neither practical nor financially feasible,” Peters said.

TDA will be voting in the coming weeks on whether to move forward with the demolition of the site’s five buildings.

“Meanwhile, the city and the Tulsa Planning Office are evaluating opportunities to identify interim uses for the site to ensure that it remains an asset to this quickly developing area of Tulsa,” Peters said.

Tulsa Boys Home dormitories were built at that site beginning in 1948, and the property later became the Laura Dester Children’s Center.

The state of Oklahoma sold the site to the city of Tulsa in 2015 as part of the city’s Sixth Street Infill (Pearl District) Plan, and in January 2016 the city authorized TDA to act as an agent to acquire other properties in this plan area to redevelop.

The property has long been a hangout for vagrants and a drain on the city’s budget. At a TDA meeting in July, TDA Executive Director O.C. Walker said that during the growing season, mowing the property costs about $3,500 monthly, with security running roughly $1,000 over the same period.

Walker said that during the growing season, mowing the property costs about $3,500 monthly,

From a map, it looks like a there is a lot of open space around each of the five buildings, which could account for the high mowing bill (although the picture accompanying the article does not indicate it was being mowed very often).  That may also explain why the economics of rehabbing the existing buildings won’t work.
 
It wasn’t clear from the article, but was this put out to bid, or did the group negotiating with TDA have an exclusive deal?  If it was just an exclusive for this one group, it is unclear how the TDA can determine it is not economically feasible to redevelopment the existing buildings.  Given the prior use, I can see why it could be very expensive to rehab these buildings into apartments, but the TDA hasn't exactly earned a lot of blanket trust on these matters over the years.

What happened to the 140 unit Rockford Park proposal?  It had notable developers like Nelson Stowe and Ross Group behind it, along with Prairie Fire which specializes in affordable housing out of KC.

https://www.tulsaworld.com/business/apartments-proposed-for-former-laura-dester-shelter-site-in-pearl/article_69365476-e693-54e4-95eb-0f55860be91b.html (https://www.tulsaworld.com/business/apartments-proposed-for-former-laura-dester-shelter-site-in-pearl/article_69365476-e693-54e4-95eb-0f55860be91b.html)

Note in that layout on the right side it says "Connection to Future Park" where existing homes are. They plan to level several entire blocks to create a massive flood-control pond there. They also have yet another one planned for the blocks east of 75, north of 6th street and West of Peoria. So they want to just keep demolishing everything... It's like "Urban Renewal" in the 60s all over again.

The main Pearl Pond is seemingly necessary for flood mitigation (I haven't seen that report) but the one by the highway is a $20 million project that will slightly reduce chance of flooding for 29 low-value properties and 1 expensive property that could have its own mitigation for far cheaper. The plan is to fund it by selling million dollar water front lots to developers!

Note in that layout on the right side it says "Connection to Future Park" where existing homes are. They plan to level several entire blocks to create a massive flood-control pond there. They also have yet another one planned for the blocks east of 75, north of 6th street and West of Peoria. So they want to just keep demolishing everything... It's like "Urban Renewal" in the 60s all over again.

The main Pearl Pond is seemingly necessary for flood mitigation (I haven't seen that report) but the one by the highway is a $20 million project that will slightly reduce chance of flooding for 29 low-value properties and 1 expensive property that could have its own mitigation for far cheaper. The plan is to fund it by selling million dollar water front lots to developers!

Is that still the plan?  The Pearl is a much different place than it was when that plan was first developed.  Seems like they should be rethinking the flood control plan for this area.

From a map, it looks like a there is a lot of open space around each of the five buildings, which could account for the high mowing bill (although the picture accompanying the article does not indicate it was being mowed very often).  That may also explain why the economics of rehabbing the existing buildings won’t work.
 
It wasn’t clear from the article, but was this put out to bid, or did the group negotiating with TDA have an exclusive deal?  If it was just an exclusive for this one group, it is unclear how the TDA can determine it is not economically feasible to redevelopment the existing buildings.  Given the prior use, I can see why it could be very expensive to rehab these buildings into apartments, but the TDA hasn't exactly earned a lot of blanket trust on these matters over the years.

National advocacy group joins 'Save the Pearl' effort to oppose city use of eminent domain for retention pond
A national law firm and advocacy group is in town to urge the city of Tulsa to halt its plan to use eminent domain to build a detention pond in the Pearl District near downtown.

The Institute for Justice’s Chad Reese plans to address the topic with city councilors Wednesday at their regularly scheduled 5 p.m. meeting.

“I just want to share some of the stories that we have heard about the Pearl District, the position of the Institute for Justice on the issue, and why the Save the Pearl coalition feels that eminent domain in the Pearl District is not an appropriate use of the city of Tulsa’s eminent domain power,” he said.


