Download - 441ST STREET & 1ST STREET & STATION AREA ANALYSIS … · ballet theater peoria avenue freeland brown pharmacy whole foods market the enclave at brookside cottage courts reasor’s

NORTH

PROJECT TEAM

CLUE GROUP

SAM SCHWARTZ ENGINEERING

DUNCAN ASSOCIATES

PEORIA AVENUE BRT LAND USE STUDY

TULSA, OKLAHOMA

JANUARY 2017

© 2016 THE LAKOTA GROUP

600’150’ 300’0

L Y 2 0 1 0

NEIGHBORHOOD CENTERS

Average households / acre 5

Average jobs / acre 12

Pla

n C

ate

go

rie

s

DOWNTOWN CENTERS

DOWNTOWN CORE

Bu

ild

ing

Blo

ck

DOWNTOWN NEIGHBORHOOD





TOWN CENTERS

REGIONAL CENTERS





LUJ U L Y 2 0 1 0





EXISTING RESIDENTIAL NEIGHBORHOODS

NEW RESIDENTIAL NEIGHBORHOODS

NEW RESIDENTIAL

NEIGHBORHOODS

CORRIDORSEXISTING

RESIDENTIAL NEIGHBORHOODS

EMPLOYMENT

MAIN STREETS

MIXED-USECORRIDORS





EMPLOYMENT

Average households / acre n/a


CATEGORY1/2-MILE RADIUS AROUND41ST ST S & PEORIA AVE

TULSA (CITY)

Population (2016) 3,709 411,880Population (2010) 3,581 391,900Population Change, 2010-2016 +3.6% +5.0%Median Age 41.0 35.7

Households (2016) 2,045 170,335Average HH Size 1.8 2.4

Median HH Income $51,601 $43,075Bachelor’s Degree or Higher 43% 30%

Housing Units (2016) 2,364 186,726Owner-Occupied 47% 47%Renter-Occupied 39% 46%Vacant 14% 12%

Total number of business entities 233 28,615Total Retail Sales Leakage / Surplus $21,400,000 $4,018,000,000

BROOKSIDE LIBRARY

TULSA BALLET

THEATER PEO

RIA

AVEN

UE

DOWNTOWN CORE

WATER BODY

ARKANSAS RIVER CORRIDOR

BUSY INTERSECTION

DEVELOPMENT OPPORTUNITY SITE VACANT BUILDING

POLICY - LAND USE CONFLICT

NEIGHBORHOOD CENTER

REGIONAL CENTER

TOWN CENTER

DOWNTOWN NEIGHBORHOOD

EXISTING RESIDENTIAL NEIGHBORHOOD

MIXED-USE CORRIDOR

MAIN STREET

NEW RESIDENTIAL NEIGHBORHOOD

EMPLOYMENT

LEGEND

TRAIL

PEDESTRIAN BARRIER

PARKS & OPEN SPACE

STATION AREA OVERVIEW

41ST STREET & 41ST STREET & PEORIA AVENUEPEORIA AVENUEMARKET OVERVIEW

PLANiTULSA LAND USE BUILDING BLOCKS

STATION AREA ANALYSIS

FREELAND BROWN

PHARMACY

WHOLE FOODS

MARKET

THE ENCLAVE AT BROOKSIDE

APARTMENT HOMES

COTTAGE COURTS

REASOR’S

JIMMY’SEGG

4100 APARTMENTS

TRADER JOE’S

YALE CLEANERS

ARBY’S

E 41ST STE 41ST ST

RIVE

RSID

E DR

PEO

RIA

AVEN

UE

KEY CONNECTION ALONG 41ST STREET.

POOR PEDESTRIAN CONDITIONS

POCKETS OF MULTI-FAMILY RESIDENTIAL DEVELOPMENT EXIST ON THE WESTERN-MOST SIDE OF THE STATION AREA.

