I really don't think there's any way that this can work without doing major road upgrades. That would include the bridge itself having to be widened. Why should the city/state pay for the necessary infrastructure improvements to support an unpopular development?
I noticed that the site plans are pretty basic. I'm sort of surprised that this would be considered a feasible site in the first place. 50 feet of leveling is pretty significant. Would the lot still have a gradual slope or would it have a steep drop off on the south and west ends? It worries me that they plan to start construction in the fall. I'd hate to see such a potentially impactful development get rushed through.
Steep drop off. Like retaining walls. Nothing like lots and lots of concrete to compliment urban wilderness. Just wait till the taggers show up.
Simon has lots and lots of money and resources. But even for an organization like theirs, even if they worked around the clock, I’ve got it on very reliable word there is no way they could be even close to opening by fall of 2016. There is still quite a bit of engineering work, site prep, and utility work. The site work estimate is $20 to $25mm. Essentially the bluff along Hwy 75 will be cut down by 20-30 feet along with the east part of the property needing 50-55 feet of fill in places. IIRC, site prep on Tulsa Hills went on for at least a year or so. Anyone else remember?
As well, the plans they have submitted thus far are only preliminary plans to get the corridor zoning approved. No one at INCOG has seen anything close to final plans at this point.
That’s the “optics” in the race to sign tenants. They get leases signed and promise a go date that keeps getting delayed. Frankly, I’m learning far more about the underbelly of this type of business than I care to. It’s a sleazy business.
Developers this big are not building communities, they exist to make money. The only thing that matters once they have built is that the rent gets paid.
Of particular interest that west side residents need to be aware of is there is nothing to prevent this corridor re-zone from happening without any sort of plan to deal with the rural nature of the intersection of Hwy 75 and W. 61st. Nothing has been addressed about the roadway from east of the development to 71st either. This is a good issue to bring up at the TMAPC hearing on March 18.
It would be extremely careless for Simon to build without the bridge and road being widened PRIOR to that being mitigated. ODOT realizes this is becoming a viable commercial corridor from Glenpool to I-44. Even if they fast track widening of 75 and improving ramps, bridges, etc. there is no way to make this happen any quicker than 3-4 years. As of today, here is ODOT’s eight year plan for their district 8 which is the Tulsa area:
http://www.okladot.state.ok.us/cwp-8-year-plan/cwp_ffy2015-ffy2022/pdfs/cwp_ffy2015-ffy2022_division8-map.pdfProjects identified on this plan in the vicinity include bridge re-hab for 75 over 44 in 2016. Imagine the cluster that would be trying to complete that with additional load from prospective shoppers at this development.
Here’s what is on the eight year plan for 75 between I-44 and the Creek Turnpike: