The Tulsa Forum by TulsaNow

Bomasada, same developers as the Enclave apartments at 41st & Peoria, have proposed building 240 units at the vacant corner of Riverside & Denver.  Looks to be 5-6 stories with a parking garage and includes demolition of the existing apartments along 17th.

(http://bloximages.newyork1.vip.townnews.com/tulsaworld.com/content/tncms/assets/v3/editorial/8/09/80910803-9dd7-5055-b4dd-0edf4a5d499d/54fa5156bf0b8.image.jpg?resize=300%2C171)

(http://bloximages.newyork1.vip.townnews.com/tulsaworld.com/content/tncms/assets/v3/editorial/e/31/e310f238-296a-5134-8fb1-c019ba2fbb0e/54fa51569db86.image.jpg?resize=300%2C615)

This is good news. Their conceptual design is pretty good. It provides a great scale for that corner. I'm excited to see further plans!

this should do very well in that location.

 I like it, great location for something like that.

If only we had #waterintheriver this type of development would happen...

Very nice. I wonder what an upscale apartment development in this spot will do to the nearby affordable and low cost apartments on Denver on Riverside and on Elwood. 

It will make them appear even more affordable by contrast

That is the area where there is water in the river.....


This looks like a good idea - just wish there was some more "art deco" touches to it....  but at least it's not just a square box !!  And not 10 (or more!) stories high!

I like the project's size and location, but I do wish there was some retail on the first floor. A little coffee shop never hurt anyone. And I'd love it if they would borrow architectural elements from the neighborhood.

On the river would be even better, next to Blue Rose.  Something like Mozart's in Austin which has a great deck overlooking the water.

I think this area will see more residential density, and will include redeveloping the older apartments along Riverside  and new developments extending east along 18th.  Next to the river, just north of the Gathering Place and a half mile from downtown plus not far from midtown areas like Cherry Street and Brookside.  It just needs a few more retail/restaurant options.  If they're on the water around Blue Rose even better, or closer to the neighborhood's retail district at 18th & Boston.

Um, I think his #hashtag was #sarcasm

He forgot to use the <s> and </s> code for internet sarcasm.

I know.  My point was trying to relate to points I have tried to make in the past - development will happen, or not, regardless of how much water is sitting on the sand - based on the (perceived?) economics of the project.  Too obtuse/sparse, I guess....oh, well,....will try again.


And the more important part of my note was a small one, but just the thought that I like the design - it's not overdone, over the top plain old square box with glass walls.  There is visual interest.  And a less than 90 degrees angular shape - at least it looks so in the drawing!!

Looks nice. Lets see how many of the architectural features they can cut out to save money and make it look as cheap as possible.

I second the need for ground floor retail. Perfect site for this! Upgrade Riverside a little bit to add more street parking and throw a few restaurants on the ground floor.

I was curious what the zoning was for this site, to understand the parking requirements.  Also, since the current zoning code doesn't allow mixed use, I wanted to know how it was zoned.  

As it turns out, this site has an old PUD from 1983. http://www.tmapc.org/Documents/Approved%20Minutes/1983/06-29-83.pdf (http://www.tmapc.org/Documents/Approved%20Minutes/1983/06-29-83.pdf) (When will TMAPC start using OCR on historic documents?). Prior to this PUD, it was zoned RM-3 and had two apartment buildings on it.  

In 1983, PUD-330 allowed for a 158,000 SF office building and 115 unit apartment building. At that time, the PUD required 1 parking space per 300 SF of office floor space, and 1.5 spaces per one-bedroom unit and 2 spaces per 2 + bedroom units.  The PUD called for 479 parking spaces, including a 4-level parking structure under the office building. The PUD also allowed for a maximum height of 12 stories above grade.

I would assume that the developer would need to amend the PUD because it's going to exceed the maximum number of residential units, but I'm not sure.  If so, there's room to ask for mixed-use / retail on the ground floor, but the developer didn't mention that in the TW article, so assuming they don't care.  (They should.) (Duh!)

Here's something to ponder: if they don't change the required parking spelled out in the 1983 PUD, then they will be building an enormous amount of parking on this site.  Let's say that half of the units will be 1 bedroom and half will be 2 bedrooms.  If we use the requirements of the existing PUD, this would equal 420 parking spaces. Since the zoning code requires parking spaces to be 9 x 18', each space equals 162 SF not counting aisles.  If the aisles are typical 20' wide between parking rows, you can add another 90 SF per parking space.  This brings our rough estimate of parking to 105,840 SF of space for the 240 unit complex.  For every apartment unit, there will be 441 SF of space dedicated to parking.  I lived for years in a 700 SF apartment, so this seems like a lot of waste to me.

