KENDALL - WHITTIER

Neighborhood Masterplan

Planning & Design Team

Urbantech, Inc.

Fox Architects

LandPlan Consultants

May 1991

For the Tulsa Development Authority

In cooperation with

The Tulsa Metropolitan Area Planning Commission (TMAPC) & INCOG

KENDALL - WHITTIER

NEIGHBORHOOD MASTERPLAN

1991

"The preparation of the plan was funded in part through monies raised by the neighborhood itself including, but not limited to, the Kendall - Whittier Neighborhood Association and the Kendall - Whittier Business Development Association".

Prepared for the Tulsa Development Authority in cooperation with the Tulsa Metropolitan Area Planning Commission (TMAPC) and INCOG

Revised 4-04-91 (Retyped 11-14-2006)

2 TABLE OF CONTENTS

1. Kendall - Whittier Plan...... 1

2. Sub Area Plans...... 13

3. Whittier Square...... 36

4. Appropriate Retail...... 43

5. Proposed Zoning...... 46

6. Appendices

Appendix A - Kendall - Whittier Neighborhood Survey Results...... 52

Appendix B - School/Park/TU Campus Acquisitions...... 58

Appendix C - Neighborhood Redevelopment Projects...... 60

Appendix D - The Planning Process...... 63

3 THE KENDALL - WHITTIER PLAN

During the 1920s and 1930s the Kendall - Whittier area was at the eastern edge of Tulsa along with the University of Tulsa. It had its own "downtown" business center located along Lewis Avenue between Third and Archer Streets. Since then, Tulsa has grown far to the east and southeast. The neighborhood and its people have aged. Retail, industrial enterprises, and major highways have encroached on its formerly quiet residential streets. Real estate entrepreneurs placed higher density apartments where houses once stood. Aging, the transition of land use in the area, and an economic downturn in the region combined to cause considerable physical and social deterioration beginning in the late 1970s. The area suffered from an alarming crime rate (primarily prostitution and drug related) such that the neighborhood began a very effective law enforcement advocacy during the late 1980s. In 1989 the University, Church, and business elements of the neighborhood banded together to do what had never been done before in Tulsa. They "anted up" 50 percent of what it would cost to produce a neighborhood plan and challenged the city to match it. The city did match the funds and this plan is one of the results.

The Plan Area

The concept was to focus on the Whittier Square area (Primary Study Area) with general neighborhood planning (Secondary Planning Area) happening in an area bounded by Archer, Delaware, 11th Street, and Utica Avenue. Ultimately, the area was expanded eastward to Harvard during the organizational meetings as the need for other focus studies such as for a park and magnet school site became apparent. The resultant Primary and Plan Areas are shown on the following map. (Kendall - Whittier Plan Area).

Goals of the Plan

The neighborhood was developed in the 1920's and added to as late as the 1940's and 1950's when later parts of the Daniels Addition were built. Throughout the entire period the University of Tulsa was expanding and during the 1960's small apartment complexes were built to the west of the campus for students and other new residents. During the economic downturn of the 1980's, apartment occupancy and rents fell throughout the city and older marginal areas such as Kendall - Whittier became less competitive and fell victim to more transient residents and the poor. These new residents fed a perception of neighborhood decline which became fact because owner occupancy and reinvestment were discouraged. More modern and suburban retail centers drew business away from Whittier Square which then began to lease to more marginal retail and

4 KENDALL - WHITTIER PLAN AREA MAP

5 adult entertainment businesses. The schools in the area aged and student populations dropped. Crime, primarily drugs and prostitution, became rampant and further destabilized the neighborhood. Building aging, a lack of maintenance and depressed rental incomes caused considerable visual and structural blight. Yet the neighborhood is a key midtown residential and business area with significant pockets of good housing and important institutions such as Hillcrest Hospital and the University of Tulsa.

The goals of the plan then include:

1. Revitalize the retail center at Whittier Square.

2. Remove substandard housing stock and encourage renovation and residential maintenance by owner occupants.

3. Improve affordable rental housing opportunities.

4. Implement the Elm and Coal Creek Drainage plans and solve neighborhood flooding problems.

5. Develop an adequate new neighborhood park.

6. Develop a new school as a result of merging three aging facilities (Lincoln, Whittier and Kendall Schools). This project should be given top priority because it, in conjunction with the new park, will do more for the regeneration of the neighborhood than all other projects combined.

7. Accommodate, in an orderly fashion, the growth of the University of Tulsa campus.

8. Encourage the continuation and growth of employment in the area.

9. Continue and enhance the efforts to deter crime in the area.

10. Remove blight, improve the neighborhood's landscaping, and concentrate on making the outside areas accessible to the large population of the aging and handicapped.

11. Encourage public entities to locate, expand, or to commit to remain in the Whittier Square business center including:

A. The U.S. Post Office B. The City County Library C. State and Local Social Service Agencies D. Tulsa Police and Fire (Substations)

6 Observations on Existing Conditions

Although the Plan observes a functional block of urban area (the Kendall - Whittier Neighborhood) as a whole, other plans exist or are in the process of being developed which address specific functions which also impact the neighborhood, or are impacted by it. They include:

1. The University of Tulsa Master Plan (incorporated into the Kendall - Whittier Plan).

2. The Hillcrest Hospital Development Plan (boarders southern edge of Kendall - Whittier along 11th Street).

3. City of Tulsa Stormwater Management Plans - Master Drainage Plan for Coal Creek (affects the eastern half of the Kendall - Whittier Area).

