So amusing that the DCC and downtown developers who fought so hard against overlays ("How DARE you try to take away my god-given property rights!") ("Downtown is so valuable because there are no rules limiting what you can build...") will now be the ones fighting this development.
October 24, 2016 Tulsa World article by Mike AverillHere's a bit of rationalization which doesn't make much sense to me:
The property now proposed for Iron Gate sits between multilane, one-way streets that provide highway access into and out of downtown.
True, but the
current Iron Gate location sits between multilane, one-way streets that provide highway access into and out of downtown (Cincinnati and Detroit).
As I understand it, Iron Gate is constrained by limited interior space, not by adjacent one-way streets. According to
INCOG's traffic count map, 7th Street, near Frankfort, averages 12,900 vehicles per day. 8th Street, between Elgin and Kenosha, averages 9,900 vehicles per day.
A few months ago, Iron Gate was proposing a move to 3rd and Peoria. The average daily traffic (ADT) count on Peoria between 3rd & 4th is 10,200.
The Rev Dr Martin Luther King Jr Boulevard's ADT count, between Archer and Mathew B Reconciliation Way, is 9,800.
Cincinnati Ave, south of 13th Street, has an ADT count of 9,600.
Detroit Avenue's ADT between Archer and Mathew B Reconciliation Way is 9,300. It's 7,100 just south of 13th Street.
Another concern is that the proposed site is in an area that [owner of two nearby buildings Don] Maynard said was intended to be primarily residential.
I don't think the area was intended to be primarily residential. If so, when? Areas that are intended to be primarily residential are usually zoned for primarily residential development -- otherwise known as the "R" districts.
The area is intended to be used primarily for business activities. That's why it's zoned as Tulsa's central
business district (CBD). I'd like to see more residential development downtown, but the site is zoned for commercial development, and it has been for decades. Some types of residential uses, such as townhouses, apartments, and rooming/boarding houses, are allowed by right in the CBD. Several other types of residential uses are allowed by special exception.
Other than the Coliseum Apartments, what residential developments are adjacent to the proposed Iron Gate property?