Interestingly enough, the PUD talks about how people could live and work in the same place, and the ability to utilize transit.  I thought it was funny that they were right about this, but still included a suburban amount of parking spaces in the PUD. (And actually increased the amount of required parking for the office building.)

I hope that Bomasada will provide secure bicycle parking and request reduced parking minimums based on cycling, proximity to transit, walking distance to downtown, etc.  (Hey, everyone can dream, right?)

Oh, and here's a larger picture of the proposed development.
(http://bloximages.newyork1.vip.townnews.com/tulsaworld.com/content/tncms/assets/v3/editorial/8/09/80910803-9dd7-5055-b4dd-0edf4a5d499d/54fa5156bf0b8.image.jpg)

And by the way, that corner would be perfect for a restaurant/cafe with bistro tables on the patio!  Why not?  No need for additional parking. People in the neighborhood could walk/bike there, and plenty of people will live in the building itself.  In addition, the apartment building could share parking for anyone who actually needed to drive there, and there's parking across Riverside and plenty of on-street parking nearby.

That sidewalk looks dangerous

Very dangerous with all of the flying cars leaving the road way.

They built a parking garage in their apartment complex behind Whole Foods.  Are they planning the same here?

My guess is yes.  Unless and until the city gets serious about public transit (which seems to be zero percent chance of happening) people need cars around here.  And with that many units, street parking on Riverside would be insufficient and would otherwise take away parking form non-residents who park to use the trails. 

I think a cafe/coffee shop/bar on the lower floor of that corner would be perfect.  Great location and would do good business from residents and trail visitors.

I think our problem with public transportation is mostly with our current leader.

More details:
http://www.tmapc.org/Documents/Agendas/07-15-15/PUD-330-A.pdf

It says underground parking. Very nice. Images look good. Looks like they got some parking variances approved. Good to see this kind of thing working out between city counsel and developers.

Why bother reducing the allowed height or ability to have office space?  Instead of 12 stories, the new restriction will be 80 feet (6 stories?). I'm not saying build a 12 story tower, I don't know the economics etc., but why bother precluding it unless there was opposition?

Minimum parking: 420 spaces (at 1.5 spaces probably reasonable and is structured) + 40 bicycles within the parking structure (AWESOME!).

Ability to have rooftop amenities (not planned).

Zero setback.

Window requirements.

No mention of a cafe or small grocery store type thing at that corner.

Overall, pretty excited about this development!  Dang near everything one could ask for in Tulsa (limited parking isn't very reasonable...yet). The more people in downtown/midtown areas, the better!

What's the latest on this project?

Per their site:  "A five story, 260-unit, upscale urban apartment community located at the corner of Denver Avenue and Riverside Drive. Live in luxury with views of the Arkansas River and within walking distance to the highly anticipated River Parks The Gathering Place. Coming summer 2017."

http://www.bomasada.com/intro-1/ (http://www.bomasada.com/intro-1/)

The rendering looks a bit different.

Drove by this earlier today and some "coming soon" signage has gone up.

Construction begins in June

http://www.newson6.com/story/35505677/tulsa-cosmopolitan-apartments-going-up-starting-in-june

This project has started

I noticed yesterday that there is a tower crane over the site now.

Newest rendering, definitely preferred the old one.  I heard the pool is on the roof overlooking the river but can't confirm.

Would love to see similar-type projects replace the old apartments along Riverside to the north.  

(https://static1.squarespace.com/static/5458f15ee4b073a023c21363/t/57ff8e913e00bec47b67da2f/1476366409388/)

Hey, that's a solid B+ in staying close to the original concept.  That's almost remarkable.   Great use of that space anyway...

(http://bloximages.newyork1.vip.townnews.com/tulsaworld.com/content/tncms/assets/v3/editorial/8/09/80910803-9dd7-5055-b4dd-0edf4a5d499d/54fa5156bf0b8.image.jpg)

I still can't help but think the first one was better.

I like the new one more with the slanted tops that look modern and give it more of a presence, but I wish there was a bit more variation. The corner part looks larger too and looks like there's an additional floor. The old rendering is nice and seemed to have more variation in the elevation fronting Riverside but I think overall it's an improvement.

