11TH ST DEVELOPMENT

[Markk]

this sounds great, but is it meant to be more a farmer's market kind of space or touristy/restaurant space?

There's a place that sounds like this in Little Rock by the Clinton Library.  I like the idea, but I'm wondering if this is putting the cart before horse?  There's really no destination nearby to attract people; but I sure hope this would serve as destination to spur other development.

[RecycleMichael]

A year round permanent farmers market will succeed. Vendors and customers will appreciate the regularity of open every day with the feel of all local and fresh.

[Conan71]

There's a place that sounds like this in Little Rock by the Clinton Library.  I like the idea, but I'm wondering if this is putting the cart before horse?  There's really no destination nearby to attract people; but I sure hope this would serve as destination to spur other development.

Between this and Renaissance Brewery, it will be a pretty nice jump-start for the area.

[TulsaGoldenHurriCAN]

Between this and Renaissance Brewery, it will be a pretty nice jump-start for the area.

There's also Fuel 66 which has really grown to be a destination place with big crowds pretty often along with 918 Coffee which is a nice coffee place and then Starship. There's quite a lot of traffic and business going on along 11th street around there. That particular building hasn't had lots of traffic simply because it has been headquarters for the Loebuck Taylor Foundation which is funding this.

[TulsaGoldenHurriCAN]

There's a place that sounds like this in Little Rock by the Clinton Library.  I like the idea, but I'm wondering if this is putting the cart before horse?  There's really no destination nearby to attract people; but I sure hope this would serve as destination to spur other development.

This area isn't that remote. It is 3-4 blocks from Reasors at 15th and a block from Perry's Deli & Meats (and a bunch of stuff down that direction like the booming Whittier District) and close to Marshall Brewery and another brewery or two going in. It is also in the highest populated zip code in Oklahoma (74104). Renaissance neighborhood is full of the kinds of people who like and support these kinds of developments. The neighborhood association was founded to purchase Campbell Hotel to save it and they have helped to spurn lots of growth along 11th street. There's also the welding school which brings in constant traffic and the Hookah lounge which helps with late night food crowd.

The LTFF is also planning a mixed-use urban development right across the street all the way from the brewery to Advance Auto. They razed the buildings last year but still haven't started construction. I hope that is still in the cards and that this farmers market is in addition to those plans.

If that gets built along with the farmers market "mall", it will completely change that street and help build more of a bridge between Cherry St and TU.

LA has a "Grand Central Market" with lots of small kiosks of different vendors which is really neat that was put in a seedy area of downtown and has seemingly thrived. I think this could do very well with the support of LTFF and some time to pick up.

This area could become a real lunchtime destination: Mother Road Market, Fuel 66, Route 66 BBQ, Dena's Lebanese, La Flama, Hong Kong Chinese, Rosay's Wings. That is a nice varied assortment including several highly-rated places.

[DowntownDan]

The concept is almost identical to the Dallas Farmer's market, specifically, the part called "The Market", which is exactly like this, small kiosks for local restaurants/food service.  It is next door to "The Shed" which is their permanent open air farmer's market.  The shed has been around for decades but The Market is new and part of the larger rebranding of the farmer's market area.  I didn't see a true farmer's market component to this plan, but maybe it will include some kiosks that are for purchasing produce.  I love this idea and would love to see that intersection come together, including better use of the creepy maniquin building.

[Dspike]

And while it is a few years off, these developments will be right on the 11th Street Bus Rapid Transit line. So TU to Mother Road Market to Soul City to downtown will be even more connected. If it is all successful, you could see a growth in the Cherry Street style replace-one-dilapidated-home-with-4-townhomes near 11th street.

[TulsaGoldenHurriCAN]

The concept is almost identical to the Dallas Farmer's market, specifically, the part called "The Market", which is exactly like this, small kiosks for local restaurants/food service.  It is next door to "The Shed" which is their permanent open air farmer's market.  The shed has been around for decades but The Market is new and part of the larger rebranding of the farmer's market area.  I didn't see a true farmer's market component to this plan, but maybe it will include some kiosks that are for purchasing produce.  I love this idea and would love to see that intersection come together, including better use of the creepy maniquin building.

OKC has a farmers market which also has an antique mall and a lot of potential to be a really neat place:
https://www.facebook.com/OKCFarmersPublicMarket/
http://okcfarmersmarket.com/the-antique-mall/

The renderings make it look like it will have some grocery kiosks.

