11TH ST DEVELOPMENT

[SXSW]

I wonder how long the Advanced Auto Parts will last at the SE corner of 11th & Lewis?  New development either completed, under construction or planned on all of the other corners.

[tulsabug]

I wonder how long the Advanced Auto Parts will last at the SE corner of 11th & Lewis?  New development either completed, under construction or planned on all of the other corners.

I think they can last as long as they want to. It's not a franchise or anything and I doubt Advanced is going to want to leave O'Reilly and Autozone unopposed in that area. Not sure about KC Motorsports but they own the land so they can sit on it as long as they want to. I do wonder about the various little stores at the Mother Road Shops - they don't have established clientele, are kind of little kitschy stores that aren't draws on their own, and are having to suffer from all the construction. I know one already closed and online it says Gambill's is temporarily closed.

[ComeOnBenjals]

I don't want to force anyone out of business, but hopefully KC Motorsports decides to sell. That land could be used in such a better way for the area. There's plenty of space in Tulsa for a used car lot.

[tulsabug]

That's a really small lot - what could feasibly go there? After buying the land, tearing down the existing building, and putting something else up it would need to generate some serious revenue to get it's investment of probably $1m-1.5m back. Maybe a very small dispensary (like we need another one of those).

[DowntownDan]

That's a really small lot - what could feasibly go there? After buying the land, tearing down the existing building, and putting something else up it would need to generate some serious revenue to get it's investment of probably $1m-1.5m back. Maybe a very small dispensary (like we need another one of those).

I assume it would be part of the development of the old building next door and/or combined with a purchase of the Perry's building. Even on its own its not that small a lot. There will be a lot of value there when the construction is done.

[Tulsan]

The Perry's property already sold to Lobeck. The KC Auto people have so far refused to sell to anyone.

[tulsabug]

Looking at the Perry's property - they sold for $225k in Dec and the city has now raised their valuation of the property from $206k to $450k. I'm not sure of the rationalization for that but if I owned the KC property which is valued around $225k at this point I wouldn't sell for less than $500k if not lots lots lots more. Seems like they're holding all the cards right now. Personally if it was me I'd rebuild it as a more modern building and keep selling high-end used cars there like this:
-

However holdout properties have their own special kind of charm!

[tulsabug]

I was trying to figure that out from the rendering of the intersection.  Odd they didn't show the mixed-use project at the NW corner unless they are waiting to unveil that closer to when it is supposed to break ground later this year.  Wish they could bury the power lines but I know the costs to do that are really high

So driving through this area the other day I noticed the tree addition was eliminating the bike lane entirely - it looked like it was having the bike lane dead-end into a tree and then further down the road the bike lane was magically appearing again but no place specifically for bikes around the intersection other than spilling them into traffic. I guess the rendering shows that too to a degree. Seems like a really poor and dangerous design for a really busy intersection that has become absurdly congested as of late unless I'm missing something.

[ComeOnBenjals]

Did some Christmas shopping today at Decopolis, (@TheArtist)  , Buck Adams, and an art gallery. That little stretch has some great energy. There were a bunch of people walking around shopping. One of the shop owners told me that at least 2 restaurants are in the works near Ike's Chili and that Empire pizza is taking over the building across the street.

[LandArchPoke]

So driving through this area the other day I noticed the tree addition was eliminating the bike lane entirely - it looked like it was having the bike lane dead-end into a tree and then further down the road the bike lane was magically appearing again but no place specifically for bikes around the intersection other than spilling them into traffic. I guess the rendering shows that too to a degree. Seems like a really poor and dangerous design for a really busy intersection that has become absurdly congested as of late unless I'm missing something.

I know you posted this a while back but you aren't missing anything - this design is just really stupid and how the city allowed them to get away with this is crazy. The bike lanes shouldn't abruptly end like they will and this is a nationally designated bike route too, so not sure how they were even able to do this. Don't get me wrong, the road diet and stuff is great and I personally don't see the increase in congestion as that bad. 2 lane roads and slow traffic is actually good for businesses and much safer than how it was before but the bike lanes, etc. ending like they will is going to get someone killed or injured. Especially in an area with increasing tourism and someone on a bird scooter is not going to be paying attention and the bike lane ends and bam right into a car.

