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Talk About Tulsa => Development & New Businesses => Topic started by: johrasephoenix on March 02, 2017, 03:19:12 pm



Title: Proposed: Black Pearl, mixed use at 7th & Peoria
Post by: johrasephoenix on March 02, 2017, 03:19:12 pm
http://www.tulsaworld.com/business/realestate/mixed-used-project-being-proposed-for-pearl-district/article_5007355a-4120-5da1-a113-5979a7806c4d.html

It looks like the owner of Doc's is proposing a new restaurant with a few apartments above.   I can't tell from the rendering if all that parking is in front of or behind the building - but if it's behind and this fronts Peoria than overall a big win for the Pearl.

I especially love that this is mainly a restaurant with a few apartments above rather than a 200 unit full city block complex meant to be sold to an institutional investor.  Lots of small buildings makes for a more interesting urban environment than a few huge ones.  

I really hope the Pearl continues to grow as downtown fills out.  


Title: Re: Proposed mixed use at 7th & Peoria
Post by: Bamboo World on March 02, 2017, 03:30:56 pm


http://www.tulsaworld.com/business/realestate/mixed-used-project-being-proposed-for-pearl-district/article_5007355a-4120-5da1-a113-5979a7806c4d.html

It looks like the owner of Doc's is proposing a new restaurant with a few apartments above.   I can't tell from the rendering if all that parking is in front of or behind the building - but if it's behind and this fronts Peoria than overall a big win for the Pearl.

I especially love that this is mainly a restaurant with a few apartments above rather than a 200 unit full city block complex meant to be sold to an institutional investor.  Lots of small buildings makes for a more interesting urban environment than a few huge ones. 

I really hope the Pearl continues to grow as downtown fills out.
 

Thanks for posting and for more accurately describing the location (west side of Peoria Avenue about halfway between 6th and 8th) than the Tulsa World describes it.  The southwest corner of 6th & Peoria is a public park, and I don't think the City Council and mayor have decided to abandon that park and to sell it for private development (yet).
 


Title: Re: Proposed mixed use at 7th & Peoria
Post by: saintnicster on March 02, 2017, 03:49:09 pm
http://www.tulsaworld.com/business/realestate/mixed-used-project-being-proposed-for-pearl-district/article_5007355a-4120-5da1-a113-5979a7806c4d.html

It looks like the owner of Doc's is proposing a new restaurant with a few apartments above.   I can't tell from the rendering if all that parking is in front of or behind the building - but if it's behind and this fronts Peoria than overall a big win for the Pearl.

I especially love that this is mainly a restaurant with a few apartments above rather than a 200 unit full city block complex meant to be sold to an institutional investor.  Lots of small buildings makes for a more interesting urban environment than a few huge ones.  

I really hope the Pearl continues to grow as downtown fills out.  
Judging by the drive they show, Peoria's on the far side of the drawing.  (google maps (https://www.google.com/maps/place/The+Pearl,+Tulsa,+OK+74120/@36.1511816,-95.9760785,212m/data=!3m1!1e3!4m5!3m4!1s0x87b6ec88b8e4ffe9:0x98c6294dd6939856!8m2!3d36.153778!4d-95.9713616!6m1!1e1))

They also show a floor plan/layout in the related document pdf (http://www.tulsaworld.com/pearl-district-development-rendering/pdf_1b458ad7-e0f7-5005-a2f3-cc20ddb6f4a3.html).  10 units and 5 single car garage stalls in the "phase one" part of the building

EDIT - Yarr, it be the Black Pearl Project


Title: Re: Proposed mixed use at 7th & Peoria
Post by: Bamboo World on March 02, 2017, 03:54:03 pm

According to the drawings, most of the parking is shown in an existing surface lot to the west of the building (47 uncovered spaces + 5 spaces to be covered).  For Phase 1, five single-car garages are shown on the ground floor of the building, with the garage doors facing the parking lot to the west.  For Phase 2, five more single-car garages are shown.  Additional parking is shown in the existing curved parking area to the north of the site and in the curbside parking lane along Peoria Avenue.