Leave the mannequin building alone! That place is just part of the fabric of Tulsa and somehow just keeps on existing.

[TulsaGoldenHurriCAN]

And while it is a few years off, these developments will be right on the 11th Street Bus Rapid Transit line. So TU to Mother Road Market to Soul City to downtown will be even more connected. If it is all successful, you could see a growth in the Cherry Street style replace-one-dilapidated-home-with-4-townhomes near 11th street.

Have you been to the neighborhood SE of 11th and Lewis, lately? That is the Renaissance Neighborhood. In the past it was a mixed bag, with the east side much nicer (East of Delaware) while the west side was pretty shabby. Over the last 10 years, the section west of Delaware has really come on line. There are very few "dilapidated" homes in Renaissance any more. The worst of them are the duplexes that fill a couple streets near the new brewery, but those just need updated, not demolished. The potential profits from  updating a house around there makes renting a tougher choice.

There are very few homes I would want to be demolished around there as so many have great bones in the 1920's English Cottage Revival style along with bungalows. The 1940's-50's homes along Delaware Place across from the school could use demolish/replacement or big updates, but as a whole the neighborhood is pretty awesome now with homes commonly going for $200k-$300k or more. That's a price point that just doesn't exist in the neighborhoods north or west of there (or NW in Whittier).

Unless you're talking about demolishing the ransacked houses north of 11th which is already being done by TU, Capital Homes, GKFF and others as they have a big neighborhood plan for that area with several huge developments planned and in process.

[TulsaGoldenHurriCAN]

Eleventh Street flexing its development muscle

More than 28 properties along 11th Street have been redeveloped in the past decade.

Based in Dallas with stores in Big D and Kansas City, Missouri, Josey Records was seeking a new location to hawk its nostalgia.

Eleventh Street in Tulsa fit the profile.

“This little strip right here opened up and they jumped on it,” Josey Records manager Josh Norrid said of company founders Luke Sardello and Waric Cameron. “They thought it was a perfect spot because it is close enough to downtown where the folks there can shop here.”

In March, Josey Records opened a 2,500-square-foot store at 1020 S. Rockford Ave.

“People are getting used to us being here and as people are moving to the area, we’re seeing more people who are walking through the area, walking their dogs or popping in with their kids,” Norrid said. “People seem to be digging it. I think we’re going to be here for a long time. As long as this area keeps growing, our business is going to be good.”

And growing, the corridor is.

“I do think that you’re going to see good infill in that area from say Peoria (Avenue) to Yale (Avenue),” said Jim Stephens, managing broker of JPS Commercial Real Estate.

From Harvard Avenue to the Inner Dispersal Loop, 28 properties along 11th Street (also known as Route 66) have been redeveloped in the past decade, with about half of those being transformed in the past five years, said Bob Pielsticker, first vice president of CBRE, a worldwide commercial real estate company with an office in Tulsa.

The uptick is due in part to rates in the city’s core. Pielsticker noted Tulsa Regional Chamber CEO Mike Neal’s mentioning that $1.5 billion worth of redevelopment has gone into the Brady District.

“Those values have really increased downtown,” Pielsticker said. “That pushes tenants to the east, where it’s cheaper to rent space or buy a building.”

That trickle-down effect radiates from the established Cherry Street district along 15th Street to lesser developed spokes such as 11th, Sixth and Third streets, he said.

“Most of the investment is local,” Pielsticker said. “That’s what is attractive about the redevelopment. You don’t have national chains — close to TU you do with the fast food — but most of the buildings that have been redeveloped are tenants that have taken advantage of the lower-lease threshold on 11th Street versus Cherry Street. So your furniture (stores), your designers have moved off Cherry Street down to 11th Street.

“A lot of the buildings that have been renovated have small boutiques, insurance, dog training … and then the designers have moved in. Fuel 66 is a neat concept. You are just getting some smaller investment, and it’s unique local development.”

Last month, the Lobeck Taylor Family Foundation announced plans to develop the $5.5 million, 26,000-square-foot Mother Road Market at 11th Street and Lewis Avenue. More intimate footprints in recent years have involved businesses such as Soul City, 918 Coffee, Lola’s Gypsy Caravan and Spirit Ranch Dog Training.

