Tulsa Hills Shopping Center

[safetyguy]

We used to shop at the Wally World at 81st and Lewis when we lived a lot closer to it. We actually drive out of our way now to the Supercenter in Bixby.

We live off of 121st/St Rd 117 so we are looking forward to being less than 2 miles from the new Wally World in Glenpool. I am a little concerned how the traffic flow will be in that area once the development really takes off.

[TUalum0982]

quote:Originally posted by safetyguy

We used to shop at the Wally World at 81st and Lewis when we lived a lot closer to it. We actually drive out of our way now to the Supercenter in Bixby.

We live off of 121st/St Rd 117 so we are looking forward to being less than 2 miles from the new Wally World in Glenpool. I am a little concerned how the traffic flow will be in that area once the development really takes off.

There are several backroads for us to get there once we close on our house (jan 30th).  It's at 111th and hwy 75 in Southwoods.  Hopefully the traffic flow will be good especially since it intersects with 2 highways.

[sgrizzle]

quote:
Tulsa Hills stores get ready

by: ROD WALTON World Staff Writer
2/15/2008  12:00 AM

Outside Tulsa Hills, bricklayers and other construction crews are putting the finishing touches on the first phase of the city's largest retail development in about 30 years.

Inside, store managers are living purely in the moment, running around making sure fixtures are set, new hires are given tasks and merchandise is arriving. They don't have much time.

"Everybody who drives by thinks we're open," Target store team leader Shawn Austin said Thursday. "I think they're just anxious for us to get open."

Shoppers don't have long to wait. The first wave of Tulsa Hills tenants will open in the second week of March, with scores of other stores to follow soon in the estimated $105 million shopping center.

Tulsa Hills will be the city's biggest retail development since Woodland Hills Mall opened in the 1970s. The complex eventually will offer more than 1.5 million square feet of retail space.

Target and Belk will be among the first stores to open. Target will open March 9, while Belk officially welcomes its first customers for a charity event March 10.

Lowe's will open later in the spring. The 148,000-square-foot store and garden center will create about 175 jobs.

Belk begins receiving its merchandise Monday.

"There's nothing like opening a new store in our business," Belk regional store manager Jaime Valdez said. "You get to start the foundation and set the culture."

One of a manager's biggest challenges during a start, aside from dodging construction trucks, is making sure you have enough people. Target's Austin is still in the midst of filling out his staff of about 180 people.

"It's really hard," he said.

Anyone eager to work in retail will see "now hiring" signs if they make the trip to the southeast corner of U.S. 75 and 71st Street.

The other challenge for retailers is making a personal connection to the community.

Belk, which will employ about 100 people, wants to cover that ground fast. Its Charity Day allows various nonprofits to sell store entry tickets for $5 each and keep the proceeds.

"We've had a very strong early response," Valdez noted.

Those who buy the tickets can find savings of 15 percent to 20 percent during the March 10 event. Belk's regular store opening is March 12.

Best Buy, PetSmart and Marshalls should open in May.

"It's coming around pretty quick," said Leland Clark, who works for project developer Sooner Investments of Oklahoma City.

"You always have construction deadlines," he added. "And you have issues with things you don't foresee."

Other Tulsa Hills businesses will include Chili's restaurant, Bank of Oklahoma, Yankee Candle, Starbucks, McDonald's and Bed, Bath and Beyond, among many others. J.C. Penney is scheduled to open later this year.

Developers hope to add other retail and restaurant tenants in 2009.

Charlotte, N.C.-based Collett and Associates will manage the facility, Clark said.

Sherwood Construction is the primary contractor.

About $16.5 million of the cost will be funded through a tax increment district, or TIF, financing plan, in which some property tax revenue is set aside to pay for infrastructure.



Tulsa Hills


Where: South of 71st Street on the east side of U.S. 75.

Size: About 1.5 million square feet of retail space. This year, 725,000 square feet will be developed, followed by an estimated 800,000 square feet opening next year.

Cost: Estimated investment of $105 million by the end of 2009.

