Downtown Development Overview

[swake]

With the Palace Building conversion starting by my count that makes 21 projects under construction in downtown Tulsa right now:

• Tulsa Central Library   5th and Denver   Complete Rehab of Central Library
  Urban 8   2nd and Kenosha   8 Residential for Sale Units
  Avanti Building   810 S Cincinnatti    Reconstruction of Office Building
  YMCA Lofts   5th and Denver   Residential Conversion of former YMCA
  East End Village   2nd and Kenosha   Residential Conversion of Bill White Chevy Dealership
  Harrington's Lofts   7th and Boston   Residential Conversion of former Department Store
  Main and Cameron Lofts   Main and Cameron   Residential Conversion of Former Warehouse
  Hampton Inn   3rd and Cheyenne   New Construction Hotel
  The Edge at East Village   215 S Greenwood   New Residential Building
  Hogan Assessments HQ   NE Corner of 1st and Greenwood   New Office Building
  Mincks-Adams Hotel Building   403 S Cheyene   Residential Conversion of office building on national register of historic places
  Transok Building   2 W. Sixth St   Residential Conversion of hotel on national register of historic places
  111 W 5th Building   111 W 5th   Residential Conversion of office building
  Rehabilitation Center   13th and Trenton   New Construction Rehab Center by Hillcrest Hospital
  Dead Armadillo Brewery   1004  E 4th   Microbrewey in converted warehouse space
  Fox Hotel/Universal Ford Building   Main and Brady   Retail/Residential Conversion
  International Harvester Building   2nd and Frankfort   Conversion to Office Space
  Gates Hardware Building   Elgin and Brady   Conversion to Office Space  and Retail
  400 S Boston Building   4th and Boston   Conversion to Residential
  Palace Building   4th and Main   Conversion to Residential
  Residence Inn   5th and Cheyenne   New Construction Hotel

The site for the 22nd project, The View at Greenwood, just finished demo work and should start very soon. These 22 projects have a total 869 residential units, 230 hotel rooms, 50,000 sq ft of retail and 325,000 sq ft of office space.

Have I missed anything?

[TulsaGoldenHurriCAN]

The site for the 22nd project, The View at Greenwood, just finished demo work and should start very soon. These 22 projects have a total 869 residential units, 230 hotel rooms, 50,000 sq ft of retail and 325,000 sq ft of office space.

Have I missed anything?

Quite a big list! It is neat to see all of that.  Thanks for updating!

[TulsaGoldenHurriCAN]

Some additional pictures I pulled from the Newson6 story:

Not terribly impressed with the Milhaus proposal - they essentially have placed a giant parking garage next to the PAC. The other two seem to be very interesting and a decent use of this parking lot. My only comments would be on the Flaherty and Collins one to get rid of the skybridge and the G4 LLC one needs to engage the street level a bit better. At the end of the day these are just concepts though so let's hope the PAC trust hold whichever developer they select to a high standard and don't let them scale anything down.

An update on the PAC lot developments:

Early pitch for developing Performing Arts Center parking lot includes grocery store
An early concept for developing a downtown parking lot includes a long-sought grocery store.
A developer’s pitch for the parking lot next to the Tulsa Performing Arts Center would bring 12 stories of apartments, various retail sites and a new Reasor’s grocery store to downtown.
The pitch was one of three recently reviewed by the Tulsa Performing Arts Center Trust Authority.
The parking lot eyed for development, between Cincinnati and Detroit avenues south of Second Street, is controlled by the Performing Arts Center Trust Authority, which is in the early stages of seeking ideas and proposals to possibly develop the land.
The authority reviewed conceptual plans from three firms seeking to be considered for future development.
The board is now awaiting full formal proposals, which will be revealed and evaluated in October, said trust chairman Stanton Doyle.
Doyle said all proposals are being considered until the next stage, when a proposal could be accepted or get eliminated all together.
Three concepts for the property were reviewed by Doyle and other trust members before they decided to move into the phase of formally accepting proposals.
The grocery store concept was in only one of the proposals.
Brent Edstrom, spokesman for Reasor’s, said the Oklahoma grocery store chain lent its name to the concept and has become “familiar” with the developers.
Edstrom said a downtown Tulsa grocery has been a long-time interest for Reasor’s.
The other two proposals were also for multi-use developments that involved retail and residential housing, but included other features like an additional theater for the Performing Arts Center.
The developers are Indianapolis-based Flaherty and Collins Properties, who pitched the idea that included a Reasor’s, Indianapolis-based Milhaus Development and local company G4 Llc.
G4 pitched an attached theater that would straddle Cincinnati Avenue and a hotel, Scott said.
John Scott, Performing Arts Center director, said officials have been looking to add a particular size theater for years.
The gap between the PAC’s largest theater and the next size down precludes Tulsa from hosting some performances, Scott said.
“There’s been this issue with us all along that we don’t have any theater that’s between those sizes,” he said.
Scott said another issue is parking. Putting a development in the area without parking would cost the center a great deal of easily accessed spaces.
“Obviously, if there is a development there we would lose the 300 spaces there for us and our events,” Scott said.