Phase 1 is shown to be constructed in the Elm Creek Regulatory Floodplain (https://www.cityoftulsa.org/media/2195/panel-36.pdf).

The name "BLACK PEARL" shown on the building might refer to an austere Empire-Strike-Back color the developers intend to paint the facility or to something else.
    


Title: Re: Proposed mixed use at 7th & Peoria
Post by: cannon_fodder on March 02, 2017, 04:25:50 pm
If the rendering in the TW article is accurate, it appears to be fronted along Peoria, between the existing parking and Peoria itself.  Note the curved entrance in the rendering compared to the Google Image of the area:

http://www.tulsaworld.com/business/realestate/mixed-used-project-being-proposed-for-pearl-district/article_5007355a-4120-5da1-a113-5979a7806c4d.html?mode=image&photo=

https://www.google.com/maps/place/3509+S+Peoria+Ave,+Tulsa,+OK+74105/@36.1513204,-95.9759846,268m/data=!3m1!1e3!4m5!3m4!1s0x87b69352dfefd51b:0x2add2e3414469657!8m2!3d36.1131375!4d-95.9752688

(couldn't hot link the rendering and couldn't find it on the architects site in the 10 seconds I tried...)


Title: Re: Proposed mixed use at 7th & Peoria
Post by: Bamboo World on March 02, 2017, 04:37:46 pm

If the rendering in the TW article is accurate, it appears to be fronted along Peoria, between the existing parking and Peoria itself...


Correct.  The overall Black Pearl rendering with the parking lot in the foreground is looking east, showing the second phase completed.

The patio rendering is looking south.  It's a roof terrace on the second floor level of the Phase 1 building.
 


Title: Re: Proposed mixed use at 7th & Peoria
Post by: RecycleMichael on March 02, 2017, 09:16:23 pm
I went to the meeting and spent a few minutes looking at the plan. It appeared to me that the patio area was actually on Park land.


Title: Re: Proposed mixed use at 7th & Peoria
Post by: johrasephoenix on March 03, 2017, 09:07:45 am

The name "BLACK PEARL" shown on the building might refer to an austere Empire-Strike-Back color the developers intend to paint the facility or to something else.
    

I really hope "Empire Strikes Back Black" enters the architectural lexicon.  Perhaps my greatest contribution to Tulsa Now thus far.  


Title: Re: Proposed mixed use at 7th & Peoria
Post by: PonderInc on March 03, 2017, 11:25:57 am
So glad this faces the street.  I saw one rendering online that looked dense and urban.  Then I saw the rendering in the TW today and almost lost it.  Thanks for verifying that all that parking faces the back.  Last thing the Pearl District needs is another suburban orthodontist with parking killing an entire corner.


Title: Re: Proposed mixed use at 7th & Peoria
Post by: swake on March 03, 2017, 11:29:58 am
So glad this faces the street.  I saw one rendering online that looked dense and urban.  Then I saw the rendering in the TW today and almost lost it.  Thanks for verifying that all that parking faces the back.  Last thing the Pearl District needs is another suburban orthodontist with parking killing an entire corner.

I think all that parking already exists. Outside of garages I don't see any new parking at all.


Title: Re: Proposed mixed use at 7th & Peoria
Post by: Bamboo World on March 03, 2017, 05:13:17 pm


I went to the meeting and spent a few minutes looking at the plan. It appeared to me that the patio area was actually on Park land.


Correct.  The ground level patio area is shown to be on the park property, about seven steps up above the sidewalk along M.B. Pearl Avenue.



Title: Re: Proposed mixed use at 7th & Peoria
Post by: Bamboo World on March 03, 2017, 05:20:53 pm


So glad this faces the street.  I saw one rendering online that looked dense and urban.  Then I saw the rendering in the TW today and almost lost it.  Thanks for verifying that all that parking faces the back.  Last thing the Pearl District needs is another suburban orthodontist with parking killing an entire corner.