4. City of Tulsa Stormwater Management Plans - Master Drainage Plan for Elm Creek (affects the western half of the Kendall - Whittier Area).

5. City of Tulsa Major Street and Highway Plan (affects street sizes, designations, and ability to change them).

6. City of Tulsa, District 4 Plan (General Land Use Plan for a wider environment which includes the Kendall - Whittier Area).

7. Various plans being formulated by Tulsa Public Schools for closing, consolidation, and new facilities.

8. Various City Department Master Plans such as Parks, and Police and Fire.

9. Plans of County Agencies such as the City-County Library.

10. Plans of the Federal Government such as for the Whittier Square Post Office facility.

11. The Route 66 Corridor Study (study being started which affects the 11th Street corridor).

Existing Conditions - Structural

The structural conditions survey done by the Tulsa Urban Development Department clearly shows a broad based deterioration which can be attributed to age as well as conversion of use and neglect. There are three significant areas of structures which should be removed and they are in the midst of other structures which are in need of repair. Urban Renewal designation for these areas is appropriate and should be considered, as well as other mechanisms and funding

7 sources available to assist in arresting deterioration and blight, and promoting revitalization of these areas and the neighborhood as a whole.

1. Northwest Neighborhood (Bounded on the north by the Crosstown Expressway (Martin Luther King), on the east by Gillette, on the south by Second Street, and on the west by Victor). This is a pocket of old wood siding bungalows which are being "squeezed" by commercial and industrial uses on the area's edges. Many of the houses have gone to rental, have been abandoned, or have been partially burned.

2. Western Neighborhood (Bounded by Victor on the west, Third Street on the north, Xanthus on the east, and Sixth Street on the south). This area is similar in problems and character to its neighbor to the north (Northwest). It would probably be the same area, but for the commercial corridor separating the two (Third Street).

3. Central Apartment Area (Bounded on the north by Fourth Place, on the east by Delaware, on the south by Tenth Street, and on the west by Lewis). This area has become an unfortunate mix of higher density apartments on small lots and older frame single family residences which often suffer from neglect. The area has high incidences of transient renters, lender owned real estate, and crime.

Conversely, there are also pockets of development which have been maintained or renovated and are assets to the Kendall - Whittier Area.

1. The University of Tulsa Campus (Bounded by Fourth Place on the north, Harvard on the east, 11th Street on the south, and Delaware on the west). The University is purchasing and clearing or renovating land beyond these edges according to its master plan and as a result should continue to stabilize and improve a larger area.

2. University/North Residential Area (Bounded on the north by Admiral, on the east by Harvard, on the south by the campus, and on the west by Delaware Avenue). This area has a dominance of 1920s and 1930s brick bungalow homes and has retained much of its charm.

3. Daniels Addition Area (Bounded on the north by First Street, on the east by Delaware, on the south by the alley line north of Fourth Place, and on the west by Lewis). This is an area of well maintained, red brick, ranch style homes built during or shortly after World War II.

4. West of Lewis Area This is a "meandering" area of homes which have been constantly maintained or have been renovated. They are wood framed bungalows built in the 1920s and 1930s. They are west of Lewis in scattered pockets north and south of Sixth Street, east of Xanthus, and north to a line where an extended Fourth Street would pass through.

8 Appendix A is a more detailed statistical listing of structural conditions for three areas which are:

1. The Kendall - Whittier Neighborhood (Overall Study Area) 2. The School, Park, and Detention Site (Area suggested for Acquisition) 3. The Whittier Square Area (Area suggested for business center and parking)

Existing Conditions - Home Ownership

The incidence of home ownership is closely correlated to the pockets of well maintained structures in the neighborhood. The "Home Ownership" map which plots owner occupied structures and the "Structural Conditions" map which plots structures which need repair or should be removed are excellent examples of the inverse relationship of the two phenomena. Home ownership is the most concentrated in the Daniels Addition with slightly more scattered ownerships in the 1920s residential areas north of the TU Campus and west of Lewis near Fifth, Sixth and Seventh Streets. Home ownership is rare in the northwest and extreme western residential areas as well as in the mixed apartment neighborhood west of TU.

Existing Conditions - Streets

The City, at this writing, is implementing a $10 million street repair program which has targeted older arterial streets for complete stripping, resurfacing, and comprehensive curb and sidewalk repair. Much of the work is in progress and will result in substantial elimination of the deficiencies noted in the planning process for:

1. Harvard Avenue .2. 11th Street 3. Utica Avenue

The repairs do not include upsizing several intersections in the area such as 11th and Lewis and 11th and Delaware, nor do they replace other street improvements needed in the area, including:

1. Archer (from Zunis to Lewis) which is called for closure and vacation in the plan.

2. Seventh Street (from Utica to Wheeling), and Xanthus (from Seventh to the Railroad R.O.W.) both of which may be eliminated or redeveloped based on the Elm Creek Detention Pond specific setting.

