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Talk About Tulsa => Development & New Businesses => Topic started by: carltonplace on February 16, 2016, 09:32:37 am



Title: 11TH ST DEVELOPMENT
Post by: carltonplace on February 16, 2016, 09:32:37 am
Probably the most dramatic development growth in Tulsa appears to be happening on 11st Street between Peoria and Harvard Avenues.
Between Peoria and Utica nearly every available building is either occupied or is in the process of being rehab for occupancy. There is a pet groomer, a studio, retail shops etc.
East of Lewis there is the Campbell, coffee shops, lofts.

If you haven't taken route 66 in a while, drive by and take a gander.


Title: Re: 11TH ST DEVELOPMENT
Post by: Conan71 on February 16, 2016, 10:00:43 am
Especially nice to see the stretch between Utica and Peoria getting a facelift.


Title: Re: 11TH ST DEVELOPMENT
Post by: TulsaGoldenHurriCAN on April 21, 2016, 01:00:14 pm
Probably the most dramatic development growth in Tulsa appears to be happening on 11st Street between Peoria and Harvard Avenues.
Between Peoria and Utica nearly every available building is either occupied or is in the process of being rehab for occupancy. There is a pet groomer, a studio, retail shops etc.
East of Lewis there is the Campbell, coffee shops, lofts.

If you haven't taken route 66 in a while, drive by and take a gander.

It really is nice to see the development along 11th. The Renaissance Neighborhood Association played a big part and was instrumental in saving the Campbell Hotel and renovating it. 918 Coffee and Capps are excellent additions (918 is an awesome place. I wasn't a big fan of their coffee at first, but has been good recently). Capps makes some tasty fall-off-the-bone ribs and great spicy sauce. Renaissance Brewery is under construction at 13th and Lewis. A lot is going on along Lewis, west of TU.

It will take time but this area is up and coming. If it becomes more uniformly nice, it will bridge the gap from downtown to TU and help Cherry St expand north and Pearl District go East. I am hoping the Rapit Transit helps make 11th more desirable also.


Title: Re: 11TH ST DEVELOPMENT
Post by: DowntownDan on April 21, 2016, 01:51:57 pm
I drive by almost every day, especially now with the BA under construction.  It'll be a pretty dramatic change when the current projects are complete.


Title: Re: 11TH ST DEVELOPMENT
Post by: Dspike on April 21, 2016, 02:17:43 pm
Agreed. And TYPros is hoping to bring some more attention to the progress with this year's StreetCred program being based at 11th and Lewis. For those who have not checked out the area recently, come join the fun on April 30.

Details from FB:

STREET CReD: 66
April 30 | 11am-4pm
Along Route 66(11th Street) between Delaware and Lewis

Presented by Fowler Toyota of Tulsa, Street CReD: 66 is under way. In its sixth iteration, TYPros takes on yet another audacious approach to community redevelopment. This year's event pays homage to its Urbanists roots, reimagining an iconic corridor of our city.

Tulsa’s Young Professionals announced plans for Street Cred: 66, the latest installment of the organization’s annual community redevelopment initiative. Building on successful past events, including efforts in the Pearl District and Tulsa’s urban core, TYPros will take on its most geographically ambitious Street Cred this spring, scheduled for Saturday, April 30.

New to this year’s event, TYPros will work with the City of Tulsa to close the two outermost lanes of 11th Street between Delaware and Peoria for the week leading up to Street Cred in order to demonstrate a number of multimodal transit options. These temporary simulations of existing transportation plans awaiting implementation include the east-­‐west Bus Rapid Transit (BRT) line and bike lanes called for by the GO Plan.

“The iconic backdrop of Route 66 gives this year’s Street Cred an opportunity to connect our city’s past with its future potential,” said Daniel Regan, 2016 chair of TYPros. “Our members passionately care about increasing the number of transit options in Tulsa. It’s essential for Tulsa to develop in a more mutlimodal, pedestrian-­‐ friendly way. Street Cred affords our organization the chance to make that case very practically along a key thoroughfare running through the heart of the city.”

In addition to transportation programming, Street Cred: 66 will incorporate a number of other Mother Road motifs, including a car show and Route 66 museum.

"There's an organic revitalization underway along 11th Street," said Regan. "Our hope is that Street Cred: 66 calls attention to these existing efforts, demonstrating the continued potential along Tulsa's stretch of America's Main Street."

 https://www.facebook.com/events/1536701603296346/


Title: Re: 11TH ST DEVELOPMENT
Post by: davideinstein on April 21, 2016, 04:16:07 pm
TyPros will then claim responsibility for it all.


Title: Re: 11TH ST DEVELOPMENT
Post by: Conan71 on April 21, 2016, 04:19:31 pm
TyPros will then claim responsibility for it all.

Well if you are referring to the Street CreD event, it is their deal. So yeah, they can lay claim to that.



Title: Re: 11TH ST DEVELOPMENT
Post by: davideinstein on April 21, 2016, 04:26:22 pm
Well if you are referring to the Street CreD event, it is their deal. So yeah, they can lay claim to that.



I'm being snide about there already being development on 11th happening.


Title: Re: 11TH ST DEVELOPMENT
Post by: Dspike on April 22, 2016, 08:20:53 am
In case you didn't get to the end of the blockquote, here is what TYPros Chair Daniel Regan is saying:

"There's an organic revitalization underway along 11th Street," said Regan. "Our hope is that Street Cred: 66 calls attention to these existing efforts, demonstrating the continued potential along Tulsa's stretch of America's Main Street."

One of the activities planned is a scavenger hunt to encourage attendees to visit many of the currently existing (and often new) locales on the strip.

http://typros.org/streetcred66


Title: Re: 11TH ST DEVELOPMENT
Post by: LandArchPoke on April 23, 2016, 09:29:22 am
I'm being snide about there already being development on 11th happening.

I will agree with the general distain for TYPro's, but I will say StreetCred is one of the few things they do right. They really were a key player in bringing attention to 6th Street as The Phoenix was about to open. They also helped put a spotlight on the TowneWest area that helped lead to some renovations to properties out there. I will be very interested to see how they set up to "showcase" the BRT line.

11th Street is just begging for a road diet. I wish they would do a campaign with StreetCred to raise funds to repaint this street and add on street parking and bring it down to 2 traffic lanes until the BRT line starts. Adding on street parking would do wonders to making this section feel more welcoming and help accessibility to a lot of these new businesses opening up.