The city was in the process of acquiring 45 properties near VFW Post 577 and the Indian Health Care Center Resource Center on Sixth Street in preparation for construction of the Elm Creek West Pond before the project was put on hold after some affected property owners objected to the city’s use of eminent domain.

Reese is the activism policy manager for the Institute for Justice. He said the Arlington, Virginia-based organization works around the country to protect homeowners whose property is being taken by cities and states for economic development purposes that are not a true public use.

“So our view is that eminent domain should always be a last resort for a true public use,” Reese said. “And it seemed clear from the city’s various planning documents over the years that the real goal of the Elm Creek Basin redevelopment plans and the Pearl District redevelopment plans are to further economic development.

“The view of the Institute for Justice and, in fact, the Oklahoma Supreme Court is that, in the state of Oklahoma, economic redevelopment does not qualify as a true public use.”

The Elm Creek Master Plan initially envisioned one large detention pond at Centennial Park on Sixth Street, but the plan was scrapped in favor of three smaller ones.

The city completed construction of the Centennial Park detention pond years ago. In addition to the Elm Creek West Pond, the city has plans to construct Elm Creek East Pond between Seventh and Eighth streets from Quincy to Troost avenues.

City officials say the detention ponds will reduce the flood plain area from 21st Street and Boulder Avenue all the way up to Centennial Park, and then east along Sixth Street to the 800 block of Rockford Avenue.

Mayoral Chief of Staff Jack Blair said Wednesday that the concerns raised by the Institute for Justice and the Save the Pearl coalition reflects a misunderstanding of city processes and the long history of Elm Creek Master Plan.

“The drainage plan was developed in direct response to the devastating floods of the mid-1980s,” Blair said. “We have always tried to realize ancillary benefits from flood control projects, such as in the Mingo Creek basin. Ancillary benefits do not diminish the underlying flood control purpose.”


  Blair noted that the West Pond project was an integral component of the neighborhood-led Sixth Street Infill Plan.

“The Sixth Street Plan, adopted more than 15 years ago, recognized that the risk of flooding is a continuous threat to the health, safety, and property of a large number of Tulsans,” Blair said. “Nevertheless, we continue to evaluate all options, and all eminent domain proceedings have been stopped indefinitely.”

Tara Dawson was among a handful of Pearl District property owners who dropped by Cirque Wednesday morning to grab a red “Save the Pearl” T-shirt and discuss the project with Reese.

Dawson and her husband, John Dawson, own a property the city had initiated condemnation proceedings on.

She said they were not informed by the previous owner of the property that the city had begun the process of purchasing the property.

“All the (city’s) project plans say a tad bit about flood mitigation but a whole lot more about redevelopment and revitalization,” she said. “So our constitutionality of home ownership is in jeopardy here, I feel like.

“They are using this as a guise to use eminent domain where it shouldn’t be used.”

Reese said he is encouraged by the fact that everyone involved seems willing to come to the table to discuss the matter. He would like to see the City Council rescind the condemnation it has approved on the Dawson’s property and reverse their votes on the Elm Creek Basin and Pearl District plans.

His hope, Reese said, is that the city would rethink the plans “in a way that doesn’t require the use of eminent domain.”

He did not rule out possible legal action against the city.

“We are a national law firm that litigates eminent domain all across the country,” Reese said. “So we are prepared, if necessary."

I remember reading about the pond at least a decade ago, why has it taken so long? It sounds like the biggest pushback was from people who bought houses and invested some money into fixing them up only to be told they were being condemned. I assume they didn't know about the plan. But in general, it seems to me that if eminent domain is involved, you should move quickly. If you tell homeowners that they are going to be condemned and it doesn't happen for 10+ years, what are they supposed to do?They can't move until they get compensated for the structure, they can't sell it if everyone knows its going to be demolished. That type of limbo is hugely unfair. I thought it was a good plan, but you can't sit on something that involves eminent domain for a decade and expect no pushback.

For decades I had always wished I had the money to buy property around where the new pond was to go.  Could have built a nice little streetscape and had the city spend oodles of money to make the landscaping, sidewalks, lighting, and view nice for my development.  Glad I didn't at this point lol. 

Sad thing is how people who bought during this time right where this pond was supposed to eventually go, didn't seem to know about that potentiality. 

I would have been pissed if I had of bought property knowing about the development, and then had that hoped for investment scuttled because of people who were ignorant of what was going on.

That theoretical you are mentioning is not possible because the city plans to condemn and use emminent domain against anyone who won’t sell at their insultingly low offers. Anyone who bought land around there to “develop” after the pond is built has certainly not read the city’s plans. There is no way to buy up properties around the pond footprint because the city plans to buy all of them and the Indian clinic owns the others. After this the coty willl have a virtual monopoly on developable land east of downtown.