http://www.tulsaworld.com/news/local/early-pitch-for-developing-performing-arts-center-parking-lot-includes/article_2d87d77b-09ac-5d2d-8b76-ea44c2811630.html

I like the part that says "a downtown Tulsa grocery has been a long-time interest for Reasor’s." With the new Brookside concept, maybe they could make a smaller urban version. With a combo of a wider selection of cheap hot foods than at 15th and a much larger selection than what was at the "Folks Urban Market", it seems like it could be marketable, especially after the ~900 downtown apartments are finished and occupied.

[DTowner]

In reading the tea leaves of the article, it looks like the proposal with the Reasor’s faces an uphill battle because it is the only one without any new theater space for the PAC.  That would be too bad because this location really is most central location for the bulk of the current and planned downtown housing.

[swake]

In reading the tea leaves of the article, it looks like the proposal with the Reasor’s faces an uphill battle because it is the only one without any new theater space for the PAC.  That would be too bad because this location really is most central location for the bulk of the current and planned downtown housing.

Channel 6 reported two proposals have space for a Grocery store. The site plan for Santa Fe Square also has a single 28,000 sq ft retail space that I am sure would work perfectly for a Reasor's.

If Reasor's decides they are ready for a downtown location developers will fall all over themselves to make sure they have space for a store.

[Tulsasaurus Rex]

In reading the tea leaves of the article, it looks like the proposal with the Reasor’s faces an uphill battle because it is the only one without any new theater space for the PAC.

Actually maybe not.  In this interview with Studio Tulsa, Stanton Doyle, the same guy evaluating the proposals, explains that they held onto the lot east of the PAC for years because they were considering building that midsize theater there. Now they want to build the new theater on the west side, expanding into the Williams Green.

http://publicradiotulsa.org/post/vision-funding-appeal-expand-and-refurbish-tulsa-performing-arts-center

And here's his presentation to the city council asking for vision money to do just that.

https://www.youtube.com/watch?v=vNsieaG5AcQ

So it does seem we may get our theater and our grocery store—just on opposite sides of the PAC.

[TulsaGoldenHurriCAN]

Actually maybe not.  In this interview with Studio Tulsa, Stanton Doyle, the same guy evaluating the proposals, explains that they held onto the lot east of the PAC for years because they were considering building that midsize theater there. Now they want to build the new theater on the west side, expanding into the Williams Green.

http://publicradiotulsa.org/post/vision-funding-appeal-expand-and-refurbish-tulsa-performing-arts-center

And here's his presentation to the city council asking for vision money to do just that.

https://www.youtube.com/watch?v=vNsieaG5AcQ

So it does seem we may get our theater and our grocery store—just on opposite sides of the PAC.

To me that is worse than adding a theatre on the empty lot. Why destroy most of the Williams Green? That was recently renovated nicely and is a nice park space which is sort of a center piece of downtown and great for Mayfest. It looks like there's room on the empty lot for a mid-sized theatre and retail, especially if the parking garage is setup to be mostly on 2nd floors and up.