3. A one block stretch of College Street north of Eighth Street needs to be replaced, but the realignment of TU Campus streets will likely eliminate it altogether eventually.

4. Lewis Avenue from the Broken Arrow Expressway to Archer needs surfacing, curb and gutter repairs, sidewalk repairs, and some local widening.

9 5. Virtually all of the remaining residential or local streets, because of their age, require overlay or minor repair. Ironically, two of the few streets in good condition (Fifth Street and Fifth Place from Atlanta to Delaware) are recommended for closure and vacation as part of the School, Park, and TU Campus acquisition.

Existing Conditions - Sidewalks

The neighborhood is an old one which has its good and bad points. The good is that nearly all of the development was built during an era when good, wide sidewalks were a tradition and not an annoying subdivision requirement. The bad news is that they are aged and over the years dug up, patched, and partially replaced. The key issues will be to upgrade the sidewalks in the retail areas and street frontages of Whittier Square, 11th Street, and in the residential areas, particularly those adjacent to the proposed school and park. Of particular importance is the area around the Tulsa Center for the Physically Limited. Substantially wide sidewalks with curb and gentle slopes are badly needed between the Center and the medical facilities at Hillcrest and the shopping facilities on Lewis between Third and Fourth Streets. Other sidewalks from the center to other area locations are also desirable. Wide sidewalks surrounding the University Campus and its heavier pedestrian traffic is also important. Well maintained sidewalks are one of the lower cost, but key elements to a stable residential neighborhood.

Existing Conditions - Storm Drainage

The Kendall - Whittier Neighborhood falls in the uppermost watershed area of two drainage basins. The Elm Creel Basin begins roughly along Birmingham Avenue and flows westward to downtown Tulsa and then southwestwardly to the Arkansas River at 21st Street. The Floodplain Atlas for the City of Tulsa shows two 100 year floodplains on Elm Creek tributaries which penetrate the neighborhood from the west. A northern tributary crosses Utica at Fifth Street and then travels northeastwardly to a point 1/2 block south of Third on Xanthus. It then travels eastwardly 1 1/2 blocks to the alleyway between Yorktown and Zunis. The floodplain is approximately 250-300 feet wide. The southern tributary of Upper Elm Creek crosses Utica at Seventh Street and travels east southeastwardly to Eighth Street 1/2 block west of Lewis. This floodplain is approximately 300 feet wide in most places. The Elm Creek Drainage Plan calls for a detention pond on this reach near the railroad right-of-way at Eighth Street.

The storm sewer feeders are largely old and travel only a few blocks before reaching the sewer and pond system called for on Elm Creek.

The second basin which drains the eastern half of the neighborhood is that of Coal Creek which travels northeastward to Bird Creek. The old creek bed (now a storm sewer alignment) enters the south edge of the neighborhood at 11th and Delaware, travels northward three blocks to Seventh Street and northwestward between Delaware and Columbia to Third Street. The floodplain in this reach varies from 60 feet at 11th to 300 feet of width at Third Street. The creek

10 bed then turns northeastward to I-244 between Delaware and College then continues under it in a northeastern direction to Archer near Florence Avenue.

A third floodplain, which has a very minimal impact on the neighborhood, is that of a more eastern reach of the Coal Creek Basin which potentially floods the 11th and Harvard intersection during a 100 year storm event.

Existing Conditions - Zoning

The following map shows the zoning patterns as they exist today. The most significant deficiency in the neighborhood is the "over-zoning" of old single family residential areas to multifamily. This was a result of a planning belief in the 1950s and early 1960s that redevelopment and modernization of an aging inner city area is best encouraged by zoning which permits higher density. In Kendall - Whittier this resulted in all of the area south of Fourth Place and west of Lewis not otherwise zoned by commercial or industrial to be zoned for multifamily. The Daniels Addition and the older neighborhoods east and north of it are the only remaining areas zoned as they are presently being used - single family residential. Commercial zoning (including some downtown high intensity districts) has also tended to strip out along the major streets resulting in an excessive amount of land available for retail usage on shallow lots.

11 KENDALL - WHITTIER EXISTING ZONING MAP

12 SUB AREA PLANS

Throughout the Kendall - Whittier Neighborhood there are a number of sub areas where specific treatments are suggested to mitigate existing problems and improve upon the neighborhood's quality at the most local level. In the following section the overall plan is broken down into smaller pieces (sub neighborhoods) with the particular suggestions and issues underlined for each.

1. Southwest Neighborhood (The Tulsa Center for the Physically Limited and Industrial Area).

A. By acquiring and consolidating a limited number of properties accessed along undersized streets this area can be simplified to larger blocks of light industrial/warehousing, The Tulsa Center for the Physically Limited and the necessary stormwater detention structure. This will leave only Seventh, Eighth, Xanthus Place, and Wheeling Streets which can be brought up to standard and maintained. Yorktown, part of Xanthus Place, Xanthus Avenue, and Seventh Place can be closed and vacated to adjacent properties or left as unpaved utility easements only.