But glad that someone is thinking of the poor multi-million-dollar developers! Poor guys will be pissed if this unconstitutional development is stopped! We need more people thinking of the billionaires and politicians. No one considers how their bottom dollar will be affected by all of these greedy middle class homeowners trying to remain in their homes rather than take $50k which won’t even cover the down payment on another equivalent house.

Speaking of Forest Orchard / Pearl District Corridor

What is everyones thoughts pertaining to the "Meadow Gold District" moniker?

Speaking of Forest Orchard / Pearl District Corridor

What is everyones thoughts pertaining to the "Meadow Gold District" moniker?

I consider that part of the 11th Street Corridor to be the Pearl District, regardless of which side of the street a business is on. I too am not a huge fan of new micro "districts" with folksy names that arise just for the heck of it. I think its better branding for the Pearl District to be broader since it's a few square miles and has some consistencies (old buildings, distinct from Cherry Street, etc). A "micro" district, in my opinion, should apply only for very specific things, like a "brewery district" designation for 6th and Utica since they are concentrated there, and "Studio Row" for the small area around the Church Studio.

I agree.  When someone says "Pearl District" I instantly visualize the strip of shops along 6th street near Peoria, and then secondarily acknowledge that it includes those things near that intersection.  I am sure as the area redevelops, infills and if its able to create a unique and somewhat unified feel/look, that visual will only expand and solidify.  

I do find for my purposes marketing wise that it would be helpful to have a readily identifiable, visible something to point to the specific strip where we will be located.  If you mention Meadow Gold sign people immediately know where that is.  

Route 66 tourism is also a big part of the market we are working to tap.  Those tourists (and the tour guides who set where the busses stop, and they will only make a few stops in our area) are a big part of our customer base.  So I really want to make our few blocks one of those "must stop here" places.

Saying, visit the Pearl District isn't as sellable and precise to me as saying something like See Buck Atoms, DECOPOLIS, The TulsaRama and Tulsa Art Deco Museum, the historic Meadow Gold sign and more!  "Meadow Gold Lane on Tulsa's Route 66"!  Or "Meadow Gold Lane in the Pearl District.   But you can't really say visit the Meadow Gold District in the Pearl District.

Decopolis expanding to Route 66 location

Decopolis, the downtown emporium dedicated to Tulsa’s art deco history, will open a new location along Tulsa’s Route 66 in mid-2020.


William Franklin, who founded Decopolis eight years ago, said the new location at 1401 E. 11th St. is scheduled to open some time in mid-2020. It will house two venues, Decopolis Curiosities and Wonders, and the Tulsarama.

“We will be keeping the downtown location open as well,” Franklin said. “We’ve had a long-range plan that included additional locations. With all the buzz and activity happening around Route 66, we decided that would be the perfect place to expand.


“A good portion of the people who come to our downtown store are tourists who are wanting to see and learn more about art deco in Tulsa,” he said. “Our new location is just across the street from Buck Atom’s Cosmic Curios, and a block or two from the big Meadow Gold sign. We think all these attractions will make this part of town a real tourist destination.”

The Meadow Gold sign has been a landmark along Tulsa’s section of Route 66 for decades, and earlier this year Buck Atom’s owner Mary Beth Babcock installed the 21-foot-tall embodiment of her shop’s name — a “space cowboy” cradling a small rocket in his hands — as a roadside attraction.

Franklin said the new venue will take the basic ideas of the existing Decopolis and “take them up a notch.”

“I’ve created themed environments for years, and we’re planning to have that be a part of the new location,” said Franklin, an artist whose most visible works are the recreations of Mayfest posters that he would paint on the exterior wall of the Hyatt Regency hotel downtown. “Everything will have a very different look and feel.”


According to the Decopolis website, the new Decopolis will contain the “Discovitorium,” that will allow visitors “to explore realms where Science and Magic meet,” while the “TulsaRama” will have an art deco-inspired town square and will offer a wide range of Tulsa and art deco-related merchandise.

In addition to its downtown location at 502 S. Boston Ave., Decopolis also has a “Tulsa Art Deco Museum” display in the Philcade building downtown, 501 S. Boston Ave., and the “Mesmer Island” outpost in the Mother Road Market, 1124 S. Lewis Ave.