Tenants: Target, Belk, Lowe's, Best Buy, Lane Bryant, Famous Footwear, Marshalls, Rack Room Shoes, Payless Shoes, Subway, McDonald's, US Cellular, Mattress King, Golden Touch and J.C. Penney, among many others.

http://www.tulsaworld.com/business/article.aspx?articleID=20080215_5_E1_World38233

[Renaissance]

quote:Originally posted by inteller

quote:Originally posted by safetyguy

I was at the new Chipotle Friday night and I heard the manager talking with a patron about where else they are going to be putting more Chipotle's. I heard him say one at Tulsa Hills and Owasso. I believe there might have been one other place, but I couldn't totally hear.

I just hope that the rest of them that they build are bigger than the one on 71st. I have been to many Chipotle's across the country for the past 5+ years and that is the smallest one I have ever been to. I will definitely take advantage of ordering online and walking in and picking up. I thought about being a prick and ordering from my blackberry while we waited in line. My wife thought that was a bad idea because we would piss everyone off. My thought is, who cares if I take advantage of the 21st century technology.

actually that is about the normal size for Chipotles.  Only in towns where they have 1 or 2 for the entire city are they big.  They know that after the new wears off that will be an appropriate size.  They are going to scatter a bunch around town that are that size.   I suspect the Owasso one will go in at Smith Farms shopping center.  They will put one over at 9200 Delaware (or maybe not since Tin Star is so close).  If Bumgarner foists his ****ty development on us there will probably be one at 101st/mem.  I suspect there will be one in BA somewhere too.

Oh and the Reasor's at 71st/Sheridan is not ****ty.  They have like a million worker bees in there who are always tidying up the place.  But why anyone would want to pay out the donkey for Reasor's groceries is beyond me.  If you are just doing it to spite walmart you are stupid.  But that's what they say about fools and their money....they are soon parted at Reasors.

There's a lot to be said for a pleasant, efficient shopping experience.  That's why Wal-Mart created their Neighborhood Market concept.  

And yeah - Chipotles I've been in are like any other fast food joint.  They come in a variety of sizes but they're never huge.  Once there are several scattered about town the demand will spread and things will chill.

This development is very exciting!  How long till the TIF expires and the sales tax goes into the general revenue fund?

[swake]

quote:Originally posted by Floyd

quote:Originally posted by inteller

quote:Originally posted by safetyguy

I was at the new Chipotle Friday night and I heard the manager talking with a patron about where else they are going to be putting more Chipotle's. I heard him say one at Tulsa Hills and Owasso. I believe there might have been one other place, but I couldn't totally hear.

I just hope that the rest of them that they build are bigger than the one on 71st. I have been to many Chipotle's across the country for the past 5+ years and that is the smallest one I have ever been to. I will definitely take advantage of ordering online and walking in and picking up. I thought about being a prick and ordering from my blackberry while we waited in line. My wife thought that was a bad idea because we would piss everyone off. My thought is, who cares if I take advantage of the 21st century technology.

actually that is about the normal size for Chipotles.  Only in towns where they have 1 or 2 for the entire city are they big.  They know that after the new wears off that will be an appropriate size.  They are going to scatter a bunch around town that are that size.   I suspect the Owasso one will go in at Smith Farms shopping center.  They will put one over at 9200 Delaware (or maybe not since Tin Star is so close).  If Bumgarner foists his ****ty development on us there will probably be one at 101st/mem.  I suspect there will be one in BA somewhere too.

Oh and the Reasor's at 71st/Sheridan is not ****ty.  They have like a million worker bees in there who are always tidying up the place.  But why anyone would want to pay out the donkey for Reasor's groceries is beyond me.  If you are just doing it to spite walmart you are stupid.  But that's what they say about fools and their money....they are soon parted at Reasors.

There's a lot to be said for a pleasant, efficient shopping experience.  That's why Wal-Mart created their Neighborhood Market concept.  

And yeah - Chipotles I've been in are like any other fast food joint.  They come in a variety of sizes but they're never huge.  Once there are several scattered about town the demand will spread and things will chill.