Fuel 66, a food truck court with an indoor bar, opened last fall on 11th Street just east of Lewis Avenue. Robert Carnoske, co-owner of the Masa food truck, is among the collaborators in the Fuel 66 project.

“Shortly after we moved in, they put together that Route 66 Commission,” he said. “We knew a lot of that was coming. Being there between TU and downtown, it was kind of a natural spot to be for us.

“Kendall Whittier has been super excited, too. We’re technically in the Kendall Whittier neighborhood, just on that north side of 11th Street. Just south of that is the Renaissance neighborhood. You have the new Renaissance Brewery going in and that neighborhood has always been strong. The neighbors walk over all the time. I’d say we have been well-received.”

Working on some co-branding opportunities with the University of Tulsa, Fuel 66 added a misting system a few weeks ago and is preparing to work on an enclosure for the patio for winter, Carnoske said.

“You have a lot of transients up and down that street,” he said. “But with us being there, it helps alleviate some of that worry just because we’re there all the time.”

In a talk to the University of Tulsa’s Friends of Finance in March, local developer/entrepreneur Elliot Nelson said an area of the city with “untapped potential” is 11th Street between TU and downtown “because there are a lot of storefronts we can create some density there and create a lot of street-front activity that’s not possible in other parts of town.”

A transportation improvement could hasten that sort of development.

Funded by the Tulsa Vision permanent transit tax that voters approved in April 2016, the Route 66 Bus Rapid Transit Line is being planned as a system that will follow 11th and 21st Streets and go from the Denver Avenue Station at Fourth Street in downtown Tulsa to 145th East Avenue at the Eastgate Metroplex. Its development will piggyback the recently announced Peoria Avenue BRT scheduled to launch in 2019.

Pielsticker envisions sustained success for the 11th Street corridor, given some caveats.

“If we improve the walkability and the bike routes, then you’ll see more people out there,” he says. “But there’s still more work to occur.

“I’m not sure the city can drive a lot of the growth. I think it’s going to be internal. I think it’s going to be local. The values are going to increase in the area, and as long as it’s a secure area to be in at night, you’re going to continue to see redevelopment in the area.”

http://www.tulsaworld.com/business/realestate/eleventh-street-flexing-its-development-muscle/article_6e04e45b-0b9b-52da-b07c-a5f6778480e9.html

[TulsaGoldenHurriCAN]

Mother Road Market announces four new tenants

Businesses are Bakeshop, Big Dipper Creamery, Bodhi’s Bowl and The Wurst

Four new tenants for the Mother Road Market have been announced by the Lobeck Taylor Family Foundation.

Tulsa food businesses Bakeshop, Big Dipper Creamery, Bodhi’s Bowl and The Wurst — all of which are graduates of the Kitchen 66 Launch Program — have confirmed plans to open 320-square-foot shops in Mother Road Market by late spring.

These newly announced restaurant concepts will join anchor tenant Andolini’s, which is developing a new concept for the space while keeping its other Tulsa locations open.

“Mother Road Market is thrilled to roll out this new wave of confirmed tenants for Tulsa’s first food hall,” said Shanese Slaton, project manager. “These tenants have been selected because of their unique, diverse, delicious concepts — and we can’t wait for the community to be able to sample all of these different cuisines under one roof.”

Mother Road Market is expected to be completed by late spring in the historic 1939 Scrivner-Stevens Grocery building at 11th Street and Lewis Avenue and will include 17 small shops.

Bakeshop is a small-batch artisan baking company specializing in surprising, creative versions of baking classics, including long-fermented sourdough bread and savory granola. Big Dipper Creamery is a popular mobile cart featuring locally-made, small-batch ice cream with fresh ingredients and adventurous flavors.

Bodhi’s Bowl is a fast-casual concept featuring authentic, gourmet rice-based bowls, without the cost or inconvenience of a full-service restaurant. The Wurst is a popular mobile cart featuring bratwurst made locally by Siegi’s and then soaked in beer and butter before being fried on a flat griddle.

“We are thrilled to be able to open our first brick-and-mortar location, alongside other food businesses that we love and are inspired by,” said Morgan Barkley, Emily Landry and Emily Price of Bakeshop.

“We can’t wait to be able to consistently provide our customers with super fresh sourdough breads, creative pastries and our flavorful cafe menu. It’s an exciting moment in Tulsa’s food scene, and we are proud to be a part of it.”