For the old shop at 11th and Peoria owned by City of Tulsa, there was an RFP issued for the site:

https://www.cityoftulsa.org/media/11761/rfp-1303-e-11th.pdf

More on our new projects here!


https://decopolis.net/pages/decopolis-66-tulsarama

For the old shop at 11th and Peoria owned by City of Tulsa, there was an RFP issued for the site:

https://www.cityoftulsa.org/media/11761/rfp-1303-e-11th.pdf

Not sure exactly where to post this, but is anyone aware of what is going into the building on the southwest corner of 3rd and Utica (https://www.google.com/maps/@36.1566209,-95.9673595,3a,75y,201.8h,85.63t/data=!3m7!1e1!3m5!1sD5ArY5GUo1hH-4K8KbT_pg!2e0!6s%2F%2Fgeo0.ggpht.com%2Fcbk%3Fpanoid%3DD5ArY5GUo1hH-4K8KbT_pg%26output%3Dthumbnail%26cb_client%3Dmaps_sv.tactile.gps%26thumb%3D2%26w%3D203%26h%3D100%26yaw%3D279.76248%26pitch%3D0%26thumbfov%3D100!7i13312!8i6656)?  I drove by it yesterday evening and it appeared that the tan metal building was really spiffed up with brick and maybe columns.  I know the brick building has been in that state for awhile (that streetview is from 2018).  Or maybe the dusky light of the evening was playing tricks with my eyes. 

It’s being renovated by an investor to be turned into 7 individual retail storefronts. Details here: https://tulsaok.tylertech.com/EnerGov4934/SelfService#/permit/f92a503f-34e0-4d75-aa31-85696b5dc4a6 (click “supporting docs” to see the site plan).

Pretty neat reuse of the structure!

The “work” on this building has been going on for several years.  Obviously, little was happening most of the time.  Good to see the pace picking up and real progress being made.  3rd Street between downtown and Lewis has been quietly transforming over the past few years.  Still some empty/underutilized spaces, but there are fewer gaps all the time.  There is now a real connection of downtown to Kenndall-Whittier.

True. Good timing though, pushing it forward now. 3 years ago, this area felt like it was so far from any improvements. Now it is just a few blocks from "Brewers Block" and the recently renovated strip-mall/building on Yorktown, Church Studio, the Swamp House and the mini old main street on Trenton, and all the large projects on Lewis close by. Then the newly paved street gives it a much better vibe. It feels like the area is starting to show signs of life.

The vicinity at 3rd and Utica is still very jarringly diladitated and will likely look like that for a long time (mostly because of the mod podge of ugly architecture, but also the bad infrastructure), but maybe this and the other nearby projects could help push some places to upgrade the exterior or sell for remodel.

Outside of road (which probably has plans to be repaired eventually), the big ugly shopping strips and metal/industrial buildings are the biggest issues there. The health department doesn't look great either. It is neat when a few buildings get renovated and it spurns a big of area pride and many more follow suit. Hoping that happens here!

Ah, thanks!  I drove by again this afternoon and had enough light to snag a couple of pictures.  They have made the once ugly tan metal building look awesome!

This used to be the tan metal building.  The details even match the existing brick building.
(https://nvoqmq.dm.files.1drv.com/y4mHmNjom0J-LT8sJ8vrQAlDjzpYWutlJo4qjQU6k2AFARIVa-gbz5OzYqqlrR5m-cpJ904qReWbxQ0k8fUyrBu4ku9l1IaLpw7e_oRzIUgWr7YRgayRGsJs7F835MwNm_Daxuglmzcj4F1c4ib-pgvMdj_6ioI-K74zReZYyuwrd9r-7dyPV7pfaLUSsFoEDwDOZ5L0sYAXHd0572S-Q_3SA?width=1024&height=479&cropmode=none)

The area of Utica from I244 to 6th is a mess.  You are right, given the mish mash of buildings and businesses in this stretch, it is going to take a while for redevelopment to take hold.  I suspect the much more promising buildings/opportunities on 3rd, 6th and 11th will continue to suck up the redevelopment energy and money.  Until most of those spaces are filled up, I doubt anyone will seriously tackle Utica.

^ Those are nice looking buildings.  Will be a nice addition to the Pearl District.  I imagine they will have great views of downtown. 

Absolutely, here is a rendering:


It looks like they intend to tear down the 1 story building at 8th & Peoria and this development will have two buildings at the corner of 10th & Peoria and 8th & Peoria.  The first phase is the building at 10th & Peoria.

I've always thought it was a shame they cut off The Pearl from downtown with the IDL.  I've often wondered if its gentrification might have happened much sooner if it had still been connected.  At the time all that was on the drawing board, they were going to extend the IDL south to, I think, 31st street and bisect Maple Ridge.  I wonder if Maple Ridge would have fallen into disrepair with a freeway cutting through it.

Anyone else remember the original alignment that Betsy Horowitz led the charge against?

I believe you're right it would've went straight down the Midland Valley ROW and connected to Riverside near 31st. 

The Pearl will continue to slowly develop since it's in a good position between downtown, Cherry Street (and the rest of midtown) and TU.  What hurts it is having the highway between it and downtown and a general lack of quality housing (most of the existing houses are in serious disrepair).  It also has the industrial areas along the RR tracks that limit development.  The areas along 11th will likely see more redevelopment, for example, than areas closer to 3rd & Utica.