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Talk About Tulsa => Development & New Businesses => Topic started by: davideinstein on November 22, 2012, 04:48:02 pm



Title: Forest Orchard / Pearl District Corridor
Post by: davideinstein on November 22, 2012, 04:48:02 pm
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.


Title: Re: Forest Orchard / Pearl District Corridor
Post by: DowntownDan on November 26, 2012, 10:06:38 am
I drive through this area most days.  One of those buildings appears to have been gutted and is currently supported with wooden beams, but there has been no work on it in months.


Title: Re: Forest Orchard / Pearl District Corridor
Post by: carltonplace on November 26, 2012, 12:41:05 pm
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.

You're right, 11th St is the dividing line between Forest Orchard and the Pearl District. I guess officialy its part of Route 66 and it sure is due for some attention.


Title: Re: Forest Orchard / Pearl District Corridor
Post by: SXSW on May 11, 2015, 03:49:39 pm
Just bumping this because there are some positive new developments along this stretch of 11th with the rehabbed building at Rockford and one under construction at Quincy.  Lots of cool local businesses have set up shop in the past couple years. 

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


Title: Re: Forest Orchard / Pearl District Corridor
Post by: AquaMan on May 11, 2015, 06:22:10 pm
Its due to be a physical rehabilitation center. I'm not sure Hillcrest has anything to do with it though.


Title: Re: Forest Orchard / Pearl District Corridor
Post by: carltonplace on May 12, 2015, 10:25:09 am
Its due to be a physical rehabilitation center. I'm not sure Hillcrest has anything to do with it though.

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


Title: Re: Forest Orchard / Pearl District Corridor
Post by: saintnicster on May 12, 2015, 10:42:01 am
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.
Are we talking about these? http://www.tulsanow.org/forum/index.php?topic=20797.msg291470#msg291470


Title: Re: Forest Orchard / Pearl District Corridor
Post by: Weatherdemon on May 12, 2015, 12:15:12 pm
They tore down the house my wife and I rented together after we first started dating for this :o(
We loved that crooked porched house with the red door so they better do something nice down there!


Title: Re: Forest Orchard / Pearl District Corridor
Post by: davideinstein on February 24, 2016, 11:29:52 pm
Is this the next boom area? It's gradually still developing four years after my original post.


Title: Re: Forest Orchard / Pearl District Corridor
Post by: TulsaGoldenHurriCAN on February 25, 2016, 02:32:32 pm
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).


Title: Re: Forest Orchard / Pearl District Corridor
Post by: AquaMan on February 25, 2016, 06:29:06 pm
Slotted by who?


Title: Re: Forest Orchard / Pearl District Corridor
Post by: davideinstein on February 25, 2016, 07:40:35 pm
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).

I drive by daily. I think this is the best geographic location for development in the entire city.

Isn't there a master plan for Hillcrest and medical related development all the way to Peoria?


Title: Re: Forest Orchard / Pearl District Corridor
Post by: rdj on February 29, 2016, 12:12:59 pm
Slotted by who?

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


Title: Re: Forest Orchard / Pearl District Corridor
Post by: SXSW on July 30, 2017, 11:01:11 pm
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?


Title: Re: Forest Orchard / Pearl District Corridor
Post by: TulsaGoldenHurriCAN on July 31, 2017, 08:35:09 am
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?

That is good news!

Also, the Tulsa Center is building an Adaptive Sports Complex at the empty lot on the NE corner of 11th and Utica:
http://www.tulsacenter.org/who-we-are/facility/dream-big-expansion/ (http://www.tulsacenter.org/who-we-are/facility/dream-big-expansion/)


There are a lot of empty lots around there. I guessed the hospitals bought them for future expansion and perhaps to create sort of a buffer from the rough neighborhoods around there. They demolished quite a few apartments.


Title: Re: Forest Orchard / Pearl District Corridor
Post by: TulsaGoldenHurriCAN on July 31, 2017, 08:43:42 am
$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.


Title: Re: Forest Orchard / Pearl District Corridor
Post by: SXSW on July 31, 2017, 09:54:27 am
Here is a rendering

(https://bloximages.newyork1.vip.townnews.com/tulsaworld.com/content/tncms/assets/v3/editorial/a/99/a9907650-b5a3-573d-b4ad-3832e98f76aa/597a73468f997.image.jpg?resize=1200%2C614)

I wonder what happens to the existing Parkside hospital?


Title: Re: Forest Orchard / Pearl District Corridor
Post by: sgrizzle on July 31, 2017, 10:00:11 pm
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.

114k sq ft. You can probably expect the first floor is entry, waiting, vending, security, etc. and has no beds so 91k sq ft remaining. Probably at least a floor for intake, examination, treatment, records, etc for 68k. On any office or hospital plan you have bathrooms, elevators, extra wide hallways, etc. that take half of the remaining so 34k. Add nurse stations, office, supply closets, etc and I bet you are closer to 24k sqft or roughly 15x20 which is not far off.

In hospital construction, like with many things, overhead is huge.


Title: Re: Forest Orchard / Pearl District Corridor
Post by: TulsaGoldenHurriCAN on October 06, 2017, 12:18:14 pm
Quote
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.


http://www.tulsaworld.com/business/realestate/pearl-district-land-being-prepared-for-redevelopment/article_a2345208-1701-565a-b22c-568722408cd9.html (http://www.tulsaworld.com/business/realestate/pearl-district-land-being-prepared-for-redevelopment/article_a2345208-1701-565a-b22c-568722408cd9.html)


Title: Re: Forest Orchard / Pearl District Corridor
Post by: TulsaGoldenHurriCAN on November 01, 2017, 02:18:18 pm
Quote
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.




http://www.newson6.com/story/36730474/developers-reveal-proposal-for-former-laura-dester-site (http://www.newson6.com/story/36730474/developers-reveal-proposal-for-former-laura-dester-site)


Title: Re: Forest Orchard / Pearl District Corridor
Post by: TulsaGoldenHurriCAN on November 01, 2017, 02:33:12 pm
I know the existing buildings there aren't really cool looking right now, but I wish someone would propose a way to re-purpose them into housing. I'm not a huge fan of this proposal for that reason. It demolishes everything there and starts from scratch. There are plenty of completely empty lots where that sort of thing would make sense. Why not use the existing brick structures? I bet they could look amazing.

I do like that they have proposed 140 units (That is a lot for that space) and they look pretty good. Being 4 stories would make it a really good use of space for the area also. I wish they would've aligned the longer section on Quincy Ave so that more units could be closer to the heart of the Pearl District. Hopefully the TDA will ask for that.

It may not sound like a lot, but that change would take the farthest parts from 0.4 miles away from the Phoenix/Cirque (where it mentally starts to feel like a longer/inconvenient walk for most people), down to 0.3 miles away where walking seems like the most convenient option. On a day-in day-out basis, it would be far better for those to be as far to the NW corner of that lot as possible.


Title: Re: Forest Orchard / Pearl District Corridor
Post by: SXSW on November 01, 2017, 08:02:02 pm
I see that lot closest to Quincy being developed as a separate building, maybe live-work townhomes.