Oklahoma Opportunity

[RecycleMichael]

There are so many great restaurants and bars in other areas (check out the Continental Club on SoCo, or the Saxon Pub on South Lamar. Always great local bands.) 

Saw Stevie Ray Vaughn play the Continental Club around 1980. Great venue and show.

[Gaspar]

We were there last April for a mountain bike race down near Smithville.  We spent one night near 6th & Congress then moved our "base of operations" closer to the event venue because traffic was such a nightmare.  If you go back, try the grilled chorizo meatloaf at Iron Cactus down in the entertainment district. 

We ate there!  We stayed at the Raddison, right on the river.  Great view of the bat cloud every night.  Had Tapas there and then went for beers at some rooftop place across the street.

[Gaspar]

Ok, so I looked as some real numbers for growth and compared us to four other cities. Oklahoma City, DFW, Austin, since it's been mentioned here, and DC because it's the highest income metro in the nation and one of the fastest growing. This comparison isn't against the average, all these other cities are some of, if not the best performing in the entire nation.

These numbers are from 2010 to 2012, which is the latest available. Income numbers are from the BEA and I'm using US Census MSA numbers for population.

Tulsa's MSA population grew 1.5% over those two years, from 937,478 to 951,880. Total GDP for the metro grew by 6.8% or by 5.2% per capita.  Average Income per resident for Tulsa was $47,812 in 2010 and $50,312 in 2012.  

Oklahoma City's population growth was better but per capita income overall and income growth was worse. OKC's MSA population grew 3.5% over those two years, from 1,252,987 to 1,296,565. Total GDP for the metro grew by 8.6% or by only 4.9% per capita.  Average Income per resident for Oklahoma City was $46,560 in 2010 and $48,851 in 2012.  

Austin is just booming, in all areas. Austin's MSA population grew 6.9% over those two years to 1,834,303. This is the highest growth for any large metro area in the entire country. Total GDP for the metro grew by 22.6% or by 14.7% per capita.  Average Income per resident for Austin was $53,795 in 2012, a bit higher than Tulsa and Oklahoma City.

Dallas is also of course always booming. Dallas'  MSA population grew 4.3% over those two years to 1,834,303. This is the highest growth for all very large metro areas over five million people. Total GDP for the metro grew by 12.4% or by 7.8% per capita.  Average Income per resident for Dallas was $62,728 in 2012, a lot higher than Tulsa and Oklahoma City.

Washington DC is the highest income metro in the nation, and is also currently booming. The DC area's  MSA population grew 4.0% over those two years to 1,834,303. This is the second highest growth for all very large metro areas after Dallas. Total GDP for the metro grew by 21.4% or by 16.7% per capita.  Average Income per resident was $76,572 in 2012.

We are not shrinking in population or in economic activity. In economic activity actually we compare favorable to all these high growth cities on a per capita basis. We just need to grow more.

http://en.wikipedia.org/wiki/List_of_Metropolitan_Statistical_Areas
http://www.bea.gov/iTable/drilldown.cfm?reqid=70&stepnum=11&AreaTypeKeyGdp=5&GeoFipsGdp=XX&ClassKeyGdp=naics&ComponentKey=200&IndustryKey=1&YearGdp=2012&YearGdpBegin=-1&YearGdpEnd=-1&UnitOfMeasureKeyGdp=Levels&RankKeyGdp=1&Drill=1&nRange=5

What is also very encouraging is how we have become recognized as a great city for young entrepreneurs. This is in part thanks to some hard work on the part of the Tulsa Chamber.  I have been quite critical of many of the actions of the chamber in the past, but the Forge program has proven quite successful and it represents what the spirit of the Tulsa Chamber should be all about.

http://www.fox23.com/news/local/story/Tulsa-named-best-for-young-entrepreneurs/uZTCVsJGOkePS3v4BhNIsg.cspx
http://www.forbes.com/pictures/feki45igde/no-1-tulsa-okla/

[TheArtist]

And that my friend is exactly the uncertainty that makes development downtown affordable in most of those areas. If Blue Dome was chosen, zoned, and undeniably known as the urban growth center of Tulsa (big red dot on the map), your ability to afford a lease or purchase in that heart would be significantly diminished.  Additionally, all of the other areas would suffer, causing a halo effect around the "chosen" urban center.  If you could afford the increasing cost that such regulated development produces, you would be in great shape.

Currently, Tulsa has a very nice problem to have. . .multiple pockets of successful urban development, all successful in their own rite.  Each of these areas is dependent on their own community for success instead of the vision of will of a central planner.  Each has a very different streetscape and atmosphere.  The family and I love to use the pedicabs to hit these multiple hotspots and enjoy the variety of vibrant spaces separated by calm buffers.