Title: Re: 11TH ST DEVELOPMENT
Post by: Dspike on April 24, 2016, 08:48:27 am
TYPros will be narrowing it to 2 lanes for a week leading up to the event next Saturday as a demonstration of what alternatives exist.

"In 2016, Street Cred: 66 is all about multimodal transportation. New to this year’s event, TYPros will work with the City of Tulsa to close the two outermost lanes of 11th Street between Delaware and Peoria for the week leading up to the annual Saturday event in order to demonstrate a number of multimodal transit options. These temporary simulations of existing transportation plans awaiting implementation include the east-west Bus Rapid Transit (BRT) line and bike lanes called for by the GO Plan."

http://typros.org/streetcred66



Title: Re: 11TH ST DEVELOPMENT
Post by: davideinstein on April 24, 2016, 02:23:42 pm
I will agree with the general distain for TYPro's, but I will say StreetCred is one of the few things they do right. They really were a key player in bringing attention to 6th Street as The Phoenix was about to open. They also helped put a spotlight on the TowneWest area that helped lead to some renovations to properties out there. I will be very interested to see how they set up to "showcase" the BRT line.

11th Street is just begging for a road diet. I wish they would do a campaign with StreetCred to raise funds to repaint this street and add on street parking and bring it down to 2 traffic lanes until the BRT line starts. Adding on street parking would do wonders to making this section feel more welcoming and help accessibility to a lot of these new businesses opening up.

It's perfect for two traffic lanes and bike lanes on each side as well.


Title: Re: 11TH ST DEVELOPMENT
Post by: DowntownDan on April 24, 2016, 03:51:49 pm
Cherry Street needs to have its lanes reduced, sidewalks widened, trees planted, and bike lanes installed.  When the rest of the roads are functioning properly, Cherry Street can handle less traffic volume.


Title: Re: 11TH ST DEVELOPMENT
Post by: TulsaGoldenHurriCAN on April 25, 2016, 07:59:54 am
In case you didn't get to the end of the blockquote, here is what TYPros Chair Daniel Regan is saying:

"There's an organic revitalization underway along 11th Street," said Regan. "Our hope is that Street Cred: 66 calls attention to these existing efforts, demonstrating the continued potential along Tulsa's stretch of America's Main Street."

One of the activities planned is a scavenger hunt to encourage attendees to visit many of the currently existing (and often new) locales on the strip.

http://typros.org/streetcred66

I have really like the StreetCred events! The south downtown one had info about several neat things going on (bicycle rental kiosks - which is now happening) and a design contest for parking lots (for which the Boston Mixed-Use sports complex was designed - they have TCC approval and are pursuing funding). I think it has the potential help get things going a bit by bringing people with a passion for urban revitalization together. If nothing else, it is a neat fun event where you can learn what's going on.


Title: Re: 11TH ST DEVELOPMENT
Post by: Conan71 on April 25, 2016, 08:13:49 am
Cherry Street needs to have its lanes reduced, sidewalks widened, trees planted, and bike lanes installed.  When the rest of the roads are functioning properly, Cherry Street can handle less traffic volume.

I’m not sure how you could reduce the lanes much further.  As it is now, you have angled parking on the north side and parallel on the south and two lanes for passage.  Unless you are talking about removing street-side parking, there’s no way you could insert bike lanes.  The on-street parking is pretty much needed.  With a 25 MPH speed limit, I don’t really get the point of bike lanes on the Utica to Peoria stretch anyhow.  Just pedal along in the car lane and annoy the people behind you.

Here’s something I do not understand why Tulsa does not do a better job of enforcing, especially in pedestrian corridors like Cherry Street:  utilizing crosswalk yield signs “Yield To Pedestrians In Crosswalk State Law”.  They use them in Jenks and I’m thinking I’ve seen them in downtown BA.  Most drivers just whiz through the clearly-marked Cherry St. crosswalks when people are trying to cross.


Title: Re: 11TH ST DEVELOPMENT
Post by: carltonplace on April 25, 2016, 08:42:35 am
I’m not sure how you could reduce the lanes much further.  As it is now, you have angled parking on the north side and parallel on the south and two lanes for passage.  Unless you are talking about removing street-side parking, there’s no way you could insert bike lanes.  The on-street parking is pretty much needed.  With a 25 MPH speed limit, I don’t really get the point of bike lanes on the Utica to Peoria stretch anyhow.  Just pedal along in the car lane and annoy the people behind you.

Here’s something I do not understand why Tulsa does not do a better job of enforcing, especially in pedestrian corridors like Cherry Street:  utilizing crosswalk yield signs “Yield To Pedestrians In Crosswalk State Law”.  They use them in Jenks and I’m thinking I’ve seen them in downtown BA.  Most drivers just whiz through the clearly-marked Cherry St. crosswalks when people are trying to cross.

I get the drivers behind me really mad because I stop for every pedestrian or person trying to open a car door.


Title: Re: 11TH ST DEVELOPMENT
Post by: Dspike on April 25, 2016, 09:38:18 am
Tulsa World covered the lane closures for the TYPros Street Cred today:

"Work will start Monday to close the outer lanes of 11th Street between Peoria and Delaware avenues for a temporary demonstration of “multi-modal transportation options,” including bike lanes and a Bus Rapid Transit line.

Tulsa Young Professionals will work with city officials and Tulsa Transit to show ways that 11th Street could be permanently changed in the future to improve access for bicycles, pedestrians and buses. The lanes will be closed from Tuesday through Saturday, when the TyPro’s annual StreetCred festival will include a pop-up Route 66 Museum, a food truck court and bike rentals."

http://www.tulsaworld.com/news/columnists/michaeloverall/streetcred-to-close-lanes-on-th-street-between-peoria-and/article_b1560327-485f-5981-8df1-7b12392d7fcc.html

Hope y'all can come out and support this effort at envisioning a more urban 11th Street corridor.


Title: Re: 11TH ST DEVELOPMENT
Post by: davideinstein on April 26, 2016, 04:04:46 pm
Lanes are closed. Looks awkward because you need a turn lane for traffic flow reasons.