B. By closing Eighth Street (cul de sac) west of Utica and swapping the closed right of way land for Utica frontage land with the Harley Davidson Dealership the south bound lane of Utica can be straightened creating a landscaped crossing median for tenants of The Tulsa Center for the Physically Limited. The stub street east of the Pancake Place should also be vacated to a landscaped surface parking easement.

C. Detention Pond (Elm Creek) - The Master Drainage Plan for Elm Creek Watershed done by Espy, Horton and Associates, Inc. (Figure 6-2 of that report) shows a proposed detention facility bounded roughly by Wheeling and Eighth to the south and west with the MK&T Railroad Tracks bounding it to the north and east with the exception of a small three to four acre contiguous triangle of land east of the tracks. The master plan reflects this already adopted solution and recommends that the pond be implemented as soon as possible in that its development not only provides flood protection but also an important open space/recreational opportunity for the neighborhood. As a multipurpose facility it is strongly recommended that the pond basin include a lighted baseball field or other recreational facility which is badly needed in the area. The facility should also be handicapped accessible and serve as an adjacent recreation area to the residents and clients of The Tulsa Center for the Physically Limited. Acquiring this and any other detention sites will be controversial and alternative sites

13 KENDALL - WHITTIER General Neighborhood "Sub Areas" Map

14 SOUTHWEST AREA (SUB AREA) MAP

15 immediately east of the track have been suggested. The residential neighborhood to the northeast has been undergoing some renovation and residents strongly recommend that only the lowest, most flood prone areas just east of the track be included preserving as much of the residential fabric as possible. If there is a viable alternative to the adopted site it is along the floodplain (shown) between Wheeling and Utica. This site would be contiguous greenspace for The Tulsa Center for the Physically Limited as well as a potentially attractive greenway along Utica Avenue and would acquire industrial parcels which are less developed or easier to relocate.

D. Tenth Street (a dead end street) between Lewis and the railroad tracks can be closed, acquired, and converted to deeper lot retail for car sales, etc. facing 11th Street.

E. The intersection of Zunis Avenue and Sixth Street should be cut back to standard street intersection dimensions with the surplus areas of the right-of way used for street-side, 90º parking in front of the commercial on the northeast corner and landscaping with trees elsewhere. This is a small and simple project which will have a positive visual impact on the neighborhood.

F. As industrial tracts become less used or abandoned in neighborhoods outside of the designated light industrial and warehousing areas they should be acquired and replatted to residential lots, and in streets such as Victor at the MK&T tracks should be ended with cul de sacs.

G. When the MK&T rail line is abandoned, as has been suggested, a strong effort should be made to convert the right of way to a linear park with the right of way publicly preserved for a possible future public transit corridor and as a part of the Tulsa Trails System. In such a case marginal or abandoned industrial parcels along the greenway may be converted to small parks serving as "wider spots" along the corridor within residential neighborhoods. Because of the location of a high concentration of physically limited residents in the area (Murdock Villa), extra effort should be made to provide for wider sidewalks, curb cuts, moderate grade changes, and street crossing provisions along streets and in parks.

2. Third and Utica Strip Center The continued viable existence of a grocery store, TG&Y, and Med-X Drug Store is important to residential convenience. A small project to stabilize the housing east of and behind the strip center on Victor Avenue would be to cul de sac the north-south street south of the commercial facing Third Street to discourage service vehicles and through traffic. A thin landscape strip should be installed along the backside of the center in the Fourth Place right-of-way west of Victor and along the eastern edge of the commercial strip facing Utica south of Fourth Place. Service for the grocery and the drug store is accommodated between the buildings while Fourth Place could serve the southernmost commercial building.

16 THIRD AND UTICA STRIP CENTER MAP

17 Northwest Neighborhood The land west of Gillette, north of Third Street, south of I- 244, and east of Utica is the area which is the most transitional and about which there is the least conclusion in terms of immediate use.

A. The north-south alleyway between Zunis and Gillette is a very logical western edge for the parking areas supporting the Whittier Square Business District. Admiral Boulevard, First, and Third Streets link the area east and west with a cul de sac on Second Street beyond Zunis discouraging through traffic. The other streets in the area should be left as is until detailed redevelopment plans are formulated. In terms of the overall traffic plan, none of them are necessary (other than Admiral, First, and Third) for through traffic.

B. With a modification of the Admiral and Xanthus intersection area an east bound I- 244 ramp can be built (similar to the Broken Arrow east bound on ramp downtown at Cheyenne and 13th Street). This ramp will improve the Whittier Square Business and general neighborhood access to a larger urban area and will improve the marketability of area south of the ramp for redevelopment. (Although indications are that this ramp construction is not feasible at the present time, it should be given high priority for development if and when it does become feasible).

C. In the interim, code enforcement and razing derelict or burned buildings should be exercised in this area to keep its remaining residential viability. It is the opinion of the planning team that conversion of the area to light office or industrial is inappropriate because of the overabundance of more suitable sites elsewhere in the vicinity. The highest and best use of the tracts are likely to be low to medium intensity residential and institutional residential such as senior citizen housing within an easy walk of a redeveloped Whittier Square. Absent a sponsor for a senior citizens housing or other compatible projects west of Whittier Square, resources spent to redevelop this area should be limited in the near terms.

