The Tulsa Forum by TulsaNow

Office-retail development planned near Utica Square


A new mixed-use building with retail and office space is scheduled to rise soon across from Utica Square.

BAM Properties, a veteran developer in areas around the upscale shopping center, is behind a three-story, roughly 22,000-square-foot project at 2005 E. 21st St., site of the recently closed Goldie's Patio Grill.

Demolition and construction will begin this spring with completion set for the first quarter of 2019, said John and Chris Bumgarner, the father and son who head Bumgarner Asset Management.

"We think there is a shortage of offices in midtown," John Bumgarner said Thursday during an interview at Utica Plaza, another BAM property. "We think there is a shortage of new retail in this midtown. But we'll find out.

"What makes this site work and the reason it is a unique site is because there is a stoplight at Yorktown (Avenue). There is a stoplight at Wheeling (Avenue), so people can get in and out because of the break in traffic. Without those stoplights, this would be a congested, hard-to-access-egress site. Because of those stoplights, it's perfect."

Designed by Miles Associates, the new development is at 21st Street and Xanthus Avenue and will have underground and surface parking. It also will feature the stucco-and-red-tile-roof look of other BAM properties in the area, such as Utica Plaza, Utica Place and 1515 South Utica.


"There are other examples of that style being able to stand the test of time," said Chris Bumgarner, alluding to shopping areas such as Country Club Plaza in Kansas City, Missouri, and Highland Park in Dallas. "It's pretty. It's more expensive construction than is typical so it should last longer."

The Bumgarners' downtown portfolio includes the 320 South Boston Building, Mid-Continent Tower, Kennedy Building and a segment of Main Street. Over a period of more than 40 years, the family has purchased about 10 parcels in the Utica Square area, John Bumgarner said.

"It's been a solid place to develop and compete," he said.

His son added, "Obviously, Utica Square is the reason we're in this area. It's a unique, regional shopping center."

Nice looking project.  When will Miss Jackson's/Petty's see something similar??

http://www.tulsaworld.com/business/realestate/office-retail-development-planned-near-utica-square/article_a09d134e-31e4-5fda-9f1e-348f8cc9167b.html (http://www.tulsaworld.com/business/realestate/office-retail-development-planned-near-utica-square/article_a09d134e-31e4-5fda-9f1e-348f8cc9167b.html)

Looks like the same glarebomb lights CVS put in at 15th & Utica.

Is there a reason we like this development but not?
?

I don't think people disliked the development, but we did mock the faux Tuscan design.  Which is consistent with my opinion of this development:  that is to say, I think its a great fit for the area, I love the density, use of space, and mixed use component.  But I'm not a fan of the Tuscan style - which is just a matter of opinion.

Great use of space for the old Goldie's location. As for the style of both the new building and the tower on the south end of Utica Sq., I think it's a plus. There are now a collection of buildings in that immediate area that share the look, like the SW corner of 21st & Utica. The biggest concern is that something can look out of place, but that is mitigated when the neighboring buildings match. Also, it's not out of place considering Tulsa's history. There are a number of oil mansions that share the style. Look at Philbrook!

This site has been fenced off for awhile, hopefully this is not another 14th & Utica (another Bumgarner site). 

Goldie's looked better than that.  Saw it a couple weeks ago - not an improvement.

I'll give Bumgarner credit, Utica Place and Utica Plaza are high quality projects.  I'm just surprised the 14th & Utica site has languished for as long as it has and want to see some movement there.  Same for this site across from Utica Square, though it has only been a few months.  Both are very high profile locations that will benefit greatly from urban development.

I can see how people don't like the over use of that style, but it can look better than most buildings when done right. At its worst, it can be terrible, but these 2 above examples are not that.

Here are a couple faux Italian buildings that are awful and give the style a bad name:

We seem to be getting a significant selection of Italianate type buildings in midtown.  3 of those were just wrong, but the one with the swimming pool seemed about as authentic as anything else done in this country, given the realities of building for office, retail, hotel, etc, in the area...well, except for the pool..!   I got a feeling that a lot of what we look at and see as "Tuscan" from the old world is either incomplete - as they ran out of money to finish the building, or worn such that the outer stucco layer has come off, leaving the stones/bricks exposed the building is made from.

This design looks like it would fit in well enough and not be a detriment to the area, though...  Just my thoughts...

I love the Mediterranean look when done well but you're right that one with the pool is pretty typical of when that look is attempted in the US. It is better than those others and better than a generic apartment complex, but certainly not a remarkable piece of architecture and I can see why many would dislike it.

This new building seems pretty well designed and will fit in with other new buildings. Not stunningly beautiful or remarkable, but very nice.

The BoA drive through next door is closing.

Is that part of this development?

The BoA drive through next door is closing.

This looks like it is topped out or close to it.  Nice infill and density in the Utica Square area.  Maybe they can replace the Wendy’s next.

I can't imagine Wendy's letting that location go. That place prints money at lunch time.