Title: Re: 11TH ST DEVELOPMENT
Post by: Dspike on April 27, 2016, 08:02:15 am
I haven't checked it out myself, but I see TYPros had a bike event on the "bike lanes" yesterday before the storms rolled in:

Quote
With orange cones blocking the outer lanes of East 11th Street this week to create temporary bike lanes, the Tulsa’s Young Professionals group hopes to prove that permanent lanes would be a viable option along historic Route 66 and other major thoroughfares across the city.

But the lanes prove nothing by themselves. They need cyclists.

So local elementary schools helpfully provided more than 100 riders Tuesday morning, when bus loads of students rode from Peoria Avenue to the University of Tulsa, about 1.5 miles. The experiment, officials said, not only gave the children a fun way to exercise but demonstrated how the bike lanes could handle a large volume of riders without disrupting motor vehicle traffic.
http://www.tulsaworld.com/news/education/young-students-help-prove-that-bike-lanes-work-along-tulsa/article_f67a6084-adde-5e51-babf-dc7ca233c6af.html



Title: Re: 11TH ST DEVELOPMENT
Post by: davideinstein on April 28, 2016, 08:14:25 pm
Bus Rapid Transit is absolute money in Austin. Used it all day today. If we could make 11th Street even a slight bit like South Congress then we are heading in the right direction.


Title: Re: 11TH ST DEVELOPMENT
Post by: SXSW on April 28, 2016, 11:44:12 pm
BRT if done right will be huge for both the 11th St and Peoria corridors.  Austin has a good system, Cleveland too as do several other cities.  Protected stops and signs announcing the next arriving buses are a must.  Streetcar would be the best but maybe that is a future phase.


Title: Re: 11TH ST DEVELOPMENT
Post by: TulsaGoldenHurriCAN on April 29, 2016, 12:17:10 pm
Speaking of 11th st development:

Fuel 66 food truck park planned on Route 66
Quote
Historic Route 66 will have a new food truck court this fall, thanks to a collaboration between a few Tulsa restaurateurs and organizations.
Fuel 66 food court and beirgarten is expected to open on the northwest corner of 11th Street and Atlanta Avenue, just east of Lewis Avenue.
The announcement of the new food court was made in partnership with the Street Cred: 66 block party event set from 11 a.m. to 4 p.m Saturday,  according to a news release.
Plans for Fuel 66 include food trucks, a pet-friendly space with a full-service bar, patio seating and a large biergarten, which will open to visitors 21 and older after 9 p.m. The food court will feature space for six food trucks, said J.L. Lewis, operating partner of Fuel 66.
“We’ll have the ability to pull one or two food trucks up to the covered patios so we can serve food and drinks through winter,” said Lewis, adding that the owners plan to keep the park open year round.
“Route 66 is one of Tulsa’s greatest assets, and we want to restore the spirit of entrepreneurship that made the Mother Road great to 11th Street. We are excited to partner with experts in the food truck and bar restaurant scene to build a thriving space along Route 66 in Tulsa,” said Chris W. Ellison, Fuel 66 partner.
Fuel 66 is a collaboration with Tulsa restaurateurs and Route 66 developers, including J.L. Lewis, former owner of Leon’s On The Restless Ribbon; Chad Wilcox and Robert Carnoske, owners of MASA and MASA food truck, and Chris and Elizabeth Ellison, of the Lobeck Taylor Family Foundation.
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)

This place was opened for a couple TU football games last year. It was nice and I hope it stays up and going. Although it does have nearby competition with the Park in the Pearl. Hopefully this helps both places become more popular lunch and dinner hubs.


Title: Re: 11TH ST DEVELOPMENT
Post by: Ed W on April 29, 2016, 02:00:30 pm
Oh yeah, I can see how this is going to be a big hit with 11th Street motorists - all of them taxpayers and willing to vent to their city counselors about the use of their tax dollars. Remember, motorists vote too. Traffic west of Bama Pie was backed up for at least half a mile as someone tried in vain to make a left turn. That half mile was not an exaggeration.

This is a half-asked solution to a non-existent problem. I've been along 11th both yesterday and today without seeing one bicyclist. Not. One. Bicyclist.



(https://lh3.googleusercontent.com/SyOgVsSE_WquhNohzM_QeAhotIgyCqo9I_PdcFLnoNJuR8Lh-s6Cysb-UJa9ocEccNW1ZKeGEL9_pTtt-uSYzAwg29EUlNZaJDZahh3xIBMdRdiAYP0TrANh2j62Hve9rn2TNorUihzW8cyOe9Pkx111Ipp-rIWsJmBDrxstk1p9Nph9D0up32YLqxA8GquLwLJq00cLxsxsySfBkBroTuaxme04jLPTqbQEsg1cg6GNgJiymppxd-O8UyWpw91x9S_ZHFmrE_QnBDOzKHb_khIlxrXD66hCQrjMwYVEbCfPa26_20DFIohK7mTbRQw9V5vFaD0z4DBOdtRwQs30nP70XTLmMnp_Xd8HieANpEfQd5bP6brYomo06j6V5qhPjh1lJI3RMiSB08aInulnlz2fI2c01KPcddOXueEX3u7VsOsRqG4MqkjGOO35AxJAIm6et30oZ8g0v3dJd9lvw0RNbN46HbJbgo2MM7UVTK0UFk0zfaNAiVFZF8xm4lovDlUT1CRXNsURsOj5du0FqAC_hY5BdlKE67PFzM2AkE2PS0j9Z32uCVWLeuMO_jBTwbnilw=w664-h499-no)


Title: Re: 11TH ST DEVELOPMENT
Post by: cannon_fodder on April 29, 2016, 02:14:25 pm
This is a half-asked solution to a non-existent problem. I've been along 11th both yesterday and today without seeing one bicyclist. Not. One. Bicyclist.

This is supposed to be a "solution" to any problem. It is trying something different to see how it goes.

And what time were you down 11th? If it was during business hours, I would suspect you wouldnt find many cyclists. Also - other than us "urbanists," who really knows that there is a bike lane open there? I don't think I've seen mention of it on any of the cycling forums or facebook groups. It takes a while for people to realize there are amenities to be utilized. Even if they are perfect for them. The existing bike route from Delaware to downtown goes down 3rd.