James Wagner, chef at Bodhi’s Bowl, said that “without question, I am looking forward to being a part of something much bigger than just Bodhi’s Bowl. The Mother Road Market will be a community of entrepreneurs coming together under one roof to bring businesses and attractions to Route 66. Bodhi’s Bowl is looking very forward to being a part of that movement.”

“We’re excited to have a local spot for everyone to be able to enjoy our ice cream, and we can’t wait to be a part of the Mother Road Market community. We’re hoping to build a company that’s fun to work for, collaborate with, and support. Being a part of the Mother Road Market will help us actualize that dream,” said Samantha Cooper of Big Dipper Creamery.

Bakeshop and Bodhi’s Bowl serve breakfast and lunch on most Mondays and Wednesdays at the Kitchen 66 Café. Visit kitchen66tulsa.com for the full schedule.

Kitchen 66, Tulsa’s food incubator and a nonprofit program of the Lobeck Taylor Family Foundation, will also expand its affordable commercial kitchen space offerings in the Mother Road Market, boasting 2,800 square feet. Kitchen 66 has now served more than 75 food entrepreneurs, hailing from more than 10 different countries, with more than 50 percent of Kitchen 66 businesses being women-owned.

“Kitchen 66 is so excited for the opportunity that Mother Road Market brings for these four companies, but this announcement is also huge for the future of Kitchen 66 as an incubator,” said Adele Beasley, Kitchen 66 program director.

“Seeing these companies graduate the Kitchen 66 Launch Program and then move on to secure shops in Mother Road Market proves that aspiring food entrepreneurs have not only the resources to bring their ideas to life here but also have the resources to then scale meaningful food businesses for Tulsa.”

The overall estimated economic impact for the first year of Mother Road Market is $23 million.

http://www.tulsaworld.com/business/retail/mother-road-market-announces-four-new-tenants/article_7f7f770a-f3e1-5456-96bf-226155cb97df.html

[TulsaGoldenHurriCAN]

Sourdough bread and other goodies to be staples at Bakeshop

Bakery scheduled to open in June at Mother Road Market

To its aproned creators, Bakeshop is less about the work and more about the fun.

“It’s been a great time,” pastry chef Morgan Barkley said of the venture, which this month became one of four businesses to land a space in Mother Road Market. “If nothing else, we’re just nibbling together all day, cracking jokes. Usually, we’re really happy with how it turns out.”

Said Bakeshop bread baker Emily Price: “We’re just making food that we want to eat. So far, other people seem to want to eat it, too.”

Price’s wife, Emily Landry, is the administrative and marketing arm of Bakeshop, a graduate of the Kitchen 66 Launch Program that is scheduled to move into its 320-square-foot shop in June.

A project of the Lobeck Taylor Family Foundation, the $5.5 million Mother Road Market at 11th Street and Lewis Avenue will feature 17 small shops in 27,000 square feet of community space. It also will offer a bar, a demonstration kitchen for cooking classes, an indoor/outdoor seating area with views of downtown Tulsa and children’s play areas.

“We really started with the sourdough bread and a small business concept, which was getting sourdough bread to people,” Landry said. “Then we had to think about how do we do that in the long term and make that sustainable and build that out.

“Something that is a cross between a cafe and a bakery is really what worked out for us. So the Market is a really good fit in terms of having that space, having that market atmosphere.”

The principals at Bakeshop have a combined 20 years experience baking and cooking in restaurants in places such as Tulsa, Sedona, Arizona, San Francisco and New Orleans, as well as in their home kitchens. Barkley and Price worked in the kitchen at Stonehorse Cafe in Utica Square.

“We realized that we really enjoyed baking together,” Barkley said. “That was the best part of our day, being able to hang out and bake stuff.”

Price said she and Barkley make “classic baked goods with sort of a savory twist.” Barkley likened the menu to “bread plus.”

“So, it’s different things that go with bread or simple meals that bread would kind of complement. Sometimes, just a salad for dinner sounds a little bit boring, but if you had fresh, buttered bread, you knock it up a little bit.”

Bring an appetite, they say, if you want one of their grilled cheese sandwiches. They also bake a cookie made from the spent grain at Heirloom Rustic Ales.

On Wednesdays, Bakeshop takes over Kitchen 66 Cafe, serving breakfast and lunch.

“We’ve been kind of blown away with the response we’ve gotten in terms of the people who come out and come back out,” Landry said. “It’s been a much higher volume that we expected.”