For the entrepreneur, it means a variety of options to choose that fit a variety of business models. Ultimately it morphs into neighborhoods or districts that become known for the community they develop, and each of those has the ability to evolve over time, as the market evolves, free of restriction.  The downside is that some of those areas will fail because of the community they develop, and the direction that the consumer takes.

There is no opportunity without risk.

"regulated development"  Why is "regulated development" ok for every where else in the city, but downtown?  Why does the "will of a central planner" work for say south Tulsa, but not for downtown?  Why are suburban restrictions of "must have this many parking spaces per your building space" ok and urban, pedestrian friendly/transit friendly restrictions like "build up to the sidewalk" a recipe for "suffering"?  Why is "Your not allowed to have living above retail and height restrictions" in other parts of Tulsa fine, while "please add windows and doors on the ground floor on at least these streets", a horrible idea downtown?  Why is it we can spend millions of dollars on auto infrastructure in south Tulsa and zone for the right development to accommodate the master plans there, ok, but when considering transit downtown and in the core we think its wrong to zone for development which will make that plan work, a terrible intrusion?  Why is it that urban zoning works in so many other cities downtowns, but would be a disaster for downtown Tulsa?

[RecycleMichael]

Had some of the best Guacamole I've ever had though at a little place called El Ceviche Grill off Jacinto Blvd.  Still trying to duplicate it to this day!

Next time go to Manuel's downtown at 3rd and Congress.

The Mole sauce is the best I have ever had.

[Gaspar]

"regulated development"  Why is "regulated development" ok for every where else in the city, but downtown?  Why does the "will of a central planner" work for say south Tulsa, but not for downtown?  Why are suburban restrictions of "must have this many parking spaces per your building space" ok and urban, pedestrian friendly/transit friendly restrictions like "build up to the sidewalk" a recipe for "suffering"?  Why is "Your not allowed to have living above retail and height restrictions" in other parts of Tulsa fine, while "please add windows and doors on the ground floor on at least these streets", a horrible idea downtown?  Why is it we can spend millions of dollars on auto infrastructure in south Tulsa and zone for the right development to accommodate the master plans there, ok, but when considering transit downtown and in the core we think its wrong to zone for development which will make that plan work, a terrible intrusion?  Why is it that urban zoning works in so many other cities downtowns, but would be a disaster for downtown Tulsa?

Not against any of that.  I am a fan of form-based planning and an opponent of commercial only or residential only planning. What I was commenting on was the comments on "focused" zoning.

n Denver they zoned certain streets in their downtown to have pedestrian friendly/transit friendly development to again, 1. Help developers know where what is best to be built. 2. Maximize transit, now and future. 3. Create an area with maximum potential for attractive retail/restaurant growth.

When we have urban growth like we do now, it may be a good idea to let the market "create," and then zone to support it, instead of applying a standard first and hoping that the market will accept it.

[Gaspar]

Next time go to Manuel's downtown at 3rd and Congress.

The Mole sauce is the best I have ever had.

Love a good Mole.  Every time I try to make it, it ends up tasting like chocolate BBQ sauce.

A man's got to know his limitations.

[Conan71]

Love a good Mole.  Every time I try to make it, it ends up tasting like chocolate BBQ sauce.

A man's got to know his limitations.

The best mole' we've had is at Serrano's in Woodland Park, Colorado, just out west of Colorado Springs.  Absolutely amazing stuff.

Mole' can be such a wide range of ingredients it's hard to know where to start and it's one of the few things MC and I have not tried to make as of yet.  I've found a really good prepared mole' at Morello's market at I-44 & Peoria, little white and red tub, no poison in it.

[TheArtist]

Not against any of that.  I am a fan of form-based planning and an opponent of commercial only or residential only planning. What I was commenting on was the comments on "focused" zoning.
When we have urban growth like we do now, it may be a good idea to let the market "create," and then zone to support it, instead of applying a standard first and hoping that the market will accept it.

Don't think we are that far apart.  The urban zoning doesn't restrict what can go in, it can be anything from a car dealership to offices to living to restaurants to a mix of all of the above lol.  It's concern is with creating a pedestrian/transit friendly street.  A street that people feel comfortable, and even enjoy walking down. (I remember a car dealership on the Champs Elysees in Paris.  Imagine the shock of this small town boy seeing a beautiful stone building with ornate carving and looking in the window at street level and seeing a car dealership, then to top it off you look up at the huge windows in each floor above all the way to the top and there is a BMW in each window. Quite a sight all lit up at night.)   

[AquaMan]

Just curious as to who you great defenders of zoning flexibility.....voted for in the last mayoral election?

[AquaMan]

Bartlett won pretty handily.