I rode 36th from Yale to Riverside yesterday, down the riverside trail and back again. I bet I passed (or they passed me...) at least 2 dozen cyclists on 36th. Considering I was on 36th for a total of 30 minutes and that half again that number were likely traveling along with me (and hence we didn't pass), that's a decent number of people.  Cyclists are tax payers who vote too. Actually, marketing research indicates the average cyclists is more educated, wealthier, and more likely to vote than the average citizen.  And, shockingly, cyclists in Tulsa are also almost all motorists who pay taxes and vote.

I plan on riding this stretch of 11th tomorrow, mostly to say I did. But the picture you posted surely isn't inviting to me as a cycling. It looks like I will have to watch for random cones placed oddly, guard myself against right turners at every intersection (instead of just going through on green), and it looks like up ahead there are sections that just aren't protected at all. I'm all for trying new things. I'm glad they did it, even if all it teaches us is that it doesn't work.

But on that, I reserve my opinion.


Title: Re: 11TH ST DEVELOPMENT
Post by: Conan71 on April 29, 2016, 02:37:49 pm
This is supposed to be a "solution" to any problem. It is trying something different to see how it goes.

And what time were you down 11th? If it was during business hours, I would suspect you wouldnt find many cyclists. Also - other than us "urbanists," who really knows that there is a bike lane open there? I don't think I've seen mention of it on any of the cycling forums or facebook groups. It takes a while for people to realize there are amenities to be utilized. Even if they are perfect for them. The existing bike route from Delaware to downtown goes down 3rd.

I rode 36th from Yale to Riverside yesterday, down the riverside trail and back again. I bet I passed (or they passed me...) at least 2 dozen cyclists on 36th. Considering I was on 36th for a total of 30 minutes and that half again that number were likely traveling along with me (and hence we didn't pass), that's a decent number of people.  Cyclists are tax payers who vote too. Actually, marketing research indicates the average cyclists is more educated, wealthier, and more likely to vote than the average citizen.  And, shockingly, cyclists in Tulsa are also almost all motorists who pay taxes and vote.

I plan on riding this stretch of 11th tomorrow, mostly to say I did. But the picture you posted surely isn't inviting to me as a cycling. It looks like I will have to watch for random cones placed oddly, guard myself against right turners at every intersection (instead of just going through on green), and it looks like up ahead there are sections that just aren't protected at all. I'm all for trying new things. I'm glad they did it, even if all it teaches us is that it doesn't work.

But on that, I reserve my opinion.

Yeah, well, you should have to buy a tag for your bike and insurance too!


Title: Re: 11TH ST DEVELOPMENT
Post by: davideinstein on April 29, 2016, 03:57:41 pm
Oh yeah, I can see how this is going to be a big hit with 11th Street motorists - all of them taxpayers and willing to vent to their city counselors about the use of their tax dollars. Remember, motorists vote too. Traffic west of Bama Pie was backed up for at least half a mile as someone tried in vain to make a left turn. That half mile was not an exaggeration.

This is a half-asked solution to a non-existent problem. I've been along 11th both yesterday and today without seeing one bicyclist. Not. One. Bicyclist.



(https://lh3.googleusercontent.com/SyOgVsSE_WquhNohzM_QeAhotIgyCqo9I_PdcFLnoNJuR8Lh-s6Cysb-UJa9ocEccNW1ZKeGEL9_pTtt-uSYzAwg29EUlNZaJDZahh3xIBMdRdiAYP0TrANh2j62Hve9rn2TNorUihzW8cyOe9Pkx111Ipp-rIWsJmBDrxstk1p9Nph9D0up32YLqxA8GquLwLJq00cLxsxsySfBkBroTuaxme04jLPTqbQEsg1cg6GNgJiymppxd-O8UyWpw91x9S_ZHFmrE_QnBDOzKHb_khIlxrXD66hCQrjMwYVEbCfPa26_20DFIohK7mTbRQw9V5vFaD0z4DBOdtRwQs30nP70XTLmMnp_Xd8HieANpEfQd5bP6brYomo06j6V5qhPjh1lJI3RMiSB08aInulnlz2fI2c01KPcddOXueEX3u7VsOsRqG4MqkjGOO35AxJAIm6et30oZ8g0v3dJd9lvw0RNbN46HbJbgo2MM7UVTK0UFk0zfaNAiVFZF8xm4lovDlUT1CRXNsURsOj5du0FqAC_hY5BdlKE67PFzM2AkE2PS0j9Z32uCVWLeuMO_jBTwbnilw=w664-h499-no)

Because the set up isn't safe. If they had protected bike lanes with a turning lane built in then it would be used and ridership would grow annually. Proven fact this would happen.


Title: Re: 11TH ST DEVELOPMENT
Post by: SXSW on April 29, 2016, 07:20:40 pm
Does 11th really need bike lanes?  Honest question.  I would rather see dedicated lanes for BRT and then have protected east-west bike lanes on 13th (figuring out how to bridge the gap at Lewis) and especially 6th.  Enhance the existing bike route on 3rd.  Connect them all north-south at Utica, Delaware and Pittsburg.


Title: Re: 11TH ST DEVELOPMENT
Post by: davideinstein on April 30, 2016, 10:27:55 am
Does 11th really need bike lanes?  Honest question.  I would rather see dedicated lanes for BRT and then have protected east-west bike lanes on 13th (figuring out how to bridge the gap at Lewis) and especially 6th.  Enhance the existing bike route on 3rd.  Connect them all north-south at Utica, Delaware and Pittsburg.

Yes.

We would do bike delivery at our 11th Street location if there were bike lanes and I would use it often on the weekends. 3rd/4th needs to expand from Yale to Downtown too.


Title: Re: 11TH ST DEVELOPMENT
Post by: Ed W on April 30, 2016, 01:08:56 pm
Tulsa seems bent on adopting the same plans as many other American cities, plans that are often poorly implemented leading to facilities that are rarely maintained. So be it. I once read a complaint from a well-channeled bicycle rider who bemoaned not being able to get from A to B because there were no bike lanes connecting the two. These facilities foster dependency both for the facilities themselves and the entities that advocate them.

