category 1/2-mile radius around pine st & peoria ave · tulsa, oklahoma january 2017 ... •...

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


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

CATEGORY1/2-MILE RADIUS AROUND

PINE ST & PEORIA AVETULSA (CITY)

Population (2016) 1,414 411,880Population (2010) 1,389 391,900Population Change, 2010-2016 +2% +5.0%Median Age 25.0 35.7

Households (2016) 532 170,335Average HH Size 2.6 2.4

Median HH Income $20,850 $43,075Bachelor’s Degree or Higher 15% 30%

Housing Units (2016) 667 186,726Owner-Occupied 24% 47%Renter-Occupied 55% 46%Vacant 20% 12%

Total number of business entities 101 28,615Total Retail Sales Leakage / Surplus $37,200,000 $4,018,000,000

STATION AREA OVERVIEW

PINE STREET & PINE STREET & PEORIA AVENUEPEORIA AVENUEMARKET OVERVIEW

PLANiTULSA LAND USE BUILDING BLOCKS

STATION AREA ANALYSIS

EXISTING SALVAGE YARD(S) PRESENTS CONFLICTS WITH NEIGHBORHOOD CENTER DESIGNATION

INFILL OPPORTUNITIES EXIST THROUGHOUT AREA NORTHWEST OF THE PINE STREET & PEORIA AVENUE INTERSECTION

FRONTAGE / OUTLOT CAPACITY

REDEVELOPMENT OPPORTUNITIES EXIST AT SHOPPING CENTER DUE TO EXISTING BUILDING VACANCIES

EXISTING INDUSTRIAL LAND USES PRESENT CONFLICTS WITH TOWN CENTER DESIGNATION

BUSY INTERSECTION AND OVERPASS POSE PEDESTRIAN BARRIERS

HUTCHERSONYMCA

COMMUNITY FOOD BANK OF EASTERN

OKLAHOMA

MORTON HEALTH CENTER

MORNING STAR BAPTIST

CHURCH

OSA

GE P

RAIR

IE T

RAIL

OSA

GE P

RAIR

IE T

RAIL

SEMINOLE HILLS

SHOPPING CENTER

NEW SENIOR HOUSING

DEVELOPMENT (IN PROGRESS)

CARVER MIDDLE SCHOOL

LACY COMMUNITY

CENTER

E PINE ST.E PINE ST.

PEO

RIA

AVEN

UEPE

ORI

A AV

ENUE

CHEROKEE EXPRESSWAY

RUDISILL REGIONAL LIBARARY

NORTH

PROJECT TEAM

CLUE GROUP


DUNCAN ASSOCIATES


TULSA, OKLAHOMA

JANUARY 2017


300’75’ 150’0

PEO

RIA

AVEN

UE

PEO

RIA

AVEN

UE

E. PINE STREET

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

DEVELOPMENT CHARACTER

N PEORIA AVE

E PINE ST

PINE STREET & PINE STREET & PEORIA AVENUEPEORIA AVENUE


STATION AREA DEVELOPMENT VISION

SEMINOLE HILLS SHOPPING CNETER

PROPOSEDPROPOSED

N PEORIA AVE

E PINE ST

SEMINOLE HILLS SHOPPING CNETER

EXISTINGEXISTING

NORTH

PROJECT TEAM

CLUE GROUP


DUNCAN ASSOCIATES


TULSA, OKLAHOMA

JANUARY 2017


600’150’ 300’0

1-5 Story Development• Medium-scale, medium-density mixed-use development.

• Horizontal integration of residential uses.

Development Scale• As development transitions from the Peoria Avenue corridor to the residential neighborhoods the height / scale, density, and intensity of development decreases.

Building Transparency• • Transparency lowers as building height rises.

Off-Street Parking• Lots are situated behind development. • Shared parking areas for mixed-uses.• Parking areas separated from pedestrian uses.

• Minimal curb cuts to access parking. No curb cut access 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.)