This development is very exciting!  How long till the TIF expires and the sales tax goes into the general revenue fund?

I think it was a property tax TIFF, not a sales tax, that's why they made an upfront payment to Jenks Schools

[TulsaSooner]

quote:Originally posted by swake
I think it was a property tax TIFF, not a sales tax, that's why they made an upfront payment to Jenks Schools

Are you still talking about Tulsa Hills....or are you talking about that Jenks venture?

TH is a property AND sales tax TIF.

[swake]

quote:Originally posted by TulsaSooner

quote:Originally posted by swake
I think it was a property tax TIFF, not a sales tax, that's why they made an upfront payment to Jenks Schools

Are you still talking about Tulsa Hills....or are you talking about that Jenks venture?

TH is a property AND sales tax TIF.

I'm Still talking about Tulsa Hills, The River District TIF is both a property and sales tax TIF, and Jenks Schools felt they could get a payment out of The River District based on their success getting one out of Tulsa Hills.

I was not sure if Tulsa Hills was a sales tax TIF, but I knew it was on property tax. Do you know what percentage of sales tax goes to the TIF?

[TulsaSooner]

My understanding is the TIF gets all of the sales and property tax.  There is no "increment" in this TIF, the base was 0 to begin with.  I think there may be some stipulation in there that if the revenues paid to the TIF are above and beyond the debt service, then the city may be able to recoup that, but I'm not 100% sure.

[swake]

quote:Originally posted by TulsaSooner

My understanding is the TIF gets all of the sales and property tax.  There is no "increment" in this TIF, the base was 0 to begin with.  I think there may be some stipulation in there that if the revenues paid to the TIF are above and beyond the debt service, then the city may be able to recoup that, but I'm not 100% sure.

I looked around and it is a sales and property tax TIF, but it is not all revenue. What I found said the TIFF would be paid by the first $1.6 million in tax revenue, but it did not break it out by what portion was going to be property tax and what portion would be sales tax.

The River District is set where all property taxes and one cent of sale tax pays into the TIF.

[jackbristow]

quote:Originally posted by inteller
But why anyone would want to pay out the donkey for Reasor's groceries is beyond me.  If you are just doing it to spite walmart you are stupid.  But that's what they say about fools and their money....they are soon parted at Reasors.

Are you kidding?  Reasors always has great deals and specials.  Their prices are overall no worse/no better than WalMart or anywhere else.  I love my Reasors and I don't think you know what you are talking about.

[inteller]

quote:Originally posted by jackbristow

quote:Originally posted by inteller
But why anyone would want to pay out the donkey for Reasor's groceries is beyond me.  If you are just doing it to spite walmart you are stupid.  But that's what they say about fools and their money....they are soon parted at Reasors.

Are you kidding?  Reasors always has great deals and specials.  Their prices are overall no worse/no better than WalMart or anywhere else.  I love my Reasors and I don't think you know what you are talking about.

"overall" are not better or worse?  every time the news does a segment on basic components of thanksgiving dinner they are ALWAYS more expensive.

[TUalum0982]

quote:Originally posted by sgrizzle

quote:
Tulsa Hills stores get ready

by: ROD WALTON World Staff Writer
2/15/2008  12:00 AM

Outside Tulsa Hills, bricklayers and other construction crews are putting the finishing touches on the first phase of the city's largest retail development in about 30 years.

Inside, store managers are living purely in the moment, running around making sure fixtures are set, new hires are given tasks and merchandise is arriving. They don't have much time.

"Everybody who drives by thinks we're open," Target store team leader Shawn Austin said Thursday. "I think they're just anxious for us to get open."

Shoppers don't have long to wait. The first wave of Tulsa Hills tenants will open in the second week of March, with scores of other stores to follow soon in the estimated $105 million shopping center.

Tulsa Hills will be the city's biggest retail development since Woodland Hills Mall opened in the 1970s. The complex eventually will offer more than 1.5 million square feet of retail space.

Target and Belk will be among the first stores to open. Target will open March 9, while Belk officially welcomes its first customers for a charity event March 10.