D. The expansion of Immanuel Baptist Church and its facilities is considered a positive influence and the Church might be a logical non profit sponsor for a HUD Section 202 Elderly or Handicapped Housing Project where residents may avail themselves to the Church's activity buildings or other locational amenities.

4. Area North of I-244 With the exception of commercial frontages on Utica, Lewis, Harvard, and Admiral, this area is largely the southern edge of residential neighborhoods north of the expressway. Suggested improvements to improve the function and protect the integrity of these neighborhoods include:

18 NORTHWEST NEIGHBORHOOD MAP

19 A. Along the shallow frontage on Utica between Archer and the Admiral Playground is ideal for clearance and the construction of a low density housing project for the elderly or handicapped. Commercial and retail usage should be discouraged because of the overabundance of retail lands, the shallow lot depth and the adjacent open space asset (Admiral Playground). The lot can be consolidated particularly if the fire station and the station at Sixth and Lewis can be merged to a modern facility in Whittier Square.

B. The multifamily and dilapidated single family units on triangular lots along the Admiral Place frontage road between Lewis and Utica should be demolished with the lots either landscaped as highway "buffer" or sold to the adjacent residences to the north as side yards (not new residential lots). The gas station at Victor can remain as long as it is viable and then removed as inappropriate if it ever closes.

C. The Whittier School site, (if closed with the school being merged as part of the magnet community school proposed to the west of Tulsa University), is best reused for a discount retail operation such as a home improvement center, nursery, or discount store. The site should be cleared and consolidated with the closed right of way of Archer (from Zunis to Lewis) and Gillette (from Archer to Admiral Place) and the east one-half of the residential block between Archer and Admiral Place. The layout suggested also includes the south 100 feet of the block and a half north of Archer to give the retail development an area roughly twice that of discount food operation east of Lewis (or 8 acres). The residential area west of the Whittier site is then protected against through traffic from the retail while maintaining more than adequate access to the major street system.

D. The discount food store (Buy for Less) across from the Whittier site is an asset to the residential areas around it even though it has some traffic and visual conflicts with the immediate surrounding residences. One corrective option is to purchase and clear the residences facing west onto Lewis Place to the east of the store and parking lot. The problem however is not lack of parking, but rather a mix of retail and residential traffic, residential views into lighted retail parking and the service dock areas which are inadequate. The solution recommended is to acquire the two lots north of Archer, close Archer between the store and the lots which will accommodate a larger service and employee parking area. In exchange for the Archer right-of-way, the city could require a narrow landscape strip along the east edge of the Buy for Less site and close off parking access (curb cuts) to the residential street. The neighborhood east of Lewis retains adequate access to the major street system. The large contemporary retail sites on either side of Lewis north of the expressway add critical mass to the shopping and business functions in Whittier Square just to the south. Their collective identity as "Whittier Square" should give it a greater market area draw. Eventually, with minimal commercial frontage acquisition along Admiral Place between Lewis and Atlanta Avenues, it is possible to create a west bound off ramp which would have "weaving distances" similar to the Broken Arrow Expressway east bound off ramps at Utica and Lewis.

20 AREA NORTH OF I-244 MAP

21 E. The commercial land uses facing along Admiral Place between Harvard and Lewis are likely to be the most appropriate uses for this "strip". They should be kept to a half block depth so that the northern halves of these blocks are reserved for low density residential facing inward to the neighborhoods. In as many instances as possible, streets coming off of Admiral Place going northward into the neighborhoods should be closed to discourage through traffic. The "heart" of the residential neighborhood bounded on the east by Harvard, south by Admiral, west by Lewis and north by Pine is Archer Park.

F. Although they are somewhat of an "island", the single family residences facing Admiral Boulevard (between Harvard and College) and the expressway should be protected as much as possible against through traffic and the commercial strip backing up to them on the north. The homes appear to be in good condition and the land is not needed for conversion to any other uses in the foreseeable future.

5. The Northeast Neighborhood is largely a stable residential area north of the Tulsa University planned campus, west of Harvard, south of I-244, and east of Delaware. Except for a planned detention pond and "buffer" treatments along the perimeter, this area should be preserved in its exact configuration and use. Suggested improvements to this area include:

A. Tulsa University campus acquisition to a north line including Third Street from Delaware to College Avenue, south along College to the alley line between Fourth Place and Fourth Street and then eastward along the alley line following the southern lot edges of the houses facing Fourth Street to Harvard Avenue. The campus edge should:

i. Include landscape buffering in deference to the low density nature of the residential neighborhood.

ii. Include land uses reasonably compatible with the neighborhood such as landscaped parking, classroom buildings and dormitories in a landscaped campus atmosphere.

iii. Include lighting and security systems which are sensitive to the neighborhood (e.g. off site glare). It should be noted that the campus and neighborhood have very compatible security needs.

