Chipoltes going in at 15th/Trenton, at a detriment

[Breadburner]

Seems kind of redundant with Qudoba within 100 ft....Not to mention the fact they could lease Bourbon Street which will be gone soon....I kind  it gets blocked.....The retail space is a better fit than another chain....

[joiei]

Chipotle's will do killer business in that location.  It will blow the doors off of Qdoba.  Qdoba is not very good, not near as good as Chipotle.  AS for the parking, that district should have special parking variances.  It is not 72st street where over half the acreage is the parking lot in front of the building.  It is an older neighborhood where I park once and stroll down the street checking out all the galleries.  I  do not drive from front door to front door.  And by the way, the fine for not putting the money in the meter is $15.  I now make sure I have change when heading to 15th.

[sgrizzle]

Agreed x a million on the parking thing. Brookside needs a couple of garages behind the storefronts and the parking restrictions removed for everything facing 15th between utica and peoria.

[TheArtist]

Got to this thread late. Read Chipoltes and glanced right over it. But wow had my heart sink reading the first few responses. Am glad they are not tearing down that building. (and shaaaaame on you tulsa1603 for suggesting that it would be ok[V])  But this once again shows that we as a city need to do something to make sure that something is in place to prevent the tearing down of older buildings that are a positive, contributing, part of the defining character of an area. Plus the parking issue also needs to be addressed.

Sounds like most everything will go ok in this instance, but the very fact that we must still be worried shows we have work to do.

[inteller]

quote:Originally posted by joiei

Chipotle's will do killer business in that location.  It will blow the doors off of Qdoba.  Qdoba is not very good, not near as good as Chipotle.  AS for the parking, that district should have special parking variances.  It is not 72st street where over half the acreage is the parking lot in front of the building.  It is an older neighborhood where I park once and stroll down the street checking out all the galleries.  I  do not drive from front door to front door.  And by the way, the fine for not putting the money in the meter is $15.  I now make sure I have change when heading to 15th.

I agree.  Qdoba might as well close up shop now.  Chipotle's atmosphere is a perfect fit for Cherry St.

[tulsascoot]

First of all, I can't wait for this. I've been eating there for years, and I live near downtown.

Second. IT IS CALLED CHIPOTLE!!!!!

Why are all of you putting an unnecessary 'S' on the end of it.

Sorry, I have some sort of pet pieve with people adding and S to the end of the names of establishments. You never hear about someone going to Quiktrip's.

I guess it's because people have been adding an s to the end of my name for as long as I can remember, and there is no s in my last name.

[OurTulsa]

quote:Originally posted by Floyd



That will be a great place for a Chipotle.  It's dumb that we don't alter parking requirements for dense districts like Cherry Street, though.

I with you on the parking reductions for urban nodes and corridors such as Cherry St. but try to float that thought the public process and you will get hammered by the Swan Lakers and Brooksiders.  The idea of a general parking reduction opens up the door for an even greater concentration of restaurants and bars in their minds and both of those hoods will fight you vigorously.  Never mind the business owners that have their required parking and will complain about other's patrons parking in their lots.  

I shouldn't be a polly-piss-on-the-parade because it's a more than reasonable solution but it's an idea that will take some political will to get through to adoption into the Codes.

A good parking structure in at least both those hoods would do wonders but where you going to put it.  They floated the idea of a parking garage in Brookside for a while and no property owner wanted to host it and no homeowner wanted it near them so the City finally put the idea to rest and moved on to more receptive ideas.  I'm fairly certain there's a host in Cherry St. just behind the Colonial Bldg. but no one's floating a garage in that hood.  Maria certainly seems more interested in enforcing her position as Ward boss than pursuing proactive urban solutions.

Back to the primary topic:
Chipoltes parking lot is not unlike most others in Cherry St.  Unfortunately they are not interested working in a solution that keeps the decent looking house behind them.  The City has NO ordinance whatsoever they could use or INCOG could enforce that could keep that house from being scraped.  As it is zoned OL there is no ordinance that can prevent them from putting in a parking lot to some degree.
The removable sign on the sidewalk is over kill in this urban context and really not necessary; they don't have a hardship for that variance request to the Board of Adjustment.  They are going to put in an outdoor dining area on that massive sidewalk/parking on Trenton Av.

[Double A]

When I first read this thread I thought I was getting a bleeding ulcer. I love those buildings and used to wait to catch the bus in front of them when I was a kid. My first apartment was a garage apt just a few doors down on Trenton. Cherry St. needs structured parking or else we will see buildings like this torn down to make way for parking. I think the parking lot behind the subway on Rockford would make an excellent location, given it's central location and existing use as a parking lot.

[sgrizzle]

quote:Originally posted by tulsascoot

First of all, I can't wait for this. I've been eating there for years, and I live near downtown.

Second. IT IS CALLED CHIPOTLE!!!!!

Why are all of you putting an unnecessary 'S' on the end of it.