But the is another way, a "radical" way that was briefly promoted here in Tulsa, then quickly discarded for more conventional thinking. You can read about it.

http://www.bikexprt.com/streetsmarts/ (http://www.bikexprt.com/streetsmarts/)

http://cyclingsavvy.org (http://cyclingsavvy.org)


Title: Re: 11TH ST DEVELOPMENT
Post by: dbacksfan 2.0 on April 30, 2016, 01:13:34 pm
Tulsa seems bent on adopting the same plans as many other American cities, plans that are often poorly implemented leading to facilities that are rarely maintained. So be it. I once read a complaint from a well-channeled bicycle rider who bemoaned not being able to get from A to B because there were no bike lanes connecting the two. These facilities foster dependency both for the facilities themselves and the entities that advocate them.

But the is another way, a "radical" way that was briefly promoted here in Tulsa, then quickly discarded for more conventional thinking. You can read about it.

http://www.bikexprt.com/streetsmarts/ (http://www.bikexprt.com/streetsmarts/)

http://cyclingsavvy.org (http://cyclingsavvy.org)

Doesn't fit with the militant cyclist theme, "We must have protected lanes, and traffic laws don't apply to us"


Title: Re: 11TH ST DEVELOPMENT
Post by: Conan71 on April 30, 2016, 03:12:03 pm
Does 11th really need bike lanes?  Honest question.  I would rather see dedicated lanes for BRT and then have protected east-west bike lanes on 13th (figuring out how to bridge the gap at Lewis) and especially 6th.  Enhance the existing bike route on 3rd.  Connect them all north-south at Utica, Delaware and Pittsburg.

We rode this west-bound on our trip to the Cherry St. farmer’s market this morning.  In addition to the cones, they did put out signage in an attempt to make motorists more cyclist aware like yielding their right turn to cyclists in the cycling lane.

All-in-all, I applaud what TyPros have done with this and they had a really good presence on the NW corner of 11th & Lewis.

I’m not a huge fan of “protected” bike lanes as I think they give less experienced cyclists a false sense of security, especially when you have cross streets every 1/10 of a mile. 

I didn’t see any dumbass moves while we were on 11th, but did have a couple of drivers decide it was perfectly legal to pull left of us at stop signs today, instead of waiting their turn behind and another dickweed who saw fit to pass all four of us in the blind S curve off the NE corner of the old Eisenhower school.

There is a general disregard for traffic laws by motorists AND cyclists which keep protected bike lanes from being the "safe" zone they are purported to be.

As far as dedicated lanes on 13th, 6th, & 3rd/4th- entirely unnecessary, those are really wide roads with limited traffic.


Title: Re: 11TH ST DEVELOPMENT
Post by: LandArchPoke on April 30, 2016, 07:27:58 pm
I'm not sure there is Right of Way for both BRT and bike lanes on 11th. Unless they plan to run busses mixed with traffic? Which kind of isn't BRT... I kind of thought that was the point of the 11th Street route was for it to have its own lanes? Maybe I am wrong in that assumption.

A lot of the traffic issues this weekend really were just because there weren't left turn lanes at some of the lights. A road diet on 11th would work just fine and not have a huge traffic impact as long as a few left turn lanes were added in certain spots. Frankly, like I had said before, I wish we could extended this pilot project for a few months with some paint. Turn the right lanes into street parking and add bike lanes. This entire corridor would feel dramatically different. Same way the Cherry Street did when the parking was changed.


Title: Re: 11TH ST DEVELOPMENT
Post by: SXSW on April 30, 2016, 07:42:52 pm
I'm not sure there is Right of Way for both BRT and bike lanes on 11th. Unless they plan to run busses mixed with traffic? Which kind of isn't BRT... I kind of thought that was the point of the 11th Street route was for it to have its own lanes? Maybe I am wrong in that assumption.

A lot of the traffic issues this weekend really were just because there weren't left turn lanes at some of the lights. A road diet on 11th would work just fine and not have a huge traffic impact as long as a few left turn lanes were added in certain spots. Frankly, like I had said before, I wish we could extended this pilot project for a few months with some paint. Turn the right lanes into street parking and add bike lanes. This entire corridor would feel dramatically different. Same way the Cherry Street did when the parking was changed.

It's not true BRT without dedicated traffic lanes.  Is that really what it is or watered-down "BRT" which is really just "enhanced bus". 

11th should have true BRT.  Peoria could get away with just enhanced bus IMO though BRT on both would be awesome.


Title: Re: 11TH ST DEVELOPMENT
Post by: davideinstein on May 01, 2016, 11:57:17 am
Well, we voted to fund full blown BRT so that better happen.


Title: Re: 11TH ST DEVELOPMENT
Post by: LandArchPoke on May 01, 2016, 12:59:11 pm
I know Peoria is going to be modified BRT due to right of way issues. There's no way to accommodate both Bike Lanes and lane dedicated BRT along 11th, so it's kind of one or the other. I want to see lane dedicated BRT on 11th, and not modified BRT. If it is, then there better be road diets done with on street parking and bike lanes up and down 11th.


Title: Re: 11TH ST DEVELOPMENT
Post by: TulsaGoldenHurriCAN on May 02, 2016, 12:04:40 pm
This was a neat event! Quite a few groups and lot of people worked hard on this. It was neat to see some of the existing, in-process and upcoming developments:

* Fuel 66 Food Truck Park (Had plans on display - Park will utilize existing structure to create bar with enclosable covered patio and 6 spots for food trucks). Plan is to be open year-round.

* Renaissance Brewery (Will be ~7,000 ft2 including a couple apartments, taproom with food service and events center)

* Kathy Taylor's foundation set-up a pop-up Route-66 museum at 11th & Lewis promoting the permanent museum to be built on Riverside

* Kathy Taylor's foundation purchased the lots across the street (including the former Tulsa Gamma Ray) and have demolished them with plans to build some sort of more urban development.

* A lot of buildings are being redone from Peoria to Rockford. That stretch up to St Louis is starting to look pretty sharp. Could this potentially become sort of a 2nd Cherry St?

* Kitchen 66 has some tasty food startups and will soon have a walk-up market downtown.

* 11th st felt very lively with bicyclers, trolleys, city buses and a steady amount of visitors going from one stop to another. It was a sneak peak of what 11th might be like if it were more urban with a better concentration of places.


Title: Re: 11TH ST DEVELOPMENT
Post by: TulsaGoldenHurriCAN on May 02, 2016, 12:13:44 pm
Perhaps they could match what they've done on Cherry St (Diagonal parking/2-lane) on 11th from Peoria to St Louis. That strip has real potential to be a neat little urban area. The other/main part of the Pearl District is 2-lane with street parking. It at least should traffic down enough to notice the more pedestrian-friendly places and could make bicycling there feel better.