B. The "boulevarding" of Harvard Avenue south of Third Street is shown by the plan and has largely been facilitated to date by University purchases of property along both sides of the street. This project provides both an attractive landscape buffer edge to the campus and surrounding neighborhoods as well as increases the traffic capacity along Harvard. Desirable access to Kendall - Whittier and the University can be enhanced along Harvard between the expressway and the campus by acquiring, as they become available (and with funding) houses which face Harvard and have driveways directly onto it. With each acquisition and driveway

22 closure the street capacity will be incrementally increased and the right of way over the next 20 years will be adequate for a continuation of the Boulevard to I- 244. The key to the plan at this stage however, is to recognize that Harvard fronting housing should be acquired, can be done so in phases, and that conversion from residential to other usage along this street should not be permitted. Lands acquired and not needed for the boulevard right of way may be sold to adjacent residences as additional yard areas to simply landscaped as an urban "parkway".

C. The "boulevarding" of Delaware is proposed for the same reasons as those of Harvard (street capacity, neighborhood greenstrip/buffer) as well as adequate right of way for the straightening of the Delaware Avenue alignment. In the case of Delaware, the needed right-of-way is gained by acquiring one lot of depth along the east side of the street between Admiral and Third Street. Most of these houses are rented and have deteriorated as a result of siding to the arterial street. This project can also be phased by acquiring the lots as they become available and then building the street as future funding for street projects is gained through city or University initiatives.

D. The Crosstown Expressway Detention Pond is proposed in the Coal Creek Master Drainage Plan (Figure VII-11 of that plan) and calls for a 74 acre foot storage pond and mini park to be located south of the expressway and east of Delaware. Its first priority is to acquire flood prone homes. The Kendall-Whittier Plan which analyzes this particular requirement as well as the neighborhood as a whole recommends some modifications to this pond. The floodplain associated with the pond travels (upstream) along the west side of Delaware through an area where the plan proposes a larger neighborhood park to replace Reed, a magnet school campus, and the western edge of the University Campus. The expressway frontage is not ideal for a mini park other than landscaping, and a major goal of the plan is to preserve as much viable residential as possible. The suggested solution is to acquire the homes which have suffered most from both flooding and proximity to an area below the expressway and frontage road. The area shown on the plan is bounded by Admiral/frontage road on the north, College Avenue on the east, the alleyway north of First Street on the south and Delaware on the west (6.4 acres). With an average depth of ten feet, the pond will hold 64 of the 74 required acre feet. Additional depth or a minor depression upstream in the new Reed/campus area would complete the project. Additional storage capacity might also be assigned upstream if it can be incorporated into the campus and park plans which are not as yet known. Upstream storage might not require the replacing of downstream storm lines. As a result of the fact that a mini park is not recommended for the Crosstown site, a greater capacity landscaped depression might be feasible on the smaller acreage designated.

E. Landscaping and Urban Reforestation along the Crosstown Expressway

23 NORTHEAST NEIGHBORHOOD MAP

24 F. Rehabilitation and conservation of existing housing stock to develop and maintain residential stability in the area.

6. The Tulsa University Campus is key to the long term success of the Kendall - Whittier neighborhood. The plan basically encompasses all of the recently adopted Campus Master Plan particularly in terms of the established acquisition areas. The plan also recognizes that the University, in utilizing its financial resources in acquiring, clearing, and redeveloping the designated campus area must be given maximum flexibility in phasing development of the campus. The Kendall - Whittier Plan suggests and affords additional areas for TU campus acquisition which from the perspective of a larger environment see a "campus land use" as the highest and best use for these additional lands. This does not require that the University purchase such lands however.

A. The north side of 11th Street from Harvard to Delaware is already slated for eventual acquisition by the University. The University's control and planning for a comprehensive re-use of these lands would tend to improve the visual and functional qualities and traffic capacities along 11th Street.

B. With the planned merging of the Kendall School functions with the recommended community magnet school, the old Kendall School block should become part of the University campus.

C. With the planned expansion of Reed Park to a neighborhood park site east of the proposed community school, the old Reed Park site and the balance of the park block should become part of the University campus.

D. The magnet school and park site (adjacent and to the west of the TU campus) contains approximately six acres more than the minimum required by the School Board and Park Department. If the land is "surplus", University campus or stormwater management would be the alternative highest and best uses for the eastern end of the area to be acquired.

E. The University United Methodist Church is presently situated within what is planned to become a comprehensive university campus. It is absolutely critical that the potential reconfiguration of streets and campus development take into careful consideration the need to have easy visual and traffic access to the church facilities. Physically and functionally, the church and university should be very compatible and, in fact, are assets to each other. Planning by each to coordinated with and complement the other should not only be required, but also is desirable.

25

THE UNIVERSITY OF TULSA MAP

26

CONCEPT: TU CAMPUS EXPANTION & OPEN SPACE DRAWING

27 7. The South Central Neighborhood is that area bounded on the east by the University campus, on the south by 11th Street, on the west by Lewis Avenue, and on the north by 6th Street.