UsesRetail, dining, services, and employment center. Entertainment and commercial uses integrated

Pedestrian Refuge Island • Existing wide intersection poses threat to pedestrian safety without adequate signalization or signage.

• Road diet provides opportunity to enlarge center median and provide refuge island to facilitate circulation safely.

Vegetated Median• Existing narrow median widened. • shade trees and shrubs.

Dedicated, Enhanced, BRT Station• Existing station structure to remain.• Next bus arrival information.• Pedestrian illumination.• ADA loading platform.• Transit shelter (approx 6’x32’)

Road Diet • Existing 6, 12’-13’ lanes re-striped to 4, 11’ wide lanes.

• Left turn lane at intersection. • Street design integrates pedestrian, bicycle, transit, and vehicular uses.

• Provides additional space to improve / increase pedestrian facilities (wider sidewalks, etc.)

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

• South of Pine: implement priority shared-lane. Color lanes and markings should extend into intersection to lead cyclists and increase safely.

Bike Share Station• Opportunity to connect BRT and other transit to bike sharing.

• Station located adjacent to off-street multi-use path. Off-Street Multi-use

Path• Existing multi-use path to remain.

• Trail signage and mile markers help direct pedestrian circulation.

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

• Plaza features seating, shade trees, and water feature / public art.

Enhanced Streetscape • Streetscape serves as the centers primary open space, complimented by outdoor seating, plazas, courtyards, and sidewalk dining areas.

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

• Site furnishes are place appropriate to accommodate pedestrian needs.

Broad / Wide Sidewalks• Increased development intensity, density, and variety of uses encourage high pedestrian activity.

• Wide (8’-12’) sidewalks support the

Placemaking• 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 DIAGRAMPINE STREET & PINE STREET & PEORIA AVENUEPEORIA AVENUE


PEO

RIA

AVEN

UE

E. PINE 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

RM-1RM-1

MX2-VMX2-V

MX2-UMX2-U

MX2-VMX2-V

MX2-UMX2-UMX2-UMX2-U

MX2-UMX2-UMX1-UMX1-UMX1-UMX1-U

MX1-UMX1-UMX1-U

MX2-UMX2-U

MX1-U MX1-VMX1-V

RM-1RM-1

RM-2RM-2

RM-1RM-1

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

RM-1RM-1

RS-4RS-4

RS-4RS-4

RS-4RS-4RS-4RS-4

RS-3RS-3 RS-4RS-4

RS-4RS-4

ILIL

RM-1RM-1

CSCS

IL

ILIL

IMIMIMIM IMIM

IMIMIMIM

IMIM

IMIM

IMIM

ILIL

RM-1RM-1

CHCH

RM-1RM-1

RM-2

RM-2RM-2

IMIM

RS-3RS-3

ILIL

ILIL

ILIL

RRCHCH

RM-1RM-1

RS-4RS-4

RM-1RM-1

POTENTIAL ZONING CONCEPT


EXISTING ZONING STANDARDS

EXISTING ZONING

PINE STREET & PINE STREET & PEORIA AVENUEPEORIA AVENUE

HUTCHERSONYMCA

COMMUNITY FOOD BANK OF EASTERN

OKLAHOMA

MORTON HEALTH CENTER

UU MORNING STAR BAPTIST

CHURCH

OSA

GE P

RAIR

IE T

RAIL

OSA

GE P

RAIR

IE T

RAIL

SEMINOLE HILLS

SHOPPING CENTER

NEW SENIOR HOUSING

DEVELOPMENT (IN PROGRESS)

CARVER MIDDLE SCHOOL

LACY COMMUNITY

CENTER

E PINE ST.E PINE ST.

PEO

RIA

AVEN

UEPE

ORI

A AV

ENUE

CHEROKEE EXPRESSWAY

RUDISILL REGIONAL LIBARARY

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)

RIVER DISTRICT OVERLAY (RDO)

INDUSTRIAL ZONING(IL, IM, IH)

category 1/2-mile radius around pine st & peoria ave · tulsa, oklahoma january 2017 ... •...

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