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Title: The Village at Woodland Hills Post by: sgrizzle on February 07, 2007, 07:36:19 am I've often wondered what this center did wrong. It's at 71st and Memorial, has been there some 20 years, and has some spaces that have never been leased. Now, it is being remodeled in the ever-so-popular Italian Renaissance design.
(http://www.tulsaworld.com/images/2007/070207_E1_Cente28370_e1village27.jpg) (http://www.tulsaworld.com/images/2007/070207_E1_Cente28370_village7.jpg) Full Story: http://www.tulsaworld.com/BusinessStory.asp?ID=070207_Bu_E1_Cente28370# Also, the former Stake & Ale/Coaches/Okie-Dokies has been leveled in favor of a new strip mall, and there is a zoning change sign posted next to one of Woodland Hills Mall's overflow parking lots on 71st St. Title: The Village at Woodland Hills Post by: BKDotCom on February 07, 2007, 09:15:59 am From the rendering, it appears Pep Boys will be removed... How about Red Lobster, Crave, & Blockbuster?
Title: The Village at Woodland Hills Post by: tim huntzinger on February 07, 2007, 09:28:42 am quote: Tuscan for Tulsans! Title: The Village at Woodland Hills Post by: sgrizzle on February 07, 2007, 10:15:59 am quote: I think that view is from behind pep boys. Right now the road T's and I think they are going to make it go straight through. Title: The Village at Woodland Hills Post by: aoxamaxoa on February 07, 2007, 10:46:10 am This project made one monumental mistake from the get go....the engineer was told to save money on the development so the grading was marginalized causing the center to be hidden behind the parking lot. A major error to save a few bucks. The lack of frontage on Memorial deterred major retailers from locating here as visibility became an issue. That fact and the timing (1984?) made this a second rate development. The RTC took it over by the late 80's as the owner never made a single payment on the debt leaving the taxpayer as the loser.
I think Mervyn's may become a big gym but it falls outside this development. Yes, I am always amazed at how architects pull out their crayons to paint a picture that is not true. Like the river projects that do not show the refineries or the tank yards. The facades of the Village will be raised some 14 feet to increase frontage visibility and that still will not help. Spaces have been there 22 years and have never been occupied. Title: The Village at Woodland Hills Post by: cannon_fodder on February 07, 2007, 10:57:21 am I wonder how long it will take place to realize the strip mall looks far neater, makes for a better urban space, and draws more attention with the building close to the road and parking to the rear.
Why do they all have a desire to display their vast parking lot while I have to strain to see what shops are in there? Title: The Village at Woodland Hills Post by: aoxamaxoa on February 07, 2007, 11:04:44 am It's done because the retailers demand it be that way. This center was done speculative with no anchors lined up ahead of time. I agree the center could have been a Utica Square south had the timing been different. But with the number one retail center across the street they thought it was a no brainer.
Title: The Village at Woodland Hills Post by: Hawkins on February 07, 2007, 11:34:42 am I think the Village Shopping Center was designed to play off of the major draw of Woodland Hills mall across the street.
The main problem, as already addressed here, is that the front buildings, Pep Boys, Red Lobster, Blockbuster, blocked the view of the back of the strip, and hurt those businesses, and damaged the ability of the center to charge premium rent for those back spots. There also existed a serious lack of front signage for these back tenants. The 2nd bad thing to happen to them was when the Cinemark became a Movies 8 dollar theatre. The writing was on the wall to GET OUT at that point. The third problem with the center is that it was managed by Leinbach... and quite frankly, they suck. Title: The Village at Woodland Hills Post by: aoxamaxoa on February 07, 2007, 11:40:23 am quote: Those buildings came much later.....Visibility was the problem from day one....lousy engineers. Sack of sheets..... Title: The Village at Woodland Hills Post by: tulsa1603 on February 07, 2007, 11:49:44 am quote: Talk to the city. You can build parking out past a setback line, you can't build a building past the setback line. Therefore, to get the most bang for your buck on a piece of property, it will almost always make more sens to ring it in parking. Title: The Village at Woodland Hills Post by: tulsa1603 on February 07, 2007, 11:52:53 am quote: Architects are paid by the client/developer to make their project look as good as possible. A client isn't interested in showing what negatives surround a site....especially when those negatives are out of their control. Demonizing architects as "crayon" grabbers is not going to solve anything. Title: The Village at Woodland Hills Post by: aoxamaxoa on February 07, 2007, 11:58:47 am quote: Ok....I will accept that. But they need to tell the developer/owner that it is better to paint a realistic picture than attempting to be deceitful. Title: The Village at Woodland Hills Post by: Who Cares on February 07, 2007, 12:57:58 pm I ferquent movies 8 quite a bit, it's like the best dollar theater in tulsa, and by the way, It's still owned by Cinemark.