Most likely everything that is done now is going to have to be torn up too because the city rubber stamped stuff without paying attention and whether this will come back to tax payers for the city's mistake in approving the plans, the contractor who is building it all, civil engineer who designed the plans, or Kathy Taylor's foundation who is doing the TIF funding - I don't know yet.

If you look at the new sidewalks that are done, most of them have multiple power poles, utility wires, etc. in the middle of them! Literally taking up the entire sidewalk. How this got through the city, civil engineers, and the contractor with not a single person questioning it blows my mind. Just about none of the designs meet ADA requirements and the sidewalks are essentially useless because in order to get around some of them you'd have to step off the sidewalk into the planter beds or other areas to get around various things blocking the entire sidewalk.

This entire street project has been a dumpster fire and people are going to be pissed when they find out there is going to be massive delays in it opening because of all of this. I wouldn't be surprised if some lawsuits start flying around and the entire thing just stays like this until they can settle who is going to pay for what to fix it. It's been very hush hush to try and keep it under the radar but it'll eventually get around more. I was just up there several times and walked around that area and it was a pancakes moment. I've seen a few others starting to mention it as well.

Question that should be asked too is why weren't these incorporated into the new funding to bury the utilities? Would have avoided this all together if they had just done it properly. Funny thing in the rendering even show the poles in the middle of the sidewalks - problem in real life is the poles are about as wide as the sidewalk - unlike the renderings which show plenty of sidewalk to each side.

[TheArtist]

Did some Christmas shopping today at Decopolis, (@TheArtist)  , Buck Adams, and an art gallery. That little stretch has some great energy. There were a bunch of people walking around shopping. One of the shop owners told me that at least 2 restaurants are in the works near Ike's Chili and that Empire pizza is taking over the building across the street.

Thanks for shopping at DECOPOLIS and supporting local! Glad you enjoyed your visit!

[SXSW]

Question that should be asked too is why weren't these incorporated into the new funding to bury the utilities? Would have avoided this all together if they had just done it properly. Funny thing in the rendering even show the poles in the middle of the sidewalks - problem in real life is the poles are about as wide as the sidewalk - unlike the renderings which show plenty of sidewalk to each side.

Noticed this today.  The only thing I could think of is that they are expecting the utility poles to be buried and the sidewalk shouldn't have to "jog" around them if they eventually won't be there.  Not sure how you can open a sidewalk that doesn't meet ADA standards though?

[tulsabug]

Noticed this today.  The only thing I could think of is that they are expecting the utility poles to be buried and the sidewalk shouldn't have to "jog" around them if they eventually won't be there.  Not sure how you can open a sidewalk that doesn't meet ADA standards though?

It has to be one of three things:
1) They will be removed in the near future, like you mention.
2) They got an exemption of some sort since the electric poles are only on the north sidewalks and the south ones are free from obstructions (except for a few light poles, but they're more offset so there is probably 3ft of sidewalk on one side of them).
3) They hope no one narcs them out. I would assume since there is no Federal money in this project (that I know of), that there is no Federal oversight so unless someone reports it, ain't nothin' gonna happen.

[tulsabug]

Question that should be asked too is why weren't these incorporated into the new funding to bury the utilities? Would have avoided this all together if they had just done it properly. Funny thing in the rendering even show the poles in the middle of the sidewalks - problem in real life is the poles are about as wide as the sidewalk - unlike the renderings which show plenty of sidewalk to each side.

Well - at least the renderings are ADA-compliant! 

[Red Arrow]

Well - at least the renderings are ADA-compliant!  

That's the important part.  

This is an interesting concept for a sidewalk.  I do like that there will be a buffer zone between the street and sidewalk or maybe the sidewalk will be really wide.  I don't like the idea of someone tripping into traffic.  Maybe the utilities will be buried or moved to the space next to the street.

https://goo.gl/maps/9HFTTgWXFswz5QT9A