3rd Penny Projects

[MichaelC]

From UrbanTulsa

quote:The planned improvements at 15th and Utica will do a lot to improve the traffic flow in the area already plagued by the "No Left" turn signs at peak times; but the improvements may have a negative impact to at least one property owner.

           J. Ronald Henderson is a realtor and a developer. He owns the property at 1643 E. 15th Street; just west of the intersection. He said the proposed project will bring the road within 5 feet of his property's front door.

           The City of Tulsa is planning to widen the intersection in order to install turn lanes in all four directions, said Glen Sams, the senior engineer with the city's Public Works and Development Department's Engineering Services Division. In addition to the turn lanes, the city will install new traffic signals that will feature a left-turn arrow.

           "It was needed 10 years ago," he said.

The project was included in the 2001 third-penny sales tax program, which expires this year. The intersection was selected for the program since it sees abut 39,000 vehicles per day and the intersection's design encourages traffic to use neighborhood streets, according to sales tax information found on the city's Web page, www.cityoftulsa.org.

Through the 2001 third penny sales tax, the city has $2 million to complete the 15th and Utica intersection project, Sams said; about $195,200 has gone to BKL, an engineering firm, who was tasked to do the design work for the project.

Sams explained that the project will be good for the area and good for businesses and good for the residents in that area because traffic at the intersection will be able to turn left. He said as it is now, a car could be waiting for 30 seconds to one minute just to turn.

Henderson disagrees. He said it is the opposite of what the Cherry Street area needs and the plan doesn't do anything to enhance the pedestrian uses in the area, pointing to goals the city has been trying to accomplish around the city.

"They're doing the opposite," Henderson said.

Sometimes neighborhoods, especially established neighborhoods, have narrow streets, he continued. He cited examples like Wall Street in New York City, New Orleans and even Eureka Springs. At the intersection, as well as on Cherry Street, the street has four lanes for traffic, but on-the-street parking limits traffic to just two lanes.

"It is essentially a two-lane street," Henderson said. "It works fine."

Henderson's protest isn't just about the effect on pedestrians; he is concerned about the impact on Cherry Street's ambiance. Landscaping is a good place to start. Henderson said a lot of the landscaping that is place near the intersection will be removed; in its place will be concrete.

On his own property, he said he will have to lower his driveway and install a retaining wall along 15th Street, he said, and the driveway will become narrower. He indicated that it may be hard for him to get a truck down his driveway.

Even more, the street will be about 5 feet from his building's front door, he said. The prospect of the project has already cost Henderson. An Edward Jones agent had occupied the front portion of his building at 1643 E. 15th St.; but they have left.

He said the project and new road will make it more difficult to get it a tenant for the space. Some of the issues that will arise include the ability to make the building accessible under the Americans with Disability Act.

With any project, money is always an issue. The project at 15th and Utica is no exception. In order to do the project, the city has to acquire right-of-way. On the north side, the city has to acquire it from private property developers. Sams said the city received the right-of-way needed for the project from Stillwater National Bank and Arvest Bank when those projects were platted.

When it comes to Henderson, he said it is an issue of compensation on 5 feet of property needed for right-of-way.

And that isn't too far from the truth. Henderson said what the city has offered for the property was correct as far as the value. What he is upset about is the amount of money the city offered him for damages.

When the city does projects like this, he said they pay for the property and offer to cover the cost of damages related to the project. The city offered him $266 in damages, he continued, but pointed there is a lot that has to be done, including utility relocations. The amount isn't right.

At this point, he said there is little he can do; the city is using the condemnation process to obtain the property and his legal counsel has advised him to wait and seek damages after the project is completed.

Henderson has gone to City Council meetings and met with city officials and staff regarding the project, trying to do something about it.

"(But) the train has left the station. It (the project) is going to happen," he said.
Currently, 90 percent of the project design is completed and the city is working with a few more property owners for right-of-way, Sams said. Tulsa hopes to bid the project in late fall of 2006 and begin construction in either the first or the second quarter of 2007.

While Henderson is in opposition of this one project, he isn't quick to criticize the third penny program and certainly doesn't want to do anything to harm it.

Through the third penny, the city of Tulsa funds many of its capital projects, such as street projects. Tulsa residents will vote on an extension of the third-penny on May 9. More information about the proposed extension can be found at the city's Web site.