Bakeshop wants to foster that same kind of customer satisfaction on 11th Street.

“We’re really interested in being part of a community and bringing people together, literally breaking bread,” Barkley said. “Something about the Mother Road that we really like is that there are going to be other businesses in there doing other things, and hopefully our products will complement theirs — and likewise.”

http://www.tulsaworld.com/business/sourdough-bread-and-other-goodies-to-be-staples-at-bakeshop/article_86ea1e07-de81-5f57-aaad-3f7b0e077cf2.html

[SXSW]

These food halls have been a hit in other cities so this will be an exciting development at 11th & Lewis.  And Renaissance Brewery is across the street.

[SXSW]

Have you been to the neighborhood SE of 11th and Lewis, lately? That is the Renaissance Neighborhood. In the past it was a mixed bag, with the east side much nicer (East of Delaware) while the west side was pretty shabby. Over the last 10 years, the section west of Delaware has really come on line. There are very few "dilapidated" homes in Renaissance any more. The worst of them are the duplexes that fill a couple streets near the new brewery, but those just need updated, not demolished. The potential profits from  updating a house around there makes renting a tougher choice.

There are very few homes I would want to be demolished around there as so many have great bones in the 1920's English Cottage Revival style along with bungalows. The 1940's-50's homes along Delaware Place across from the school could use demolish/replacement or big updates, but as a whole the neighborhood is pretty awesome now with homes commonly going for $200k-$300k or more. That's a price point that just doesn't exist in the neighborhoods north or west of there (or NW in Whittier).

Unless you're talking about demolishing the ransacked houses north of 11th which is already being done by TU, Capital Homes, GKFF and others as they have a big neighborhood plan for that area with several huge developments planned and in process.

There are still some "dilapidated" homes in NW Renaissance, but not as many as several years ago.  Forrest Orchard has some but generally the neighborhoods south of 11th are pretty stable.  North of 11th is different story and will take many years to gentrify but it's definitely starting.

[TulsaGoldenHurriCAN]

Metropolis, a new Andolini's creation, will debut in Mother Road Market

Andolini's two spaces in Mother Road Market will include a new restaurant concept from Andolini's called Metropolis, it was announced Thursday.

Metropolis will serve Italian and American sandwiches and frankfurters, drawing inspiration from the classic foods of some of America’s most popular cities.

"We searched for the right ingredients, methods and history behind iconic foods like the Chicago Beef or New York Sabrett hot dogs and the 'Pittsburgh Sandwich,'" Mike Bausch, owner of Andolini’s Pizzeria, said in a statement.



"We’re going to be making those kinds of foods exactly the way they’re made in their city of origin. People who know us for making gelato just like they do in Italy, or for making a pizza 100 percent worth eating — those people aren’t going to be disappointed when we take on sandwiches and frankfurters.”

Andolini's on the Mother Road, which will serve primarily pizza, will be its other offering in Mother Road Market, a 27,000-square-foot food hall under construction at 11th Street and Lewis Avenue. Developed by the Lobeck Taylor Family Foundation, the $5.5 million market is expected to open in late summer.

"We think people who are traveling down Route 66 and stop at the Mother Road Market to eat will find an amazing selection, and we want their experience at Mother Road Market to build a good impression of our city," Bausch said. "We’re looking forward to being a part of that."

Established in 2005 by brothers Mike and Jim Bausch, Andolini's operates two locations in Tulsa and restaurants in Owasso, Broken Arrow and Jenks.

"Andolini’s has become one the most popular restaurants in the Tulsa metro over the past thirteen years," Elizabeth Frame Ellison, CEO of Lobeck Taylor Family Foundation, said in a statement. "In its heyday, Route 66 was a place to experience the flavor of different communities while traveling along the mother road, and Metropolis will encapsulate this experience by giving customers well known street food items from around the country!

"We are thrilled that the Bausch family has chosen Mother Road Market as the ideal location to launch this brand new concept. Lobeck Taylor Family Foundation strives to support innovation and experimentation, so it is great to see Andolini’s not only serving their tried and true favorites, but also giving the community something completely new and different within Mother Road Market."

http://www.tulsaworld.com/business/retail/metropolis-a-new-andolini-s-creation-will-debut-in-mother/article_5f9f8c31-a673-5e4d-a5c9-030a5194397f.html