[Conan71]

To me that is worse than adding a theatre on the empty lot. Why destroy most of the Williams Green? That was recently renovated nicely and is a nice park space which is sort of a center piece of downtown and great for Mayfest. It looks like there's room on the empty lot for a mid-sized theatre and retail, especially if the parking garage is setup to be mostly on 2nd floors and up.

Time to start the Tulsa Urban Williams Green Coalition.

[Tulsasaurus Rex]

To me that is worse than adding a theatre on the empty lot. Why destroy most of the Williams Green? That was recently renovated nicely and is a nice park space which is sort of a center piece of downtown and great for Mayfest. It looks like there's room on the empty lot for a mid-sized theatre and retail, especially if the parking garage is setup to be mostly on 2nd floors and up.

Actually it would only encroach on the Green by about 50 feet, which I don't think "destroys most of it." And the artists' renderings and discussion make imply that it won't be a giant concrete wall (like the east side) that fronts the Green, but a glass atrium, an inviting "lantern" that would interact with the Green.  At least that's what the say...

And yeah it's good for mayfest but that's one weekend a year.  Many of events and activities that would make use of a downtown outdoor space have shifted to another "Green" a few blocks north.

[rdj]

Maybe they can move the monstrosity that is the Rotary monument to make way for more green space if they expand into the Williams Green.

[Oil Capital]

Actually it would only encroach on the Green by about 50 feet, which I don't think "destroys most of it." And the artists' renderings and discussion make imply that it won't be a giant concrete wall (like the east side) that fronts the Green, but a glass atrium, an inviting "lantern" that would interact with the Green.  At least that's what the say...

And yeah it's good for mayfest but that's one weekend a year.  Many of events and activities that would make use of a downtown outdoor space have shifted to another "Green" a few blocks north.

Combined with what they previously took to build the Westby Pavilion addition, it appears we will be left with about 1/2 of the original Williams Green.

[SXSW]

To me that is worse than adding a theatre on the empty lot. Why destroy most of the Williams Green? That was recently renovated nicely and is a nice park space which is sort of a center piece of downtown and great for Mayfest. It looks like there's room on the empty lot for a mid-sized theatre and retail, especially if the parking garage is setup to be mostly on 2nd floors and up.

What if they instead expanded on the surface lot across the street to the south?  Or do they want it to be contiguous with the rest of the PAC?  That would preserve what's left of Williams Green and take out another parking lot in the area.

[DTowner]

My office looks out at the Williams Green.  If they take another 50 feet of it for the PAC, it will reduce the green space by at least 1/3, maybe closer to 1/2.  This park gets a lot of use throughout the day, but even more so during the noon hour.  It would be a shame to build over a park with all the surface parking lots within one block of the PAC.

[TulsaGoldenHurriCAN]

My office looks out at the Williams Green.  If they take another 50 feet of it for the PAC, it will reduce the green space by at least 1/3, maybe closer to 1/2.  This park gets a lot of use throughout the day, but even more so during the noon hour.  It would be a shame to build over a park with all the surface parking lots within one block of the PAC.

Exactly. This is what I meant originally. If you look at the satellite view of Williams Green, 50 feet will take out almost about half of the grass and takes out almost that entire grassy/landscaped area on the east. They should do anything they can to build that theatre in one of those parking lots.

I marked the space of the PAC expansion in red (scale is on bottom right showing 50 feet):

[TulsaGoldenHurriCAN]

Actually it would only encroach on the Green by about 50 feet, which I don't think "destroys most of it." And the artists' renderings and discussion make imply that it won't be a giant concrete wall (like the east side) that fronts the Green, but a glass atrium, an inviting "lantern" that would interact with the Green.  At least that's what the say...

And yeah it's good for mayfest but that's one weekend a year.  Many of events and activities that would make use of a downtown outdoor space have shifted to another "Green" a few blocks north.

So Guthrie Green is a good excuse to let them nearly destroy other parks downtown? Without that 50 feet of grass and landscaping, it is almost all brick walkway and a fountain.