Presently, this area is characteristically a mix of apartment buildings and single family homes (in the full range of good to dilapidated) surrounded on 11th and Lewis by strip commercial. The plan calls for:

A. The recognition that the highest and best use for the interior properties and those fronting on Sixth Street and Columbia Avenue is medium density residential which can include pockets of restored single family homes, row houses, town houses and apartment complexes as a higher density living environment to areas north and west of the proposed community magnet school.

B. Recognizing a midtown need for continuing to encourage auto sales as an alternative to the suburban South Memorial corridor, deeper commercial lots are shown on the plan from Utica to Columbia and from 11th Street to the alleyway between 8th and 10th Streets. The concept is to accommodate the larger lot needs of auto and related sales and allow for the possible closure of Tenth Street to a logical land use "break point" along a residential rear lot line. The plan criteria, however, is that the commercial use may access only from 11th Street and the use or uses must be comprehensive enough to use an entire block face along 11th Street and the full depth to the 8th/10th Street alleyway. The intent is not to create another commercial strip along Tenth Street.

8. The Lewis Street Corridor between Third Street and Eleventh Street is intended to become a neighborhood and Whittier Square access arterial. Presently, it has very shallow strip retail, commercial, and auto service retail parcels having unlimited curb cuts along it. Unlike the Delaware and Harvard Boulevard solutions, Lewis is intended to become an unimpeded four lane street with turning lanes and neighborhood buffering landscape strips along its edges. As in the cases of Delaware and Harvard, parcels may be purchased as they become available, abandoned, or derelict because in each case, clearance, landscaping, and the elimination of curb cuts incrementally improves the corridor. To reduce side street and neighborhood through traffic, certain local streets are ended in cul de sacs before reaching Lewis. Those recommended include Fourth Street, Fourth Place, and Fifth Street on the west side and First Street, Second Street, Fourth Street, Fifth Street, and Fifth Place on the east side. Acquired lot depths in excess of that needed for the Lewis right of way and the attendant green strip may be sold for side yards to adjacent residences.

9. The Community/Magnet School and Neighborhood Park Site is generally west of T.U. and east of Lewis. The acquisition and clearance of a troublesome mixed residential area and the construction of a new Community Magnet School and park will do more for the urban regeneration in the Kendall - Whittier Neighborhood than all of the other projects combined. It should be considered the top priority and single most important public investment effort. The concept is to:

28 A. Acquire enough land to accommodate a School Board suggested school site and neighborhood park site.

B. Position the school on a major street for community as well as neighborhood access and close enough to Tulsa University to facilitate cross utilization of educational resources.

C. Position the neighborhood park near the center of the neighborhood, on a good access street and adjacent to the school and university campuses.

D. Use the school/park campus as a buffer between the low density residential area (Daniels Addition) to the north and the proposed medium density residential to the south.

E. Provide an open space connector between the University campus focus (McFarland Library and Oval) and Lewis Street to the west.

F. School and Park parking is off of the arterial street (Sixth) along the southern edge to discourage outside access through the Daniels Addition to the north.

G. Local pedestrian access ways from the neighborhood to the north are accommodated in the landscaped rights of way of Atlanta, Birmingham, and Columbia Avenues.

H. The People's State Bank on the northwest corner is compatible visually and functionally with the campuses.

I. The convenience store on the southwest corner of the campus is less compatible with a community magnet school and might be relocated.

J. If the campus is acquired as shown from Lewis to Columbia there will be approximately 36 acres where only 30 may be required. The school and park sites can be narrowed (east to west) and "collapsed" to the west leaving five or six acres for use by stormwater management, the University campus or a stormwater detention easement on an expanded university campus or a combination of these alternatives.

K. Saint Anthony's Orthodox Church is located within the southeast corner of the proposed park and campus area facing Sixth Street. The church is a very compatible land use with the university campus to the east, the park and school to the north and west, and the arterial street to the south. As a viable community facility it is an asset which should be kept and encouraged to expand and improve its facilities in this desirable environment.

29 CONCEPT - SCHOOL NE FROM 6TH AND LEWIS

30 SOUTH CENTRAL NEIGHBORHOOD

31 THE LEWIS STREET CORRIDOR

32 L. If the community magnet school and neighborhood park are not developed on the site, as suggested by this plan, it should be recognized that the alternate use for the sire should be medium density residential.

10. The North Central Neighborhood is the area west of Delaware, south of I-244, east of Lewis, and north of the proposed school and park site. It is largely a very stable single family residential area dominated by the red brick ranch style bungalows of the Daniels Addition. The plan calls for continuing to maintain this residential asset as it is and improve on its edges by cul de sacs of local streets and acquisition of fringe and troubled properties, buffer landscaping along the Crosstown Expressway and around the service area of Mercer's/Warehouse Market.

11. The Library, which has just undergone modest maintenance, is expected to remain on East Second Street for the time being. The plan recognizes that the more successful and use the library becomes, the more detrimental it will become to the residences in the Daniels Addition due to traffic and a lack of parking. The development plan for a "Town Center" in Whittier Square calls for the Neighborhood Library to be rebuilt on a proposed "Town Square Park" at First Street and Lewis. (Shown in the Whittier Square Plan Details). Alternative uses for this site include appropriate retail uses identified later in this plan.