Sorry, I have some sort of pet pieve with people adding and S to the end of the names of establishments. You never hear about someone going to Quiktrip's.

I guess it's because people have been adding an s to the end of my name for as long as I can remember, and there is no s in my last name.

The thread title has the L and T backwards, if you want to nitpick.

[waterboy]

quote:Originally posted by Double A

When I first read this thread I thought I was getting a bleeding ulcer. I love those buildings and used to wait to catch the bus in front of them when I was a kid. My first apartment was a garage apt just a few doors down on Trenton. Cherry St. needs structured parking or else we will see buildings like this torn down to make way for parking. I think the parking lot behind the subway on Rockford would make an excellent location, given it's central location and existing use as a parking lot.

AA, remember when it was a Schwegman's Laundry? Used to do my clothes there. What about putting a parking garage with a nice facade where the oh so ugly car wash sits? Then run a little electric step on/off tram up and down the street. Would be very convenient.

[TheArtist]

quote:Originally posted by waterboy

quote:Originally posted by Double A

When I first read this thread I thought I was getting a bleeding ulcer. I love those buildings and used to wait to catch the bus in front of them when I was a kid. My first apartment was a garage apt just a few doors down on Trenton. Cherry St. needs structured parking or else we will see buildings like this torn down to make way for parking. I think the parking lot behind the subway on Rockford would make an excellent location, given it's central location and existing use as a parking lot.

AA, remember when it was a Schwegman's Laundry? Used to do my clothes there. What about putting a parking garage with a nice facade where the oh so ugly car wash sits? Then run a little electric step on/off tram up and down the street. Would be very convenient.

WALK! ya lazy b@stards. Its good for your health.

[perspicuity85]

quote:Originally posted by inteller

here is my problem.  Chipoltes is a high traffic/volume place.  They don't want people staying.  They want a constant feeder line of people ordering burritos and leaving.  For that reason you dont need more parking.  They should do the responsible thing and ask for a parking reduction.

How does one go about asking for a parking reduction?  Someone should suggest it to the company- they might listen if they are able to save money by not buying/tearing down the house behind the restaurant building.

[OurTulsa]

quote:Originally posted by perspicuity85

quote:Originally posted by inteller

here is my problem.  Chipoltes is a high traffic/volume place.  They don't want people staying.  They want a constant feeder line of people ordering burritos and leaving.  For that reason you dont need more parking.  They should do the responsible thing and ask for a parking reduction.

How does one go about asking for a parking reduction?  Someone should suggest it to the company- they might listen if they are able to save money by not buying/tearing down the house behind the restaurant building.

I know that the BOA staff person asked the architect of record to have Chipotle consider requesting a Variance of some of the total parking requirement and use the north and west sides of the house to accommodate a little parking.  He said that Chipotle wasn't interested in that idea.
INCOG has the new agenda up, here is the link to the exhibit for this case: http://www.incog.org/City%20of%20Tulsa%20BOA/BOA%20Agenda/20637a.pdf

And more specific to your question.  A property owner can ask the Board of Adjustment for a parking variance.  There are some strict rules guiding the grant of a variance however parking variances have been granted up and down Cherry St. for a very long time due mostly in part to the historic compact fabric.  I think there are parking variances on Chipotle's property but obviously they don't cover the restaurants needs.

[Double A]

quote:Originally posted by waterboy

quote:Originally posted by Double A

When I first read this thread I thought I was getting a bleeding ulcer. I love those buildings and used to wait to catch the bus in front of them when I was a kid. My first apartment was a garage apt just a few doors down on Trenton. Cherry St. needs structured parking or else we will see buildings like this torn down to make way for parking. I think the parking lot behind the subway on Rockford would make an excellent location, given it's central location and existing use as a parking lot.

AA, remember when it was a Schwegman's Laundry? Used to do my clothes there. What about putting a parking garage with a nice facade where the oh so ugly car wash sits? Then run a little electric step on/off tram up and down the street. Would be very convenient.

Schwegman's might have been before my time, but I do remember the cleaners that used to be there. As far as the car wash goes, that would require tearing down more of the houses in that area, I really would hate to see that happen. Especially since the guy who lives directly behind it just spent so much time and money restoring his house.

[sgrizzle]

quote:Originally posted by perspicuity85

quote:Originally posted by inteller

here is my problem.  Chipoltes is a high traffic/volume place.  They don't want people staying.  They want a constant feeder line of people ordering burritos and leaving.  For that reason you dont need more parking.  They should do the responsible thing and ask for a parking reduction.

How does one go about asking for a parking reduction?  Someone should suggest it to the company- they might listen if they are able to save money by not buying/tearing down the house behind the restaurant building.

They don't have much in the way of nearby parking either. Plus, the aforementioned flow will be stifled greatly if it takes you 10 minutes to park and get inside. It's parking behind the building, and the spots can be used by mutiple businesses. I have no problem with it.