Most of the parking faces the back (west).

The drawings indicate that the outdoor dining patio (at the north end of Phase 1) will be raised about 42 to 49 inches above the sidewalk along M.B. Pearl Avenue.  At the south end of Phase 1, the drawings show the "ground" floor level to be raised about 18 to 21 inches above the sidewalk.
 


Title: Re: Proposed mixed use at 7th & Peoria
Post by: Bamboo World on March 03, 2017, 05:26:11 pm


I think all that parking already exists. Outside of garages I don't see any new parking at all.
 

Correct.



Title: Re: Proposed mixed use at 7th & Peoria
Post by: cannon_fodder on March 06, 2017, 10:56:31 am
Does anyone know what the actual limitations are on development in the area due to the flooding concerns?  Does the ground floor or first occupied floor have to be raised a certain amount?  I've always heard it limits development, but I'm ignorant on how exactly...


Title: Re: Proposed mixed use at 7th & Peoria
Post by: Bamboo World on March 06, 2017, 05:51:22 pm


Does anyone know what the actual limitations are on development in the area due to the flooding concerns?  Does the ground floor or first occupied floor have to be raised a certain amount?  I've always heard it limits development, but I'm ignorant on how exactly...


Generally, the lowest finished floor elevation must be raised at least 12 inches above the design flood elevation.  See Title 51, Ordinance #23394, Chapter 16 and Appendix G.

It shouldn't be too difficult for the Black Pearl site.  It's at the edge of the floodplain, not in the middle of Deep Ellum Creek.  As I mentioned in a previous post, the drawings indicate the ground floor to be raised about 42 to 49 inches above the public sidewalk along M.B. Pearl Avenue at the north end of the proposed development, which is the lowest point of the site, within the floodplain.  Most of the site is not within the regulatory floodplain.
 


Title: Re: Proposed mixed use at 7th & Peoria
Post by: dsjeffries on March 08, 2017, 09:08:42 am
Here's the official proposal to TDA (http://www.tulsanow.org/wp/wp-content/uploads/2017/03/Pearl-Development-1.pdf).

(http://www.tulsanow.org/wp/wp-content/uploads/2017/03/Pearl-Front-13252116_G.jpg)

(http://www.tulsanow.org/wp/wp-content/uploads/2017/03/Pearl-Development-1-3.png)

(http://www.tulsanow.org/wp/wp-content/uploads/2017/03/Pearl-Development-1-4.png)

(http://www.tulsanow.org/wp/wp-content/uploads/2017/03/Pearl-Development-1-5.png)

(http://www.tulsanow.org/wp/wp-content/uploads/2017/03/Pearl-Development-1-6.png)

(http://www.tulsanow.org/wp/wp-content/uploads/2017/03/Pearl-Development-1-7.png)

(http://www.tulsanow.org/wp/wp-content/uploads/2017/03/Pearl-Development-1-8.png)


Title: Re: Proposed: Black Pearl, mixed use at 7th & Peoria
Post by: swake on March 08, 2017, 09:24:42 am
I've noticed that The Village at Central Park has new construction going on as well.


Title: Re: Proposed: Black Pearl, mixed use at 7th & Peoria
Post by: cannon_fodder on March 08, 2017, 10:32:01 am
I've noticed that The Village at Central Park has new construction going on as well.

The new proposal for that comes close to filling in the lots with similar buildings to existing buildings.

This new Black Pearl development seems pretty awesome.  Modest size.  Fronted with parking to the rear.  Space for a phase 2.

I like it!