Although, bicycling down Cherry St is kind of nerve wracking as cars try to pass you and cars pulling out can't see you.


Title: Re: 11TH ST DEVELOPMENT
Post by: CharlieSheen on May 02, 2016, 12:46:28 pm
Speaking of 11th st development:

Fuel 66 food truck park planned on Route 66http://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)

This place was opened for a couple TU football games last year. It was nice and I hope it stays up and going. Although it does have nearby competition with the Park in the Pearl. Hopefully this helps both places become more popular lunch and dinner hubs.

I hope the Park in the Pearl makes it too.  Fuel 66 is going to get all the media attention. I feel like they will have different clientele though.


Title: Re: 11TH ST DEVELOPMENT
Post by: TulsaGoldenHurriCAN on May 02, 2016, 01:12:55 pm
I hope the Park in the Pearl makes it too.  Fuel 66 is going to get all the media attention.

I hope so too! Seems to have great crowds some days and then empty on others. The view of downtown from there is really nice.

Someone asked them about the Park in the Pearl. The odd/inconsistent hours, no permanent bathrooms and seasonal operation (it STILL isn't open), makes the Fuel 66 concept doable even though they're only a couple miles away.

Has anyone been to the Truck Yard in Dallas? They only have 3 food trucks there yet they are consistently busy and packed on weekends. What sets them apart? The atmosphere which feels very authentic like an Americana movie set from some 80's movie about a kids hideout tree-house in a junk yard. It is a classic patio with a distinguished comfortable atmosphere. It has an indoor bar with good local/craft brews, big garage doors so it's like being outside and a massive patio around it (Dogs were allowed). They also have a built-in food place with excellent philly steaks. Perhaps you need a permanent bar/restaurant pressense to go along with the  food trucks which aren't quite as reliable.

It seems like it is less about having tons of food trucks and more about making a neat atmosphere and having a few really good food options. Ultimately people want to hang out outside and have a beer and food without the formality of going to a restaurant.


Title: Re: 11TH ST DEVELOPMENT
Post by: CharlieSheen on May 02, 2016, 01:21:51 pm
7 million people vs 1 million people sets them apart a lot.


Title: Re: 11TH ST DEVELOPMENT
Post by: Conan71 on May 02, 2016, 03:16:44 pm
One possible issue with narrowing use of 11th is there is a major hospital in that corridor, there would have to be reliable re-routing for ambulances to get to the ER at Hillcrest if they are coming east or west on 11th with a critical patient


Title: Re: 11TH ST DEVELOPMENT
Post by: TulsaGoldenHurriCAN on May 03, 2016, 08:23:54 am
7 million people vs 1 million people sets them apart a lot.

With 7 million people comes tremendous amount of competition and very high real estate. There are tons of cool looking places with extravagant patios in Dallas which are empty most of the time (even several highly rated places nearby always had a tiny fraction of the crowd). The Truck Yard is nicely placed in one of the more urban districts (similar to Cherry St). It is a completely unique place and would be a big draw in any city in the region.


Title: Re: 11TH ST DEVELOPMENT
Post by: Conan71 on May 03, 2016, 09:37:05 am
Speaking of food trucks, I’d love to see the event in K-W Square at 1st & Lewis more than once a year.  The public parking lot is perfect for it.  I’d be grateful for even once a month.


Title: Re: 11TH ST DEVELOPMENT
Post by: TulsaGoldenHurriCAN on July 26, 2017, 03:57:47 pm
Quote
Lobeck Taylor Family Foundation announces plans for $5.5 million Mother Road Market

Start with a sliver of historic Route 66, add dashes of homegrown edibles and entrepreneurship, and one has the ingredients for the Lobeck Taylor Family Foundation's newest venture.

Celebrating its 20th anniversary as a nonprofit, LTFF announced plans Wednesday to develop the $5.5 million Mother Road Market at its headquarters at 1124 S. Lewis Ave. Billed as a vibrant community space, it will feature 26,000 square feet and 17 curated shops designed to bridge the next step for graduates of Kitchen 66, a food incubator founded by LTFF.

Local pizzeria Andolini's will be anchor tenant of the Market, which will be a renovation of the 1939 Scrivner-Stevens Grocery building.

"These food hall and public markets are popping up all over the United States," LTFF CEO Elizabeth Ellison said in an interview earlier this week.

"We are really unique because we are a nonprofit that is operating it. It gives us the added ability to infuse community programming and business assistance into the market.

"I love the idea of educating the community about our food system — not just how food is grown but why it matters that restaurant A uses farm B to supply their food, and here's why it's better for our entire community if we try to do that. And by the way, let's talk about why it's important to eat fruits and vegetables and how to prepare them a way that's cost-effective and healthier for you and your family."

Officials made the announcement at a news conference Wednesday at Fuel 66, a nearby food truck court on 11th Street.

Sixteen rentable shops at Mother Road Market will be 320 square feet each, with another space about 640 square feet. Also, Kitchen 66 will carve out 3,440 square feet in the new facility for its commercial kitchen, as well as for a general store and demonstration kitchen.

"To me, the Market is just the logical next step for supporting those food entrepreneurs and really showcasing what they have to offer," Ellison said. "Oklahoma is known as an agricultural state … but we also have this value add of bringing these amazing food businesses who are using these local ingredients and getting to know our farmers and then making this incredible food. Everybody wins.

"We're just trying to minimize the risk of starting a brick-and-mortar business. In our view, the Kitchen 66 graduates would take the shorter-term leases in the shops and then either move to a permanent location or decide that they are going to open a food truck or open a bigger, brick-and-mortar business."

Other amenities of the Market will include a bar, a 640-square-foot space to house restaurant pop-ups, an indoor-outdoor seating area and children's activities.

