Bomasada Development (NOT) Going Forward

[we vs us]

More info from the Tulsa World today:

quote:  Brookside project back on

Developer says apartment plan's cost issues resolved

An on-again, off-again proposal to build an upscale apartment complex in the Brookside neighborhood will be considered May 21 by the Planning Commission.

Bomasada Group Inc. of Houston submitted its planned unit development, or PUD, to the city last week.

A PUD provides a detailed description of the proposed project.

It allows developers more flexibility within the zoning code; in exchange, the city can put more conditions on the project.

Bomasada's PUD, to be called The Enclave at Brookside, must be recommended by the Planning Commission and approved by the City Council before the project can move forward.

"We think we're going to be a great benefit to the neighborhood and to the city," said John Gilbert, senior vice president of Bomasada.

The proposed development -- initially unveiled early this year -- is planned for 39th Street and Rockford Avenue.

Bomasada in March abandoned the project, citing rising costs and unresolved issues with the neighborhood.

But earlier this month, Gilbert confirmed that
the cost issues had been resolved and that the project would move forward -- this time as a four-story structure along 39th Street.

The original design called for a five-story apartment building/parking garage facing 39th Street, with three-story apartment buildings facing a portion of Rockford Avenue.

The design to be presented to the Planning Commission shows a four-story apartment building facing 39th Street, with the three-story apartments along Rockford Avenue extending to 41st Street.

A separate parking garage in the interior of the property will be five levels but only four stories.

The height of the proposed apartment complex has been a major concern of neighborhood residents wary of the project.

The maximum roof height of the four-story apartment building will be 48 feet and the maximum roof height of the three-story apartment buildings will be 35 feet, according to the PUD.

Gilbert said he expects construction to begin in the late summer or early fall and be completed within two years.



Key details of apartment proposal


The Planning Commission will hold a public hearing May 21 on a proposed upscale apartment complex in Brookside.

Here are the details of the proposed development:

Name: The Enclave at Brookside

Address: 39th Street and Rockford Avenue

Units: Maximum 240 (about equal number of oneand two-bedroom apartments)

Cost: $850 to $2,000 per month

Roof height: 48 feet for four-story structure; 35 feet for three-story structure.

Stories: Apartment buildings, three and four stories; parking garage, four stories (five levels)

Amenities: Wine bar, Internet cafe, fitness center, billiard/ poker room, swimming pool

Begin construction: Late summer, fall

Construction completed: Within 24 months of start date

[dsjeffries]

[sgrizzle]

quote:Originally posted by dsjeffries

That works for me.

[TheArtist]

Better than what they had before, and I liked what they had before. Lets hope it really goes through.

Will be nice to see some renderings.

[cannon_fodder]

From a density perspective, how many units are there now?  240 units, 50% 2 bedroom 50% one bedroom... let call it 500 people (as many singles sharing an apartment as 3 person families as 2 roommates with separate beds).  I'm in favor of density, just curious how many more residence of Brookside this will give us.

Prior plans were for "Approximately 250 units" so they might not be giving up too much at all.

Lets hope we really really get it this time.  But again, I refuse to get excited again.  Well, I'll try not to.

[spoonbill]

They are getting their foot in.  

There eyes are on two more properties in Tulsa, but for now they have to learn the process.  This is becoming just another Tulsa style complex.  It will be very familiar once it is run through the machine.  I'm willing to bet it will even be very "Hardestyesque."  

They have been touring other complexes in south tulsa and taking notes to "see what Tulsan's like."

[cannon_fodder]

If it is a grouping of 3-4 story units with 8 to 12 apartments each and a vast parking lot surrounding the building... I'll be very disappointed.   I wouldn't think falling in with the herd is a good way to add value to your new project nor build the Bomosada brand name.  

I guess we wait and see.

[TheArtist]

quote:Originally posted by spoonbill

They are getting their foot in.  

There eyes are on two more properties in Tulsa, but for now they have to learn the process.  This is becoming just another Tulsa style complex.  It will be very familiar once it is run through the machine.  I'm willing to bet it will even be very "Hardestyesque."  

They have been touring other complexes in south tulsa and taking notes to "see what Tulsan's like."

My feeling, when listening to him, was that he was doing what the demographic he is shooting for likes. That demographic has pretty much the same tastes everywhere. Though in Tulsa they do not have the kind of money they may have in other cities and their numbers are less so that will put some constraints on the contstruction.