Title: Re: Proposed: Black Pearl, mixed use at 7th & Peoria
Post by: Tulsasaurus Rex on March 08, 2017, 10:35:22 am
These two developments side by side will complement each other well


Title: Re: Proposed: Black Pearl, mixed use at 7th & Peoria
Post by: swake on March 08, 2017, 11:24:23 am
I hope to see some of the houses on the other side of Peoria starting to be bought up and restored. They aren't bad houses, they are just in sad shape.


Title: Re: Proposed: Black Pearl, mixed use at 7th & Peoria
Post by: SXSW on March 08, 2017, 11:59:02 am
That's a great spot for a restaurant/patio and should have some nice skyline views. 

Regarding the houses east of Peoria, there are some decent ones and quite a few that probably need to be torn down.  The gentrification of the housing stock in the Pearl hasn't really hit its stride outside of a few small projects.  It's been more commercial-focused along 6th and recently 11th, and now Peoria it seems which is fantastic.  The next step will be in the interior residential area.  Redeveloping the subsidized housing/vacant lots at 8th & Quincy/Rockford would be a big step.


Title: Re: Proposed mixed use at 7th & Peoria
Post by: Bamboo World on March 08, 2017, 07:41:02 pm

Thanks for posting the images, dsjeffries, especially the view of the building from Peoria Avenue.

The labels on this image are incorrect:
(http://www.tulsanow.org/wp/wp-content/uploads/2017/03/Pearl-Development-1-4.png)

Centennial Park is not in the view.  It's behind the vantage point, to the north.

West is to the right, not north.

Peoria Avenue is not visible, and it runs perpendicular to the directions indicated.




Title: Re: Proposed: Black Pearl, mixed use at 7th & Peoria
Post by: SXSW on September 20, 2018, 01:46:42 pm
Anyone know the latest on the Black Pearl project?

I saw there is another infill project planned for 3rd & Peoria, 2 floors of retail and apartments: http://www.newson6.com/story/39122799/development-planned-for-5000-square-feet-in-tulsa (http://www.newson6.com/story/39122799/development-planned-for-5000-square-feet-in-tulsa)

Architect: http://www.ffttrees.com/6e3 (http://www.ffttrees.com/6e3)


Title: Re: Proposed: Black Pearl, mixed use at 7th & Peoria
Post by: TulsaGoldenHurriCAN on September 21, 2018, 08:58:44 am
Anyone know the latest on the Black Pearl project?

I saw there is another infill project planned for 3rd & Peoria, 2 floors of retail and apartments: http://www.newson6.com/story/39122799/development-planned-for-5000-square-feet-in-tulsa (http://www.newson6.com/story/39122799/development-planned-for-5000-square-feet-in-tulsa)

Architect: http://www.ffttrees.com/6e3 (http://www.ffttrees.com/6e3)

I love how they took a little wedge I would've assumed was just a utility/railroad easement and are turning it into something neat. That'll really start to "activate" that interesting but neglected intersection. Lots of potential around there. The bizarre roads and combo of old buildings and empty lots make it an exciting prospective area.

btw, Marshall taproom opens today and Nothings Left opened up last week near there. Might as well call it the Brewery District at this pint.


Title: Re: Proposed: Black Pearl, mixed use at 7th & Peoria
Post by: rebound on September 21, 2018, 01:22:44 pm
I love how they took a little wedge I would've assumed was just a utility/railroad easement and are turning it into something neat. That'll really start to "activate" that interesting but neglected intersection. Lots of potential around there. The bizarre roads and combo of old buildings and empty lots make it an exciting prospective area.

btw, Marshall taproom opens today and Nothings Left opened up last week near there. Might as well call it the Brewery District at this pint.

"...at this pint."    I see what you did there.   :)


Title: Re: Proposed: Black Pearl, mixed use at 7th & Peoria
Post by: Hoss on September 21, 2018, 02:05:33 pm
"...at this pint."    I see what you did there.   :)

Ha I alluded to the same but called it "The Beer District".  Either way is fine by me.  I hope it's not just me either, I wasn't really all that impressed with Renaissance myself.  But to each their own.