Quik-Trip at Utica and 11th

[TheArtist]

  I don't think the main premis is so that you can reuse a building later, great if you can though.  One main concern is continuity in design.  Not what type of design per say (it can be contemporary or "old world" or whatever" but placement and being pedestrian/transit friendly is important.  Also it helps the builder in that you know the nature of your area.  You wont say invest in building a pedestrian/transit friendly building up to the sidewalk and then end up with another developer on either side of you putting in huge parking lots or buildings with little or no fenestrations which would in effect destroy your investment.  You as a developer know whats going to happen and can securely invest.  Also, I am not sure there is a lower height limit?  Certainly a preferred suggestion, but not a definite requirement.  Also part of the design scheme of the buildings encourages certain "wall plane" heights/amounts so that you end up with an interesting street in which the buildings don't have large blank spaces (massing)  but those spaces are broken up with windows, set-backs, etc.

[rdj]

I agree, but it would be nice if they could figure out a way to make it more pedestrian-friendly. There are a lot of pedestrians in the area (for Tulsa, anyway)

Maybe I'm off, but I would bet making a facility that exists to service autos pedestrian friendly is a bit tough.

[JCnOwasso]

The only way to make that store more ped/service friendly is size. 

And honestly, I don't think QT ever thought that store would outgrow what they initially put in.  Building something that would need to be replaced is counterproductive to the QT way of looking at things... of course I know things have changed a good deal since Chester retired and in the 13 or so years since I worked there, but when they initially began the massive overhauls to the stores from the old style (brass fittings and small area) to the 4000 series (for the size), I remember it was going to be or supposed to be a long term solution. 

I believe they seem the solution for the amount of pedestrian traffic is one of the newer stores that is more open concept and easier for people to move around.  Larger parking areas and outside seating. 

I really don't remember what my point was...

[carltonplace]

So, in 10 years they will have to put up a building matching the "new" codes.

No. Not at all, they can build whatever they want to. But it makes more sense to build a structure that will have a life beyond QT's current short term need. QT has a history of abandoning stores which are not situated to their liking or are obsolete to their business model in favor of moving to an intersection that they prefer (15th and Main, 14th and Denver and now store number 2 at 15th and Denver in the span of 20 years). They also have a history of tearing down and rebuilding on the same lot over and over again...(21st and Harvard is on QT number 3). That is alot of material destined for the landfill.

Form Based Codes are about building for form so that a building can have a life beyond its current use: Think about how many uses the building at 15th and Quaker (Currently Mi Cocina) has had over the years.

[erfalf]

Maybe I'm off, but I would bet making a facility that exists to service autos pedestrian friendly is a bit tough.

I look at it the same way. However, I believe there is space for businesses like QT. For what it is worth, there is a 7-11 in Fort Worth on 7th street (around Henderson?) that is supposedly very "urban friendly". I really couldn't tell much of a difference. It was very nice, I guess.

I know in many urban areas, even in Bartlesville, even gas station/convenience should be welcomed, not outlawed. Many people who work at ConocoPhillips walk a couple blocks to the gas station for lunch/drinks/etc all the time. So whatever the design is, many are in fact pedestrian friendly.

[nathanm]

Maybe I'm off, but I would bet making a facility that exists to service autos pedestrian friendly is a bit tough.

Sure, if you insist on putting the pumps out front and setting the store directly in the center of the lot. Move the store so that the side entrance is close to 11th Street (in a way that keeps peds out of the flow of traffic) or the pumps behind the building and all of a sudden you have yourself a reasonably pedestrian friendly gas station.

[Markk]

Are the plans out on the QT at I44 and Harvard?

Is a QT going in there?  I want one there.  No--I need one there.

[46hudson]

Not sure if this is the right thread to reply to however,  I recall the TMAPC vote on The Pearl District expansion was tabled in favor of workshops to better inform intrested (or misinformed) parties and the issue would go back before commitee on June 6. Any word on the workshops? Or did the 11th & Utica QT vote spell disaster for the Pearl District expansion and thereby kill the workshops?

[enits]

They ought to. There's quite a bit of wheelchair traffic in there as it is.

I agree...there are a couple of places there that cater to people with physical disabilities - The Center and Murdock Villa.

[TUalum0982]

Not sure if this is the right thread to reply to however,  I recall the TMAPC vote on The Pearl District expansion was tabled in favor of workshops to better inform intrested (or misinformed) parties and the issue would go back before commitee on June 6. Any word on the workshops? Or did the 11th & Utica QT vote spell disaster for the Pearl District expansion and thereby kill the workshops?

to my knowledge there are no plans for one there, but I will look into it.

[DowntownDan]

The new QT has a massive footprint.  They build the new one next to the old one, farther north down Utica, so it is no longer really on the corner.  What will become of the original footprint?  It would have seemed better to tear down and rebuild in the same location even though it would lose some time.  The new footprint just seems odd to me, especially with all the fuss about closing down the street.  Still seems like an extraordinarily large footprint that might lead to a massive parking lot on the corner. 

[davideinstein]

The new QT has a massive footprint.  They build the new one next to the old one, farther north down Utica, so it is no longer really on the corner.  What will become of the original footprint?  It would have seemed better to tear down and rebuild in the same location even though it would lose some time.  The new footprint just seems odd to me, especially with all the fuss about closing down the street.  Still seems like an extraordinarily large footprint that might lead to a massive parking lot on the corner. 

I have assumed they would just put pumps on the south and east ends? No?

[DowntownDan]

I have assumed they would just put pumps on the south and east ends? No?

They built a new canopy in front of the new building, several feet north of the existing pumps and canopy, so my assumption is that the pumps are moving too, unless they are expecting to keep the old ones and have pumps under two seperate canopies.  They also installed a new sign with gas prices to the north also so not sure if even the existing sign on the corner is staying put or not.

[patric]

I did notice they are following Kum & Go's lead and installed shielded, Full-cutoff LED lights under (and around) the canopy.
That's certainly a plus, being next to a hospital.

[sgrizzle]

They built a new canopy in front of the new building, several feet north of the existing pumps and canopy, so my assumption is that the pumps are moving too, unless they are expecting to keep the old ones and have pumps under two seperate canopies.  They also installed a new sign with gas prices to the north also so not sure if even the existing sign on the corner is staying put or not.

If pattern follows, they will turn on the new pumps, then tear down the old ones and extend the new canopy where they old one was.