No way.  Most of the apartments to the north are old classic structures.  Update or renovations?  Maybe.  But no way should we tear them down to add new trendy mega apartment structures.  This development works because what was there was nothing special (in my opinion) and burned down, not worth rebuilding.  The apartments to the north I think are some of the most underrated jewels our city has to offer.

I think SXSW is referring to these: https://www.google.com/maps/@36.13758,-95.9939995,3a,75y,358.1h,85.42t/data=!3m6!1e1!3m4!1sPgcxa0u2Mhi9JlCtnNYkUA!2e0!7i13312!8i6656 (https://www.google.com/maps/@36.13758,-95.9939995,3a,75y,358.1h,85.42t/data=!3m6!1e1!3m4!1sPgcxa0u2Mhi9JlCtnNYkUA!2e0!7i13312!8i6656)
and these: https://www.google.com/maps/@36.1387095,-95.9952163,3a,75y,34.04h,80.58t/data=!3m6!1e1!3m4!1sJd3izn-Hfg3Eje_FiIDHwA!2e0!7i13312!8i6656 (https://www.google.com/maps/@36.1387095,-95.9952163,3a,75y,34.04h,80.58t/data=!3m6!1e1!3m4!1sJd3izn-Hfg3Eje_FiIDHwA!2e0!7i13312!8i6656)

Those are both eye sores and from eras of bad/mediocre architecture. Not much to save if it came down to it.


I don't think anyone on this board would want to destroy the old Tudor-style apartments that are a bit further down if that's what you were referring to.

Okay on the first link.  The second link I think has some value and would like to see them fixed up if anything.  Personal taste, I suppose.

Yeah those are the ones I was talking about, basically everything along Riverside to about 15th.  Obviously not Sophian Plaza. 

The 2nd ones could potentially look good if someone did a complete overhaul, painting them entirely and changing up everything but that hasn't happened in their history and probably won't happen. They are only 2 stories and have a bad angle to the river. I think that stretch would be better as something else altogether: nice townhomes/condos or a 3/4 story apartment complex.

Yes, hopefully this project at the corner is the start of a renewal along Riverside from 15th to 21st.  They would be some of the more desirable apartments in town: new, easy access to downtown and the rest of midtown and next to the river trails.  The proximity to OSU HSC also creates a demand for more apartments in the area.

Some landscape renderings I found: https://www.lordaecksargent.com/design/landscape-architecture/living-and-amenity-areas/cosmopolitan-tulsa (https://www.lordaecksargent.com/design/landscape-architecture/living-and-amenity-areas/cosmopolitan-tulsa)

Looks like they are wrapping the big concrete parking garage.  This passageway is a cool feature, I assume it goes up to the pool area?

(https://static1.squarespace.com/static/5458f15ee4b073a023c21363/t/57ff8e913e00bec47b67da2f/1476366409388/)

Based on what used to be on that corner and my memories of that area, I think that would be an amazing fit for the scenery.

Probably can't afford it, but I could totally see living there.

Honestly while downtown would be fun if I was looking for a nice urban apartment in Tulsa I would prefer to be in Riverview as it's more residential and next to the river trails, yet also in between downtown and midtown (Cherry St/Brookside/Utica Square).  If there could be more neighborhood retail/restaurants somehow integrated (along 15th?), or expand the SoBo 18th & Boston area, it would be even more desirable.

It was pretty jarring to see just the concrete garage but it's now being covered by the wood-frame "wrap" and taking shape.  Much more imposing than I thought it would be along the river. 

Like!

I found a few aerial shots of this project, they are from July when they were just starting framing.  It looks like they may be topped out or close to it now.  

(https://scontent-ort2-1.xx.fbcdn.net/v/t1.0-9/37410880_1606920369419299_214785872749395968_o.jpg?_nc_cat=0&oh=d93006c7caa6684663f198a74f69b452&oe=5BF12AA4)

(https://scontent-ort2-1.xx.fbcdn.net/v/t1.0-9/37562494_1606920402752629_7887015189160132608_o.jpg?_nc_cat=0&oh=0c7772d6273439407cbb965d977f6ecc&oe=5BF2FF67)

The garage gets completely wrapped by units
(https://scontent-ort2-1.xx.fbcdn.net/v/t1.0-9/37639577_1606920439419292_5431720121343148032_o.jpg?_nc_cat=0&oh=a7c63e6eadeac412e0c5b20175e787a0&oe=5BEDD0A7)

Wow, that is impressive.  This project seems to be flying under the radar - likely because of Riverside being closed.  I suspect that will change starting next week.