ABUNDANCE OF REDEVELOPMENT IN THIS AREA

BROOKSIDE CORRIDOR

POOR PEDESTRIAN CONDITIONS

AUTO-DOMINATED SHOPPING CENTER

MIXED-USED CORRIDOR SOUTH OF 41ST STREET.

NORTH

PROJECT TEAM

CLUE GROUP


DUNCAN ASSOCIATES


TULSA, OKLAHOMA

JANUARY 2017


300’75’ 150’0

BIRD’S EYE VIEW OF DEVELOPMENT VISION (LOOKING NORTHEAST)

DEVELOPMENT CHARACTER

41ST STREET & 41ST STREET & PEORIA AVENUEPEORIA AVENUE


STATION AREA DEVELOPMENT VISION

EXISTINGEXISTING

E 42ND ST

PROPOSEDPROPOSED

S P

EOR

IA AV

E

PEO

RIA

AVEN

UEPE

ORI

A AV

ENUE

E. 41ST STREET

E 41ST ST

E 42ND ST

S PEO

RIA

AVE

E 41ST ST

NORTH

PROJECT TEAM

CLUE GROUP


DUNCAN ASSOCIATES


TULSA, OKLAHOMA

JANUARY 2017


600’150’ 300’0

UsesHigh capacity transportation facilities are paired with housing, commercial, and employment uses. Uses support surrounding suburban residential neighborhoods.

Linear FormDevelopment is oriented along Peoria Avenue. Corridors are a neighborhood and community connector, transportation route, and magnet for mixed-use development and residential uses.

Consistent, Shallow Setback• right-of-way with sidewalk, parkway strip, and street.

2-6 Story Development• Moderate-density • Vertical and horizontal integration of residential uses.

Building Transparency• transparency

• Transparency lowers as building height rises.

Off-Street Parking• Lots are situated behind development. • Minimal or no curb cuts to access parking via primary street.

• Building service functions also accessed via parking behind buildings.

Building Facades• Facades and entrances directly address street.

• Human-scaled design (awnings, signage, etc.)

Dedicated, Enhanced BRT Station (North of intersection)• A 60x10 BRT pull-off that features ticket vending machines.

• Next bus arrival information.• Pedestrian illumination.• ADA loading platform.• Transit shelter (approx 6’x32’)

• In lieu of a road diet, which isn’t recommended for this corridor per the

calming measures found from 33rd to 35th should be continued along this section of the Peoria Corridor. Bike Share Station

• Opportunity to connect BRT and other transit to bike sharing.

• Station located adjacent to new retail / commercial development and existing multi-family development.

Shared Bicycle Lanes• Lane marking’s identify shared bicycle lanes. Narrow right-of-way prohibits separate, dedicated bike lanes at this station location.

Enhanced Streetscape • The streetscape includes landscaping, lighting , public art, and other pedestrian amenities.

• Mixed use development supports sidewalks, restaurants, and cafe seating.

Cafe Seating / Plaza• Street level frontage of mixed-use projects is developed with levels of pedestrian-oriented uses such as plazas and parks.

Wide sidewalks• High intensity/density uses encourage high pedestrian activity. Wide (8’-12’) sidewalks support the pedestrian

Placemaking• signage and public art at corners of intersection enhances sense of place

DEVELOPMENT CHARACTER

DEVELOPMENT GUIDELINES TRANSIT GUIDELINES URBAN DESIGN GUIDELINES

URBAN DESIGN CHARACTERTRANSIT CHARACTER

STATION AREA DEVELOPMENT DIAGRAM41ST STREET & 41ST STREET & PEORIA AVENUEPEORIA AVENUE


PEO

RIA

AVEN

UE

E. 41ST STREET

NORTH

PROJECT TEAM

CLUE GROUP


DUNCAN ASSOCIATES


TULSA, OKLAHOMA

JANUARY 2017


600’150’ 300’0

REGULATION OL OM CS CH RM-1 RM-2 RM-3 MX(P) MX(U) MX(V)