Some people in the meeting kept complaining about the look of the building and were saying things like "brick would look better". The builder pointedly said he thought that brick stuff, like whats going in near 2st and riverside looked boring. Plus he said several times they wanted this to be the premier complex in Tulsa. (though one must note that even the best here would be considered average in places like Austin, Denver and Dallas) Those and other comments gave me the impression that this was going to be something different than your usual "Tulsa" complex.

Will be interesting to see if your right though on whether Tulsas development environment pushes this complex into more "every day" territory. Regardless, its going to be a great improvement and nice addition to Brookside.

[sgrizzle]

quote:Originally posted by cannon_fodder

If it is a grouping of 3-4 story units with 8 to 12 apartments each and a vast parking lot surrounding the building... I'll be very disappointed.   I wouldn't think falling in with the herd is a good way to add value to your new project nor build the Bomosada brand name.  

I guess we wait and see.

Did you look at the graphic above?

[Renaissance]

quote:Originally posted by TheArtist

quote:Originally posted by spoonbill

They are getting their foot in.  

There eyes are on two more properties in Tulsa, but for now they have to learn the process.  This is becoming just another Tulsa style complex.  It will be very familiar once it is run through the machine.  I'm willing to bet it will even be very "Hardestyesque."  

They have been touring other complexes in south tulsa and taking notes to "see what Tulsan's like."

My feeling, when listening to him, was that he was doing what the demographic he is shooting for likes. That demographic has pretty much the same tastes everywhere. Though in Tulsa they do not have the kind of money they may have in other cities and their numbers are less so that will put some constraints on the contstruction.

Some people in the meeting kept complaining about the look of the building and were saying things like "brick would look better". The builder pointedly said he thought that brick stuff, like whats going in near 2st and riverside looked boring. Plus he said several times they wanted this to be the premier complex in Tulsa. (though one must note that even the best here would be considered average in places like Austin, Denver and Dallas) Those and other comments gave me the impression that this was going to be something different than your usual "Tulsa" complex.

Will be interesting to see if your right though on whether Tulsas development environment pushes this complex into more "every day" territory. Regardless, its going to be a great improvement and nice addition to Brookside.

I certainly hope they stick with the multistory/parking garage concept.  When these kind of developments are clustered in the same area the result is a dense, friendly, urban residential neighborhood--exactly what we want for the East Village.  Imagine if this development group and others were to put similar developments in the vacant parking lots to the south of the future Drillers stadium/east of Blue Dome.  The result might look like this:

http://maps.google.com/maps?f=q&hl=en&geocode=&q=state+and+allen,+dallas&sll=32.797701,-96.796417&sspn=0.012193,0.014591&ie=UTF8&ll=32.79734,-96.797919&spn=0.006097,0.007296&t=k&z=17

(State Allen neighborhood of uptown Dallas.  I've mentioned it before.)

[bigdtottown]

Floyd is right, these type developments can generate momentum for higher density development.  I used to live in the State Thomas area he mentions and absolutely loved it.  Very exciting atmoshere there and Uptown, but it can be extremely expensive, but a lot of that is due to extremely high land costs, which developers in Tulsa don't face yet.  This is a pretty exciting development if it gets done.

[cannon_fodder]

quote:Originally posted by sgrizzle


Did you look at the graphic above?

Yes, but it really isn't that clear to me.  It LOOKS to be more than Spoonbill is fearing, but I don't know.  Just saying, if it ends up being more of the same I will be disappointed.

[spoonbill]

quote:Originally posted by cannon_fodder

quote:Originally posted by sgrizzle


Did you look at the graphic above?

Yes, but it really isn't that clear to me.  It LOOKS to be more than Spoonbill is fearing, but I don't know.  Just saying, if it ends up being more of the same I will be disappointed.

Bomasada is walking a thin line.  I hope they take the risk, but I don't believe they will.

[BierGarten]

The opposition to this project seems organized, albeit the "opposition" may be no more than one person with a Kinkos card, I don't know.  I live in the half square mile where this project is proposed to be built and this morning I had a flyer on my front door written by the oposition, inviting me to an upcoming neighborhood meeting and inviting me to sign a petition against the project.  

I really hope this opposition contingent is SMALL because I do not want the developers to feel as though our neighborhood is in fact against the project.  I bet this is one of those things where if you went door to door in my half mile, 90 percent of folks would say something like, "Are you kidding me, of course we want to get rid of those ugly cinder block looking poor homes and build an upscale apartment complex," but it's the small opposition to the project making the noise.  I'll try to remember to scan the flyer and post it here and I'll try to make it to the upcoming meeting in order to be a voice for the project.

[PonderInc]

The above graphics are from the old plan.

Here are the current site plan and artist's rendering:
Enclave Site Plan

and...
Enclave Rendering