What's the top level of the parking structure?
Is that a pool?

Yep there is a rooftop pool on the west side of the parking structure.  The courtyard will be landscaped with a fountain and there is a plaza area at the corner of Denver & Riverside.

(https://uniim1.shutterfly.com/ng/services/mediarender/THISLIFE/022046773943/media/124088730746/medium/1536333648447/enhance)

Looks like it will be nice.   

That type of construction just looks so flimsy...Especially for 3 and 4 stories and more.  Just "seeing" piles of 2x's after a big wind...

Actually they are easily good beyond that with gypcrete decks and full fire suppression.

Yeah.  I have seen it and stayed in lots of hotels built that way.  Works well if you sheath it properly, and most seem to do it well now.  And FEMA shows how to do 2x4 construction to withstand debris from a CAT 5 tornado - I am building some things like that right now!  Wood is good!!

Still 'looks' like those popsicle stick buildings from 3rd grade art class...

CAT5 tornado?

Tornadoes are rated EF, Hurricane's are CAT with a fairly significant difference in wind speed. EF5 = 200MPH+. CAT5 = 157MPH+.

Most wooden structures can't withstand an EF5 tornado whereas they can survive a CAT5 hurricane.

No, no. I found a CAT-5 tornado.  They are devastating.

(https://blog.dotcom-monitor.com/wp-content/uploads/2010/08/do-not-touch.jpg)
(https://www.dotcom-monitor.com/blog/wp-content/uploads/sites/3/2010/08/do-not-touch.jpg)

LOL! Nice!
That's hilarious!!!

EF.    What they say is that an EF5 with winds over 200 mph can push a 2x4x8' at 100 mph.  That is the wall rating of their safe room, using their construction methods.

Cliff's notes version - anchor the wall studs well into good concrete.  Sheath the room with 3/4" plywood and layer of 12 ga steel sheet.  Max 14' x 14' for residential. Will keep you from getting the 2x4 debris into room with enough force to kill you.   Tractor/trailer truck landing on you - not so much.  Direct hit from 200 mph winds, the room is probably gonna blow off the slab. 

To survive that, probably need about 1/4" steel plate anchored well.   Or thick concrete pillbox as would get with ICF construction.


Hurricanes - mostly it will be newer construction that can handle the 157+ that was built to code without cheating.   Lots of old buildings still blowing away when get the 'right' 157 if they haven't been retrofitted.

Patric's CAT-5 tornado is spot on!!  But won't eat a house....

Looks like the old IT room at work a few years ago...

I think they are getting close to topping off along Denver and Riverside.  Still have to finish wrapping the parking garage along 17th St.  Some recent pics I found:

(https://scontent-ort2-2.xx.fbcdn.net/v/t1.0-9/46506284_1785682228209778_1325461426197757952_o.jpg?_nc_cat=108&_nc_ht=scontent-ort2-2.xx&oh=1f16b5eaa41c6dc8d90882f735276821&oe=5C6E3A00)

(https://scontent-ort2-2.xx.fbcdn.net/v/t1.0-9/46743807_1785682201543114_5676252289044578304_o.jpg?_nc_cat=109&_nc_ht=scontent-ort2-2.xx&oh=2ceaa28712f649b1267405f1d4c78be7&oe=5CA333AD)

Some new pics, this one is almost finished
(https://scontent-iad3-1.xx.fbcdn.net/v/t1.0-9/83069263_3083023501727856_301231031703306240_n.jpg?_nc_cat=102&_nc_ohc=U6MLnwS0QeIAX_Sinl5&_nc_ht=scontent-iad3-1.xx&oh=9e96232a200e21536daf159679d6abc2&oe=5E8FB1BF)

(https://scontent-iad3-1.xx.fbcdn.net/v/t1.0-9/83795029_3083023568394516_6574617979734982656_n.jpg?_nc_cat=103&_nc_ohc=Mdw8pDU09cIAX8cFqYS&_nc_ht=scontent-iad3-1.xx&oh=4b0c5444f6ef9313032c1f0ad0fdaca9&oe=5EC8A8C2)