Title: The Village at Woodland Hills Post by: sgrizzle on February 07, 2007, 01:15:15 pm I went to the Cinemark theater recently. I was quite impressed by the fact everything was clean and in working order. They even had the automated ticket sales and internet tickets. No broken lights, busted Galaga machines or otherwise. Movies are $1.50 at night but they compensate by charging above rate for concessions. It is definitely still making money.
Title: The Village at Woodland Hills Post by: Hawkins on February 07, 2007, 02:08:23 pm Anyway you slice it guys, a $1 movie house spells lower class for a shopping center.
Title: The Village at Woodland Hills Post by: sgrizzle on February 07, 2007, 02:44:20 pm quote: Yeah, but considering it was never filled out, never looked great, and is parked behind a giant empty building... the class wasn't high to begin with. Title: The Village at Woodland Hills Post by: TheArtist on February 07, 2007, 06:36:43 pm I agree that grading the parking lot or just moving the development closer to Memorial for more visibility would have made a big difference. You often don't even know whats back there. Having half or 2/3rds the parking in front, the rest for overflow in back, would have been wise. Better IMO to have the problem of an over full parking lot than an under full one.
Title: The Village at Woodland Hills Post by: sgrizzle on January 24, 2008, 09:57:09 am Just an update, the shopping center is probably 100% complete of it's new facade and other effects. Landscaping and new lighting are being done including what appears to be (just for patric) FULL CUTOFF LIGHTING.
Gold's gym required a thorough gutting and removal of the majority of the walls. Contsruction is happening now and new walls are going in. Overall, the redesign seems to have "unhidden" the shopping center. Across the street, steak-and-ale became a strip center with one tenant, Lasiks Plus. Title: The Village at Woodland Hills Post by: spoonbill on January 24, 2008, 10:04:53 am quote: You are exactly correct! 100% The only way they could save this center is with a powerful anchor that brings people past the parking lot. Currently there is no draw. The center seems like an afterthought. Very very poor understanding of retail planning. The remodel will go unnoticed. Title: The Village at Woodland Hills Post by: inteller on January 24, 2008, 10:15:03 am quote: steak and ale? What steak and ale? There hasn't been a steak and ale there in this century. I suspect the lasiks plus joint has some relation to Zoellner. and I disagree that this remodel is going unnoticed. In fact, I have visted The Village more in the last few months than I ever have. They have a really good mix of places in there. I think the one sore thumb that needs to be removed though is Pep Boys. Because if that joint you can't really see what is behind there. Oh, but the Ruby Tuesdays sucks....and I mean sucks big. Worst service in Tulsa, no contest. Title: The Village at Woodland Hills Post by: sgrizzle on January 24, 2008, 10:29:44 am quote: Steak and Ale became Coaches and then Okie Dokies and a half dozen other things in between. The other RT sucked so bad I didn't try this one. Title: The Village at Woodland Hills Post by: inteller on January 24, 2008, 11:31:32 am quote: what is bizarro is I've never been in a ruby tuesdays that had such an up scale decor. Most of the RT I have been to reminded me of chile's or applebees. I think they went over the top for what really is just a burger joint. Title: The Village at Woodland Hills Post by: sgrizzle on January 24, 2008, 11:57:00 am quote: It was in an article awhile back that the store sin Tulsa are testing a more upscale version to break that mold. They also offer some food options the others don't offer. Title: The Village at Woodland Hills Post by: Ibanez on January 24, 2008, 01:45:11 pm I have been to Ruby Tuesday's in three different states...they all sucked. That is one chain that needs to die.
Title: The Village at Woodland Hills Post by: inteller on January 24, 2008, 01:57:35 pm quote: hahaha, they need to stop. They look stupid for trying. or at the least, go upscale with their staff instead of the recent McDonald's graduates they have now. Title: The Village at Woodland Hills Post by: TeeDub on January 25, 2008, 01:18:40 pm Ruby Tuesday's isn't bad... But how many $8 hamburger joints can one town support? Title: The Village at Woodland Hills Post by: TeeDub on January 25, 2008, 01:29:53 pm Ruby Tuesday's isn't bad... But how many $8 hamburger joints can one town support? Title: The Village at Woodland Hills Post by: inteller on January 25, 2008, 01:53:03 pm quote: I stopped at Red Robin. Especially when Cheddar's is right up the street and can do a burger for around $5. Oh and the burger at RT was the worst I have EVER had. The bun was falling apart it was so dry. Title: The Village at Woodland Hills Post by: CoffeeBean on January 25, 2008, 05:49:31 pm Went to the Comedy Club there a few weeks ago. Better than expected.
Title: The Village at Woodland Hills Post by: inteller on January 25, 2008, 08:41:12 pm quote: And the Bali Fusion Cafe has the best Beef Rendang in town. |