Lowe's will open later in the spring. The 148,000-square-foot store and garden center will create about 175 jobs.

Belk begins receiving its merchandise Monday.

"There's nothing like opening a new store in our business," Belk regional store manager Jaime Valdez said. "You get to start the foundation and set the culture."

One of a manager's biggest challenges during a start, aside from dodging construction trucks, is making sure you have enough people. Target's Austin is still in the midst of filling out his staff of about 180 people.

"It's really hard," he said.

Anyone eager to work in retail will see "now hiring" signs if they make the trip to the southeast corner of U.S. 75 and 71st Street.

The other challenge for retailers is making a personal connection to the community.

Belk, which will employ about 100 people, wants to cover that ground fast. Its Charity Day allows various nonprofits to sell store entry tickets for $5 each and keep the proceeds.

"We've had a very strong early response," Valdez noted.

Those who buy the tickets can find savings of 15 percent to 20 percent during the March 10 event. Belk's regular store opening is March 12.

Best Buy, PetSmart and Marshalls should open in May.

"It's coming around pretty quick," said Leland Clark, who works for project developer Sooner Investments of Oklahoma City.

"You always have construction deadlines," he added. "And you have issues with things you don't foresee."

Other Tulsa Hills businesses will include Chili's restaurant, Bank of Oklahoma, Yankee Candle, Starbucks, McDonald's and Bed, Bath and Beyond, among many others. J.C. Penney is scheduled to open later this year.

Developers hope to add other retail and restaurant tenants in 2009.

Charlotte, N.C.-based Collett and Associates will manage the facility, Clark said.

Sherwood Construction is the primary contractor.

About $16.5 million of the cost will be funded through a tax increment district, or TIF, financing plan, in which some property tax revenue is set aside to pay for infrastructure.



Tulsa Hills


Where: South of 71st Street on the east side of U.S. 75.

Size: About 1.5 million square feet of retail space. This year, 725,000 square feet will be developed, followed by an estimated 800,000 square feet opening next year.

Cost: Estimated investment of $105 million by the end of 2009.

Tenants: Target, Belk, Lowe's, Best Buy, Lane Bryant, Famous Footwear, Marshalls, Rack Room Shoes, Payless Shoes, Subway, McDonald's, US Cellular, Mattress King, Golden Touch and J.C. Penney, among many others.

http://www.tulsaworld.com/business/article.aspx?articleID=20080215_5_E1_World38233

A buddy of mine who works for an equipment rental company said also there is going to be an el tequila going in as well.  He stated they rented out some equipment to them a few weeks back.  Target I believe is scheduled to open March 9th.  Lowe's around the sametime I believe.

[RecycleMichael]

I have to agree with inteller on this one. Reasor's does have good specials and selection, but they are consistently higher on many of the things I buy.

I don't shop at Wal-Mart, but buy groceries at Reasors, Warehouse Market, Food Pyramid, and Wild Oats. I shop for mostly sales items and then just buy a few staples at the same time. I like them all for different reasons and usually choose based on other combined other trips.

[sgrizzle]

I shopped at the 15th reasors yesterday and was quite perplexed by the fact the crowds were far larger than when it was albertsons yet the prices were noticeably higher.

[nathanm]

quote:Originally posted by inteller


"overall" are not better or worse?  every time the news does a segment on basic components of thanksgiving dinner they are ALWAYS more expensive.

Wal-Mart is a lover of the loss leader, or in states that don't allow them to sell at a loss, the "at cost" leader, where "cost" is as little as they can possibly construe it to be. They make it up on everything else that is the same price or more expensive than competitors.

But yes, if you want a turkey around Thanksgiving, whichever antibiotic and pesticide laden bird that can barely walk they have on special is cheaper than the competitors.

I'm pretty unhappy with Food Pyramid, though. They raised prices above Albertson's on most everything I buy that's not raw produce. Of course, many if not most of those items are constantly "marked down" to the former Albertson's price, so they're really just jacking up the price to make it look like they are having a sale.

It's sad when a grocery store sells Coca-Cola for more money than QT.