Minimum Street Frontage (ft) 50 50 50 None 30 30 30 20 20 20

Minimum Street Setback (ft) 10 10 10 0 25 10 25 0 0 0

Maximum Floor Area Ratio (FAR) 0.4 0.5 0.5 None NA NA NA None None None

Maximum Height (ft) 35 None None None 35 35 None Varies Varies Varies

Minimum Ground Floor Transparency None None None None NA NA NA 50 35-40 35-40

Maximum Density (UPA) ~24 ~40 ~40 None ~24 ~40 ~100+ None None None

Street-Facing Entrance Required No No No No No No No Yes Yes Yes

POTENTIAL ZONING CONCEPT

RM-1RM-1

MX1-PMX1-P


41ST STREET & 41ST STREET & PEORIA AVENUEPEORIA AVENUEEXISTING ZONING STANDARDS

EXISTING ZONING

MX-VARIABLE DISTRICT ZONING

DEVELOPMENT OPPORTUNITY SITEMX-PEDESTRIAN DISTRICT ZONING

LEGEND

SINGLE-FAMILY / MID- DENSITY RES. (RD, RT)MULTI-FAMILY RESIDENTIAL (RM)

SINGLE-FAMILY RESIDENTIAL (RS)

PARKING (PK)

MX-URBAN DISTRICT ZONING

MX-FLEXIBLE DISTRICT ZONING

OFFICE ZONING(OL, OM, OMH, OH)

POTENTIAL FOR FUTURE CHANGE

COMMERCIAL ZONING(CS, CG, CH, CBD)

BROOKSIDE LIBRARY

TULSA BALLET

THEATER PEO

RIA

AVEN

UE

FREELAND BROWN

PHARMACY

WHOLE FOODS

MARKET

THE ENCLAVE AT BROOKSIDE

COTTAGE COURTS

REASOR’S

JIMMY’SEGG

4100 APARTMENTS

TRADER JOE’S

YALE CLEANERS

ARBY’S

E 41ST STE 41ST ST

RIVE

RSID

E DR

PEO

RIA

AVEN

UE

RIVER DISTRICT OVERLAY (RDO)

INDUSTRIAL ZONING(IL, IM, IH)

MX1-PMX1-P

MX1-PMX1-P

MX1-PMX1-P

MX1-P

MX1-PMX1-P

MX2-VMX2-V

MX2-VMX2-VMX1-VMX1-V

MX1-PMX1-P

MX1-VMX1-V

MX1-VMX1-V

MX1-VMX1-VMX1-VMX1-V

MX1-VMX1-V

RM-2RM-2

RS-3RS-3

RS-3RS-3

RS-3RS-3

RS-2RS-2

RS-2RS-2

RS-3RS-3RS-3RS-3

RS-3RS-3

RS-3RS-3

RS-3RS-3

RS-3RS-3

RS-3RS-3

RS-3RS-3

RS-3RS-3

RS-3RS-3

PKPK

IMIMRM-2RM-2

RM-2RM-2

RS-3RS-3

RS-3RS-3

RS-3RS-3

RS-3RS-3

RS-3RS-3

RS-3RS-3

RS-3RS-3

RM-0RM-0

RM-2RM-2

OLCHCH

RS-3RS-3

RS-4RS-3RS-3

RS-3RS-3

RS-3RS-3

RS-3RS-3

RS-3RS-3

RS-3RS-3

RS-3RS-3RM-2RM-2

CSCS

RTRTRM-1RM-1

RM-2RM-2

RD

O-1

RD

O-1

RD

O-1

RD

O-1

RD

O-1

RD

O-1

RD

O-1

RD

O-3

RD

O-3

RD

O-3

RD

O-3

RD

O-3

RD

O-3

RD

O-3

RD

O-3

Download - 441ST STREET & 1ST STREET & STATION AREA ANALYSIS … · ballet theater peoria avenue freeland brown pharmacy whole foods market the enclave at brookside cottage courts reasor’s

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