He couldn't have done it without support from the very people who are now criticizing his inaction and lack of support for sustainable development, mass transit and forms based zoning. I only point this out because, as I often note, we keep electing these people because they have an "R" in front of their name on the ballot, even though they don't have our backs. We are a microcosm for the state in that regard.

[Conan71]

Bartlett won pretty handily.

He couldn't have done it without support from the very people who are now criticizing his inaction and lack of support for sustainable development, mass transit and forms based zoning. I only point this out because, as I often note, we keep electing these people because they have an "R" in front of their name on the ballot, even though they don't have our backs. We are a microcosm for the state in that regard.

Except, quite literally, there was no "R", "D", or "I" adjacent to a candidate's name this year as city office elections are no longer "partisan". 

I like Kathy's sense of vision and her dedication to the job, I think it's a shame she didn't win.  The reasons she didn't went further than party affiliation, though.

Taylor managed to beat LaFortune in a partisan race, as a Democrat.  Savage and Randall were both Democrats as well.  I think Kathy's problem this time was she came off as mean and spiteful to many voters and the message of "Kathy quit" seemed to sink in based on social media comments I kept reading.  That, and the timing of "Tailgate" sank her election.  People probably felt sorry for the bumpkin being beat up on and stalked by a woman. 

Tulsa has a history of voting for candidates who represent their values regardless of party affiliation.  David Boren was very popular with voters in this area as was James Jones. Karen Keith (D) wouldn't have won her seat on the county commission quite handily without the help of many Republicans.

It will be interesting when Keith is up for election if her opponent will try and paint her as an Obama sympathizer and the result.  She's been a fantastic public servant, so there's no way someone will be able to rip her job performance.

I do think in today's age of social media as well as conservative talk radio and TV being popular in this market it may be starting to work against Democrat candidates.  All a GOP candidate has to do is link a Democrat to Obama.  That was considered a big reason Adelson lost against Bartlett.  Well that, and Adelson came off as a snippy little b!tch when he was called out for heavy financial support of Obama's 2008 campaign.  He would have done well not to get so defensive. 

[Red Arrow]

David Boren was very popular with voters in this area as was James Jones.

I liked David Boren.  James Jones kept his office by district gerrymandering.  That was back in "the good old days" when local elections were generally ruled by people with a "D" by their name. 

[Gaspar]

Except, quite literally, there was no "R", "D", or "I" adjacent to a candidate's name this year as city office elections are no longer "partisan". 

I like Kathy's sense of vision and her dedication to the job, I think it's a shame she didn't win.  The reasons she didn't went further than party affiliation, though.

Taylor managed to beat LaFortune in a partisan race, as a Democrat.  Savage and Randall were both Democrats as well.  I think Kathy's problem this time was she came off as mean and spiteful to many voters and the message of "Kathy quit" seemed to sink in based on social media comments I kept reading.  That, and the timing of "Tailgate" sank her election.  People probably felt sorry for the bumpkin being beat up on and stalked by a woman. 

Tulsa has a history of voting for candidates who represent their values regardless of party affiliation.  David Boren was very popular with voters in this area as was James Jones. Karen Keith (D) wouldn't have won her seat on the county commission quite handily without the help of many Republicans.

It will be interesting when Keith is up for election if her opponent will try and paint her as an Obama sympathizer and the result.  She's been a fantastic public servant, so there's no way someone will be able to rip her job performance.

I do think in today's age of social media as well as conservative talk radio and TV being popular in this market it may be starting to work against Democrat candidates.  All a GOP candidate has to do is link a Democrat to Obama.  That was considered a big reason Adelson lost against Bartlett.  Well that, and Adelson came off as a snippy little b!tch when he was called out for heavy financial support of Obama's 2008 campaign.  He would have done well not to get so defensive. 

I didn't see to much "party" politics in this last election. I think Kathy had the election in the bag until the Tailgate Scandal.  She had more local prominent Republicans endorsing her than Dewey did.  Right or wrong, Oklahoman's tend to associate Democrats with skeenchy political practices, and using an out of town intern dispatched by a Democrat party operative who works in DC, to stalk your opponent cemented the Taylor association with Obama and the Democrat political machine in people's minds.

If I were Taylor or any supporter of hers I would be furious at whoever thought such an action was wise.  I would also be ashamed at the trail they left behind, because it basically makes it very hard for her to run again.

[Gaspar]

I liked David Boren.  James Jones kept his office by district gerrymandering.  That was back in "the good old days" when local elections were generally ruled by people with a "D" by their name. 

I like him to. Part of an older Democrat party, not as affiliated with progressive/socialist policy.  Very genuine man.  I also like Roger Randle.  I actually have some of his photography hanging in my office.