I can't imagine Wendy's letting that location go. That place prints money at lunch time.

A Wendy's executive takes a surprise visit to get dinner. He goes in and notices the line moves expeditiously. He orders and notices the employee is polite and takes his order with no issues as he orders a burger meal and frosty. They then make the meal quickly and even tell him "Thank you! Enjoy your meal!". Afterwords, he promptly fires everyone in the restaurant. "Excellent speedy service? An operational Frosty machine?? Treating customers with respect!?! That is NOT what customers expect of Wendys!"

This looks like it is topped out or close to it.  Nice infill and density in the Utica Square area.  Maybe they can replace the Wendy’s next.

A Wendy's executive takes a surprise visit to get dinner. He goes in and notices the line moves expeditiously. He orders and notices the employee is polite and takes his order with no issues as he orders a burger meal and frosty. They then make the meal quickly and even tell him "Thank you! Enjoy your meal!". Afterwords, he promptly fires everyone in the restaurant. "Excellent speedy service? An operational Frosty machine?? Treating customers with respect!?! That is NOT what customers expect of Wendys!"

True.

And before I get sued by Wendy's, the last time I went there, the line moved relatively quick (There was no one in front or behind me), they were courteous and they only missed 1 thing from my order (which I only noticed when I was home so oh well). Truly a 5-star Wendy's experience!

I know some don't like his style but I appreciate Bumgarner's Neo-Tuscan projects scattered around Utica Square.  I wouldn't mind a few others along 21st through there. 

Hopefully we see more redevelopment within Utica Square itself, mainly on the Miss Jackson's/Petty's site.  But also at the corners like at Utica where the bank could be redeveloped into something taller, with retail on the ground level and either offices or condos above.  Same for the corner at Yorktown where the Chico's building could be similarly redeveloped.  Lots of potential to make Utica Square a more dense retail/mixed-use area more similar to the Plaza in KC or Cherry Creek North in Denver.

I find Utica Square far less interesting and enjoyable now than it was 10 (or even 5) years ago. 

My wife and I walk there fairly often. I was hoping that after 21st was done, it would be a more pleasant walk. It is not. I think that is what I don't enjoy about it. It isn't a nice place to walk through. I wouldn't mind them installing a parking garage and start trying to orient some of the business to more of a pedestrian experience.

I find Utica Square far less interesting and enjoyable now than it was 10 (or even 5) years ago.  I still go there, especially to eat at many of the restaurants and it is crowded on a typical Saturday, but it just doesn’t have the same feel or interest anymore.  That giant fenced off lawn where Miss Jackson’s and Petty’s were is much of the problem for me, but it also seems something else has changed.  It feels like a place just trying to hang on and ride the coat tails of its past without expending any effort or capital to adapt to the future.  If I didn’t live close by, I’m not sure I would make much effort to go there anymore.

Losing Russell Stover didn't help...

WAT?
Glacier is superior and local

WAT?
Glacier is superior and local

Yes!  It has a lot of good bones for a shopping center, especially the interior section around Queenies/Wild Fork/etc.  It just needs to redevelop the edges and create a more mixed-use setting.  I remember what Cherry Creek North in Denver looked like 15 years ago and it isn't that different than Utica Square, but now it's almost like a second, more retail-oriented downtown.  They adapted to a changing retail environment and Utica Square has not.  Luckily in that location surrounded by the highest income neighborhoods in the city it is in a good position to change if its leadership allows it.

That giant fenced off lawn where Miss Jackson’s and Petty’s were is much of the problem for me, but it also seems something else has changed.  It feels like a place just trying to hang on and ride the coat tails of its past without expending any effort or capital to adapt to the future.  If I didn’t live close by, I’m not sure I would make much effort to go there anymore.

Following in the path of those sort of areas would be great for Utica Square, but it would be resisted pretty strongly from surrounding neighborhoods. I wonder if they could even get in one mixed use building like Cherry Creek North. It would be great for them to try though. They'd have to make it upscale like the pricey condo buildings surrounding it. It would take several of those to turn the area from outdoor shopping mall into a mini downtown.

Not sure if there's a Utica Sq. specific thread or not...

The Wendy's next to St John's has been torn down. Not sure what the plan is.

Also, the Prosperity bank property is being torn down. It's a huge space, I'm hoping it ties into Utica Sq. more than the previous structure.

Not sure if there's a Utica Sq. specific thread or not...

The Wendy's next to St John's has been torn down. Not sure what the plan is.

Also, the Prosperity bank property is being torn down. It's a huge space, I'm hoping it ties into Utica Sq. more than the previous structure.

That was quick.  Drove by there Wed and it didn't even have any equipment sitting around...

It made me laugh to see that the sign is still up and says "Closed for renovations" and it's just a flattened lot.

It's sort of curious to me that given the price of real estate there and the general trend towards multi-story on that block, they are going to the effort of rebuilding. Dave Thomas must have deep pockets.

(Yes I'm aware they are franchises and that Dave is no longer with us)