New Hilton Garden Inn - Downtown (2nd & Cheyenne)

[SXSW]

I think One Place has two options now: 1) aim for a larger full service hotel (200-300 rooms) or 2) build apartments with retail space along Denver and 3rd.  I dont know if downtown can support any more limited service hotels for now but there is probably demand for full service especially at this location.

[TheArtist]

Which Patel family?

The ones that do a large number of the hotels in and around Tulsa.   Have done artwork for several family members and in several of their hotels including some in Jenks and Owasso.  

[DTowner]

You can't be serious.  We are gonna lose another Art Deco building? I really like that one too, it's actually one of my favorites.

This quote from the Tulsa World indicates two small buidlings around the repurposed building will be torn down.

"The existing two-story building will house retail, restaurant, event space and the rooftop patio, while a new seven-story building will wrap around that. As part of the construction, the two buildings next to the Oil and Gas Journal building will be torn down, said Paresh "Pete" Patel, president and CEO of Promise Hotels."

[DTowner]

I think One Place has two options now: 1) aim for a larger full service hotel (200-300 rooms) or 2) build apartments with retail space along Denver and 3rd.  I dont know if downtown can support any more limited service hotels for now but there is probably demand for full service especially at this location.

Given One Place's look and ability to lease out only one retail/restaurant space so far and complete lack of activity on phase II, this development is really starting to look like a giant missed opportunity on a prime location.

[Weatherdemon]

Given One Place's look and ability to lease out only one retail/restaurant space so far and complete lack of activity on phase II, this development is really starting to look like a giant missed opportunity on a prime location.

On that note, what happened to the retail and restaurants at street level for Greenarch?

[carltonplace]

On that note, what happened to the retail and restaurants at street level for Greenarch?

There are several retail shops in GreenArch. The big corner space is still available.

[rdj]

My understanding is One Place is looking for the giant convention center hotel.  A downtown version of the Renaissance basically.  A facility that can has 500-700 rooms and can host banquets in the 1,000's.

[swake]

The ones that do a large number of the hotels in and around Tulsa.   Have done artwork for several family members and in several of their hotels including some in Jenks and Owasso.  

Patel is a very common Indian name and a huge percentage of small and medium sized hotels in the US, if not the majority, are owned by Indians. The hotel owners are usually named Patel and almost never  related. It's a strange phenomenon I ran across when I worked in Telecom and dealt with small business line customers.  

[SXSW]

Given One Place's look and ability to lease out only one retail/restaurant space so far and complete lack of activity on phase II, this development is really starting to look like a giant missed opportunity on a prime location.

I'll withhold judgement until Phase II is complete.  A taller (10+ story) full-service hotel, something more like a Renaissance or Sheraton, would redeem this development.  I still think the Cimarex tower is ugly.

This hotel looks decent for what it is, a Hilton Garden Inn.  I was hoping something like this would go where the old Coney Island motel used to be, filling in more surface parking. 

[swake]

I'll withhold judgement until Phase II is complete.  A taller (10+ story) full-service hotel, something more like a Renaissance or Sheraton, would redeem this development.  I still think the Cimarex tower is ugly.

This hotel looks decent for what it is, a Hilton Garden Inn.  I was hoping something like this would go where the old Coney Island motel used to be, filling in more surface parking. 

They have a lot to make up for. Cimarex might just be the ugliest building downtown other than the federal building/post office.

[cannon_fodder]

The asking price for retail space in OnePlace is high.  Advertised rate is $25/sq ft.  Clearly aiming for national high end / luxury brands... not dwelling spaces and a pizza joint.

I love street level retail, but it isn't exactly taking off yet.  Hope that trends the other way.

[Red Arrow]

The asking price for retail space in OnePlace is high.  Advertised rate is $25/sq ft.  Clearly aiming for national high end / luxury brands... not dwelling spaces and a pizza joint.

Hey, I have a '98 Buick I could be persuaded to part with for $100,000 +/-  a few $hundred.

[Cats Cats Cats]

The asking price for retail space in OnePlace is high.  Advertised rate is $25/sq ft.  Clearly aiming for national high end / luxury brands... not dwelling spaces and a pizza joint.

I love street level retail, but it isn't exactly taking off yet.  Hope that trends the other way.

Yeah, paying a ton of money on a lease in a space that only has real traffic 15% of the year isn't very attractive.  I think people highly over estimate the bump in business you get on a Monday night concert.

[DTowner]

Yeah, paying a ton of money on a lease in a space that only has real traffic 15% of the year isn't very attractive.  I think people highly over estimate the bump in business you get on a Monday night concert.

Presumably the more steady foot traffic created by the hotel and apartments in phase II are being counted on to help support the retail portion of phase I.  The long delay in getting phase II started is likely killing any chance of landing the kind of tenants they targeted.

[TheArtist]

Yeah, paying a ton of money on a lease in a space that only has real traffic 15% of the year isn't very attractive.  I think people highly over estimate the bump in business you get on a Monday night concert.

One of the reasons it would be wise imho to make your development pedestrian friendly if you want a steady customer base in an urban setting.  Long term as downtown fills in, pedestrian traffic will be your bread and butter.  Downtown Tulsa, downtown anywhere, that holds true.  For steady pedestrian traffic you will want your development to be pedestrian friendly and nestled amongst or right by other pedestrian friendly businesses.  Been true for tens of thousands of years, still true today and tomorrow,,, even in a car centric culture.  And the more urban and dense an area becomes, the more true that will become.  Sure you can find the occasional exception, but 90+% of the time...  

I would give this new development about a B- on the pedestrian friendly scale lol.  Lots of windows will make it attractive to walk up to and past (if they don't put reflective coating on them so that you can't see in during the day, etc.) Also having the street level massing broken up into 3 distinct segments helps.  Couple negatives, the corner space is often your choice area for entrance and egress, or place to have window viewing in and out, or interesting architectural detail, helps to make an entire intersection attractive for everyone including the other (lucky or unlucky) businesses around it.  Also does not appear to have many entrances, but that may be the render.  Also not much in the way of potential awnings, loggias, portico's etc. to protect from sun (not just the pedestrians but protect your windows) and rain (get those long rainy days and even weeks or 100+ sunny temps and you and your customers will dearly miss it and you chomp down a percentage of pedestrian traffic for you and your neighbors ((rather thoughtless and unkind thing to do)).  It's like we have forgotten how to build good urban spaces over the last generation.  But again, this one is better than some new developments that have gone in downtown.