Selser Schaefer Architects is designing Mother Road Market, and Fox + Allen Realty will handle the leasing. The project is expected to be completed by late spring 2018.


http://www.tulsaworld.com/business/smallbusiness/lobeck-taylor-family-foundation-announces-plans-for-million-mother-road/article_4e06e93e-06dd-5707-b6de-29425616e4b7.html (http://www.tulsaworld.com/business/smallbusiness/lobeck-taylor-family-foundation-announces-plans-for-million-mother-road/article_4e06e93e-06dd-5707-b6de-29425616e4b7.html)


Title: Re: 11TH ST DEVELOPMENT
Post by: swake on July 26, 2017, 05:53:55 pm
this sounds great, but is it meant to be more a farmer's market kind of space or touristy/restaurant space?


Title: Re: 11TH ST DEVELOPMENT
Post by: Markk on July 26, 2017, 06:22:35 pm
this sounds great, but is it meant to be more a farmer's market kind of space or touristy/restaurant space?

There's a place that sounds like this in Little Rock by the Clinton Library.  I like the idea, but I'm wondering if this is putting the cart before horse?  There's really no destination nearby to attract people; but I sure hope this would serve as destination to spur other development.


Title: Re: 11TH ST DEVELOPMENT
Post by: RecycleMichael on July 26, 2017, 09:55:45 pm
A year round permanent farmers market will succeed. Vendors and customers will appreciate the regularity of open every day with the feel of all local and fresh.


Title: Re: 11TH ST DEVELOPMENT
Post by: Conan71 on July 26, 2017, 10:14:11 pm
There's a place that sounds like this in Little Rock by the Clinton Library.  I like the idea, but I'm wondering if this is putting the cart before horse?  There's really no destination nearby to attract people; but I sure hope this would serve as destination to spur other development.

Between this and Renaissance Brewery, it will be a pretty nice jump-start for the area.


Title: Re: 11TH ST DEVELOPMENT
Post by: TulsaGoldenHurriCAN on July 27, 2017, 07:31:22 am
Between this and Renaissance Brewery, it will be a pretty nice jump-start for the area.

There's also Fuel 66 which has really grown to be a destination place with big crowds pretty often along with 918 Coffee which is a nice coffee place and then Starship. There's quite a lot of traffic and business going on along 11th street around there. That particular building hasn't had lots of traffic simply because it has been headquarters for the Loebuck Taylor Foundation which is funding this.


Title: Re: 11TH ST DEVELOPMENT
Post by: TulsaGoldenHurriCAN on July 27, 2017, 07:46:41 am
There's a place that sounds like this in Little Rock by the Clinton Library.  I like the idea, but I'm wondering if this is putting the cart before horse?  There's really no destination nearby to attract people; but I sure hope this would serve as destination to spur other development.

This area isn't that remote. It is 3-4 blocks from Reasors at 15th and a block from Perry's Deli & Meats (and a bunch of stuff down that direction like the booming Whittier District) and close to Marshall Brewery and another brewery or two going in. It is also in the highest populated zip code in Oklahoma (74104). Renaissance neighborhood is full of the kinds of people who like and support these kinds of developments. The neighborhood association was founded to purchase Campbell Hotel to save it and they have helped to spurn lots of growth along 11th street. There's also the welding school which brings in constant traffic and the Hookah lounge which helps with late night food crowd.

The LTFF is also planning a mixed-use urban development right across the street all the way from the brewery to Advance Auto. They razed the buildings last year but still haven't started construction. I hope that is still in the cards and that this farmers market is in addition to those plans.

If that gets built along with the farmers market "mall", it will completely change that street and help build more of a bridge between Cherry St and TU.

LA has a "Grand Central Market" with lots of small kiosks of different vendors which is really neat that was put in a seedy area of downtown and has seemingly thrived. I think this could do very well with the support of LTFF and some time to pick up.

This area could become a real lunchtime destination: Mother Road Market, Fuel 66, Route 66 BBQ, Dena's Lebanese, La Flama, Hong Kong Chinese, Rosay's Wings. That is a nice varied assortment including several highly-rated places.


Title: Re: 11TH ST DEVELOPMENT
Post by: DowntownDan on July 27, 2017, 10:59:30 am
The concept is almost identical to the Dallas Farmer's market, specifically, the part called "The Market", which is exactly like this, small kiosks for local restaurants/food service.  It is next door to "The Shed" which is their permanent open air farmer's market.  The shed has been around for decades but The Market is new and part of the larger rebranding of the farmer's market area.  I didn't see a true farmer's market component to this plan, but maybe it will include some kiosks that are for purchasing produce.  I love this idea and would love to see that intersection come together, including better use of the creepy maniquin building.


Title: Re: 11TH ST DEVELOPMENT
Post by: Dspike on July 27, 2017, 11:38:51 am
And while it is a few years off, these developments will be right on the 11th Street Bus Rapid Transit line. So TU to Mother Road Market to Soul City to downtown will be even more connected. If it is all successful, you could see a growth in the Cherry Street style replace-one-dilapidated-home-with-4-townhomes near 11th street.


Title: Re: 11TH ST DEVELOPMENT
Post by: TulsaGoldenHurriCAN on July 27, 2017, 11:45:23 am
The concept is almost identical to the Dallas Farmer's market, specifically, the part called "The Market", which is exactly like this, small kiosks for local restaurants/food service.  It is next door to "The Shed" which is their permanent open air farmer's market.  The shed has been around for decades but The Market is new and part of the larger rebranding of the farmer's market area.  I didn't see a true farmer's market component to this plan, but maybe it will include some kiosks that are for purchasing produce.  I love this idea and would love to see that intersection come together, including better use of the creepy maniquin building.

OKC has a farmers market which also has an antique mall and a lot of potential to be a really neat place:
https://www.facebook.com/OKCFarmersPublicMarket/ (https://www.facebook.com/OKCFarmersPublicMarket/)
http://okcfarmersmarket.com/the-antique-mall/ (http://okcfarmersmarket.com/the-antique-mall/)

The renderings make it look like it will have some grocery kiosks.

Leave the mannequin building alone! That place is just part of the fabric of Tulsa and somehow just keeps on existing.


Title: Re: 11TH ST DEVELOPMENT
Post by: TulsaGoldenHurriCAN on July 27, 2017, 12:09:37 pm
And while it is a few years off, these developments will be right on the 11th Street Bus Rapid Transit line. So TU to Mother Road Market to Soul City to downtown will be even more connected. If it is all successful, you could see a growth in the Cherry Street style replace-one-dilapidated-home-with-4-townhomes near 11th street.

