21st and Harvard - SW corner?

[Townsend]

The frustrating part for me is that, as you point out, CVS has designs in the box for all kinds of urban scenarios.  It just depends on the zoning.  But until the PlaniTulsa recommendations are implemented, they and others will keep up business as usual in their building forms. 

That's two corners of a midtown intersection that have been renovated recently, and both can be considered missed opportunities to tighten up the space and make it more approachable and pedestrian-friendly.

Hey you never know...CVS might prove us all... (snort, spit take) oh man, I tried to keep it together.  Yeah, it'll be way back with parking in front and any trees they had to plant will be dead inside 6 months.

[sgrizzle]

Hey you never know...CVS might prove us all... (snort, spit take) oh man, I tried to keep it together.  Yeah, it'll be way back with parking in front and any trees they had to plant will be dead inside 6 months.

Don't they need zoning changed to do the kind of development you're asking for?

Why spend months fighting through the clunky system to do a nice design when you can drop the standard store in without any hassle?

[Breadburner]

Just what we need another Pharmacy......

[Conan71]

Just what we need another Pharmacy......

Look at it this way, less of a chance you wind up having to use Saran Wrap for a condom at 2 am...

[SXSW]

Don't they need zoning changed to do the kind of development you're asking for?

Why spend months fighting through the clunky system to do a nice design when you can drop the standard store in without any hassle?

Planitulsa can make the recommendation but a zoning change will still be needed, correct? 

The developers should be the ones leading the charge but what's their motivation?  There are very few examples in Tulsa where new construction has been built in an urban form.  I really wish and hope the zoning is someday changed so midtown can be urban but it is already heavily scarred by Office Depot, McDonalds, dental offices, pharmacies, etc. 

[Conan71]

I don't think PlaniTulsa has any bite at all as far as this is concerned unless they've morphed into an entity with some sort of zoning authority.  That was merely the process in making a recommendation on the next 30 years community planning.  Someone feel free to correct me if I'm wrong.  SFAIK, we are still stuck with a delveoper-driven bastard of a planning commission.

[DowntownDan]

I'm okay with it.  When I lived in Dallas, every Walgreens had a CVS right across the street, and I always considered CVS to be superior.  It's not like that corner is part of a pedestrian mall or anything anyway, so I don't really see any downside as far as development.  If anything, its an upgrade from an ugly and outdated Mays building to a newer and nicer CVS store.

[patric]

The frustrating part for me is that, as you point out, CVS has designs in the box for all kinds of urban scenarios.  It just depends on the zoning.  But until the PlaniTulsa recommendations are implemented, they and others will keep up business as usual in their building forms. 

That's two corners of a midtown intersection that have been renovated recently, and both can be considered missed opportunities to tighten up the space and make it more approachable and pedestrian-friendly.

This may not be a PUD...I havent been able to find any public exhibits that show what type of layout they are planning.

[PonderInc]

Given its location, that corner will already be zoned commercial, so I would not expect much in the way of thoughtful, quality design. 

Until the zoning changes recommended by Planitulsa get implemented, status quo will reign.  The City Council will soon be discussing the hiring of a planning director and funding an overhaul of the zoning code... so there's hope for the future.

[Townsend]

Drove by this morning.  The Mays is gone and the restaurant between it and Brownie's appears to be gone as well.

That's going to be a bunch of parking for all of us.

[Conan71]

Drove by this morning.  The Mays is gone and the restaurant between it and Brownie's appears to be gone as well.

That's going to be a bunch of parking for all of us.

Oh Hell yes! More fair parking! Just what we need!

[SXSW]

Drove by this morning.  The Mays is gone and the restaurant between it and Brownie's appears to be gone as well.

That's going to be a bunch of parking for all of us.

Most of which will never be used, just like the Office Depot at 15th & Lewis.  There is already a wall of businesses including Empire Optical and Umberto's Pizza on 21st, a CVS at the corner could continue that wall and better define the street.  Same for on Harvard, with all of the parking required by code behind the store north of Brownie's.  Like I said the main entrance could even face the parking lot to the south and it wouldn't be any different than what is likely going in.  In fact the way they are likely doing it with parking at the corner will make parking even more of a pain because getting out of a parking lot at an intersection sucks; much easier a few hundred feet down on Harvard...

Any way we can see what the site plan looks like?  I would think Florence Park neighborhood behind would definitely be interested. 

[patric]

Any way we can see what the site plan looks like?  I would think Florence Park neighborhood behind would definitely be interested. 

+1.  Florence Park South and Bryn-Mawr would both be interested. 
I forgot about the restaurant, it was the first to be demolished.  Used to be a Long John Silvers then a BBQ place.

[OSU]

+1.  Florence Park South and Bryn-Mawr would both be interested. 
I forgot about the restaurant, it was the first to be demolished.  Used to be a Long John Silvers then a BBQ place.

...and a Jamaican restaurant then a succession of Mexican food restaurants. 

[SXSW]

...and a Jamaican restaurant then a succession of Mexican food restaurants. 

I really liked the Jamaican restaurant.  Glad we have Hibiscus in Brookside but we could more Jamaican/Caribbean places in Tulsa.