(https://scontent-iad3-1.xx.fbcdn.net/v/t1.0-9/82767844_3083023635061176_9195406933559869440_n.jpg?_nc_cat=104&_nc_ohc=iUhTKEVXCegAX-X-y7y&_nc_ht=scontent-iad3-1.xx&oh=9f072c9eac1026faa6811524d1554393&oe=5E9F38D8)

(https://scontent-iad3-1.xx.fbcdn.net/v/t1.0-9/83005310_3083023695061170_2094081940196950016_n.jpg?_nc_cat=106&_nc_ohc=r4O2GAvzoiQAX-fqKSD&_nc_ht=scontent-iad3-1.xx&oh=1cd4d763183dcb6ce56df45ba796db41&oe=5E97BB67)

SXSW, you must have a really long selfie stick!

Great Pictures! Only complaint is the parking garage. Fairly ugly seeing it peak its head over the building.

Nice pictures, SXSW!  ^ I didn't even notice the parking garage until you pointed it out.  Now I see it!  Yeah, I do wish it was covered by the building.  I wonder if it's visible from ground level?  

That garage is prime fireworks watchin' location

You can't see the garage from the street

I drive past this every day on my way to work. It's a really nice looking development and a great addition to Riverside.

From the recent snow...overall I like this new apartment building but the garage poking over the top still bugs me

(https://scontent-den4-1.xx.fbcdn.net/v/t1.0-9/131363640_10158240480303778_2713172017692060579_o.jpg?_nc_cat=103&ccb=2&_nc_sid=730e14&_nc_ohc=jIQoyg4IFncAX_qUkSw&_nc_ht=scontent-den4-1.xx&oh=4f83aa1d725cd8449b457dc9e412d479&oe=5FFFDC10)

I agree... when I come across the river, all I can stare at is that hideous garage. It's just so ugly, always catches your eye.

I think their pool is located on top of that garage. 

What is the bigger eyesore. The apartment’s parking garage or the university club tower’s facade?

I personally like University Club Tower, it's definitely unique and somewhat of a Tulsa landmark

I like the building as well. First building designed by CAD I believe. It just needs to be refurbished a bit. Those pea green panels are so outdated. Imagine how enhanced the skyline would look with that tower updated.

I definitely agree with this sentiment.  I had an uncle whose best friend lived in that tower and I got to visit a few times.  The floor plans are quite unique for sure.

Just don't lean against the windows.....

I'm a dork but, getting out of the elevators to walk to an apartment always made me think of the Enterprise.

Per the Tulsa World, "A New York investment company recently bought a landmark Tulsa apartment complex for one of the highest per-unit prices in the city’s history, officials said Monday.

The Cosmopolitan, a four-story, 264-unit development along the Arkansas River near downtown, sold April 12 for $68 million, or $257,576 per apartment.

The sale marks the first investment in Oklahoma for Kushner Cos., a real estate and management firm that has been on a massive buying spree across the Southeast and Sunbelt regions, where the company has bought more than 7,000 multifamily units since 2021."

So much for affordability in that area however Kushner does have a track record of massively overpaying for everything so not unexpected.

Oof, and here I was hoping the rent on those things would come down someday so I could consider moving there. Not enough quality apartment projects in the area to move things downward yet... at this point things come online slowly enough that the level of demand stays pretty constant.

Assuming the average apartment there goes for $1,400, it's going to take them over 15 years to break even...

Surprisingly they could probably flip this project today for $275k a unit or more...  it's been under contract for a while and since cap rate have gone down and rent have gone up at least 10% or more.

Kushner is not a good person/company - looks like they're putting all that tax payer money they shouldn't have got to use though. At least they've wised up to invest outside of NY into markets that have better value growth.

Tulsa needs a lot more residential units built if we have any realistic hope of prices not going through the roof.

ARG just sold both Lincoln Park on Riverside and Renaissance Uptown on 11th/Denver about a week ago. Not sure the price but I'm sure it was substantial. Frees up capital for them to redeploy into other projects.

That's kind of exciting. Although it's hard to say if they would focus those funds here. They've already got Santa Fe, and while our market is hot it's not the hottest market that they work in.

The Renaissance has to be one of the weirdest complexes around. A suburban apartment complex in a desolated part of downtown. It is a weird place everytime I drive by.

It reminds me of a funeral parlor.

Surprised that the empty lots across the street from Renaissance have never been turned into apartments.  With the OSU Med expansion and VA Hospital there will be a larger demand for housing in south downtown.