Have you been to the neighborhood SE of 11th and Lewis, lately? That is the Renaissance Neighborhood. In the past it was a mixed bag, with the east side much nicer (East of Delaware) while the west side was pretty shabby. Over the last 10 years, the section west of Delaware has really come on line. There are very few "dilapidated" homes in Renaissance any more. The worst of them are the duplexes that fill a couple streets near the new brewery, but those just need updated, not demolished. The potential profits from  updating a house around there makes renting a tougher choice.

There are very few homes I would want to be demolished around there as so many have great bones in the 1920's English Cottage Revival style along with bungalows. The 1940's-50's homes along Delaware Place across from the school could use demolish/replacement or big updates, but as a whole the neighborhood is pretty awesome now with homes commonly going for $200k-$300k or more. That's a price point that just doesn't exist in the neighborhoods north or west of there (or NW in Whittier).

Unless you're talking about demolishing the ransacked houses north of 11th which is already being done by TU, Capital Homes, GKFF and others as they have a big neighborhood plan for that area with several huge developments planned and in process.


Title: Re: 11TH ST DEVELOPMENT
Post by: TulsaGoldenHurriCAN on August 14, 2017, 09:23:51 am
Quote
Eleventh Street flexing its development muscle

More than 28 properties along 11th Street have been redeveloped in the past decade.


Based in Dallas with stores in Big D and Kansas City, Missouri, Josey Records was seeking a new location to hawk its nostalgia.

Eleventh Street in Tulsa fit the profile.

“This little strip right here opened up and they jumped on it,” Josey Records manager Josh Norrid said of company founders Luke Sardello and Waric Cameron. “They thought it was a perfect spot because it is close enough to downtown where the folks there can shop here.”

In March, Josey Records opened a 2,500-square-foot store at 1020 S. Rockford Ave.

“People are getting used to us being here and as people are moving to the area, we’re seeing more people who are walking through the area, walking their dogs or popping in with their kids,” Norrid said. “People seem to be digging it. I think we’re going to be here for a long time. As long as this area keeps growing, our business is going to be good.”

And growing, the corridor is.

“I do think that you’re going to see good infill in that area from say Peoria (Avenue) to Yale (Avenue),” said Jim Stephens, managing broker of JPS Commercial Real Estate.

From Harvard Avenue to the Inner Dispersal Loop, 28 properties along 11th Street (also known as Route 66) have been redeveloped in the past decade, with about half of those being transformed in the past five years, said Bob Pielsticker, first vice president of CBRE, a worldwide commercial real estate company with an office in Tulsa.

The uptick is due in part to rates in the city’s core. Pielsticker noted Tulsa Regional Chamber CEO Mike Neal’s mentioning that $1.5 billion worth of redevelopment has gone into the Brady District.

“Those values have really increased downtown,” Pielsticker said. “That pushes tenants to the east, where it’s cheaper to rent space or buy a building.”

That trickle-down effect radiates from the established Cherry Street district along 15th Street to lesser developed spokes such as 11th, Sixth and Third streets, he said.

“Most of the investment is local,” Pielsticker said. “That’s what is attractive about the redevelopment. You don’t have national chains — close to TU you do with the fast food — but most of the buildings that have been redeveloped are tenants that have taken advantage of the lower-lease threshold on 11th Street versus Cherry Street. So your furniture (stores), your designers have moved off Cherry Street down to 11th Street.

“A lot of the buildings that have been renovated have small boutiques, insurance, dog training … and then the designers have moved in. Fuel 66 is a neat concept. You are just getting some smaller investment, and it’s unique local development.”

Last month, the Lobeck Taylor Family Foundation announced plans to develop the $5.5 million, 26,000-square-foot Mother Road Market at 11th Street and Lewis Avenue. More intimate footprints in recent years have involved businesses such as Soul City, 918 Coffee, Lola’s Gypsy Caravan and Spirit Ranch Dog Training.

Fuel 66, a food truck court with an indoor bar, opened last fall on 11th Street just east of Lewis Avenue. Robert Carnoske, co-owner of the Masa food truck, is among the collaborators in the Fuel 66 project.

“Shortly after we moved in, they put together that Route 66 Commission,” he said. “We knew a lot of that was coming. Being there between TU and downtown, it was kind of a natural spot to be for us.

“Kendall Whittier has been super excited, too. We’re technically in the Kendall Whittier neighborhood, just on that north side of 11th Street. Just south of that is the Renaissance neighborhood. You have the new Renaissance Brewery going in and that neighborhood has always been strong. The neighbors walk over all the time. I’d say we have been well-received.”

Working on some co-branding opportunities with the University of Tulsa, Fuel 66 added a misting system a few weeks ago and is preparing to work on an enclosure for the patio for winter, Carnoske said.

“You have a lot of transients up and down that street,” he said. “But with us being there, it helps alleviate some of that worry just because we’re there all the time.”

In a talk to the University of Tulsa’s Friends of Finance in March, local developer/entrepreneur Elliot Nelson said an area of the city with “untapped potential” is 11th Street between TU and downtown “because there are a lot of storefronts we can create some density there and create a lot of street-front activity that’s not possible in other parts of town.”

A transportation improvement could hasten that sort of development.

Funded by the Tulsa Vision permanent transit tax that voters approved in April 2016, the Route 66 Bus Rapid Transit Line is being planned as a system that will follow 11th and 21st Streets and go from the Denver Avenue Station at Fourth Street in downtown Tulsa to 145th East Avenue at the Eastgate Metroplex. Its development will piggyback the recently announced Peoria Avenue BRT scheduled to launch in 2019.

Pielsticker envisions sustained success for the 11th Street corridor, given some caveats.

“If we improve the walkability and the bike routes, then you’ll see more people out there,” he says. “But there’s still more work to occur.

“I’m not sure the city can drive a lot of the growth. I think it’s going to be internal. I think it’s going to be local. The values are going to increase in the area, and as long as it’s a secure area to be in at night, you’re going to continue to see redevelopment in the area.”


http://www.tulsaworld.com/business/realestate/eleventh-street-flexing-its-development-muscle/article_6e04e45b-0b9b-52da-b07c-a5f6778480e9.html (http://www.tulsaworld.com/business/realestate/eleventh-street-flexing-its-development-muscle/article_6e04e45b-0b9b-52da-b07c-a5f6778480e9.html)