12. The U.S. Post Office now located between the Blood Plasma Center and Swinney's Hardware on Lewis between Admiral and First Street needs more space, better accessibility, and parking. The plan calls for its relocation next to the relocated library on the Town Square (Borden's Cafeteria site - first choice) or other of several sites in the immediate area. A proposal for these sites has already been sent to the U.S. Postal Service by the owner of these properties for consideration.

13. A Neighborhood Police Substation is suggested for Whittier Square perhaps in the former Post Office building on Lewis (see #12 above). If a midtown shift change or police substation can be accommodated it could serve to add to the "Town Center" functions of Whittier Square while serving as a convenient, visible deterrent to neighborhood crime.

14. Fire Station - consolidation of the Archer/Utica and Sixth/Lewis fire station to a modern facility south of and contiguous to Whittier Square (e.g. Otasco Building site, etc.) also reinforces the Town Center concept. This will require a more detailed strategic plan with the Fire Department before its feasibility can be determined.

15. Churches There are a large number of active churches in the Kendall - Whittier Neighborhood. All of them are located at least on what is equivalent to collector streets and all are encouraged to remain and grow with the neighborhood. The Kendall - Whittier Ministries was and remains an active sponsor of neighborhood recovery. Churches are important activity centers which include personal growth and recreation along with religion and are important assets to viable residential communities.

33 NORTH CENTRAL NEIGHBORHOOD MAP

34 NEIGHBORHOOD MASTERPLAN MAP

35 WHITTIER SQUARE

The Kendall - Whittier Area is to be planned as an overall inner-city neighborhood with a particular focus placed on an historic business district which served as its functional, as well as symbolic, center - Whittier Square. Physically, the focus area which is to be planned in greater detail is bounded on the north by I-244, on the east by St. Francis Church ( and a block depth east of Lewis elsewhere), on the south by Third Street and on the west by Zunis (or a half block east of Zunis). In general, the area has suffered decline with the closing and moving of businesses such as People's State Bank and Borden's Cafeteria and the arrival of the Blood Plasma Center, an adult movie theater, adult bookstore and a show bar. Swinney's Hardware and Ziegler's (an art supply and frame store) are the present day major anchors in the district. The Post Office is also planning to move.

General Strategy

A. Encourage the redevelopment of the Whittier School site (if closed) as a discount retail or home improvements commercial store to give added contemporary shopping mass to the food store across the street and Whittier Square in general.

B. Facilitate traffic and service flow improvements to the discount food store at Lewis and Archer Street and develop a landscaped buffer between it and the neighborhood to the east. (see attached maps for details).

C. Work with the City of Tulsa or other government agencies to bring as many government related activities to Whittier Square to increase traffic based market value, and the perception of the areas as a "Town Center". The goal should be to bring as many public and quasi public uses including those below into Whittier Square knowing that each, in its own time, makes a significant contribution to revitalization.

i. Post Office (retain as noted below in the Whittier Square area).

ii. A merged Fire Station (Archer/Utica and Sixth/Lewis) if feasible to be located south of Whittier Square on the Otasco site or across Lewis to the West.

iii. A police shift change (local precinct) station in conjunction with the Fire Department or in the old U.S. Post Office space on the square.

iv. The relocated Library (five to ten years) from its East Second Street address to a position at First Street and Lewis on the Town Center Square.

v. A District Office for Housing and Human Services for the City of Tulsa.

vi. An office for local advocate groups such as the American Indian, Hispanic groups, neighborhood associations and ministries, community hall, etc.

36 D. Work with the U.S. Government (Postal Service) to develop the new and larger Whittier Station Post Office at Whittier Square and preferably as a redevelopment of the Borden's Cafeteria site on the Town Square.

E. Cul de sac First Street east of Lewis, acquire the closed QuikTrip store and the residence behind it and develop a town center park complete with gazebo as a central focal point for Whittier Square and a future Library site. Acquisition of the QuikTrip site will likely bring a negotiated end to the "reverter clause" associated with the East Second Street Library site.

F. Work with St. Francis Church to develop shared parking west of the church and east of the future Library and Whittier Square. This effort would not only provide Town Center parking on its east side, but it also brings the Church and St. Francis School/Community Center into Whittier Square. The "excess" church lands immediately east of the school and sanctuary are best redeveloped as low density residential and likely a church sponsored HUD Section 202 elderly/handicapped housing project of 20-30 units.

G. Acquire lands west of Lewis Avenue from Admiral Boulevard to the People's State Bank Drive-In to the alley line between Zunis and Gillette Avenues as well as alleys. Clear the area, close Second Street and Gillette and phase in support parking for Whittier Square as it redevelops. The entire site should be redeveloped as two large consolidated parking surfaces (one north and one south of First Street). Although ownerships might differ under the efficient layout, various access and cross easement agreements can be drawn up to operate and maintain them as a whole. The city should maintain (not vacate) its streets and alleys and allow parking to develop on them as "the carrot" to stimulate private owners to cooperate with each other. An assessment district based on commercial square footages can be created to fund maintenance and operations of parking and streetscaping.

H. Develop landscape buffers between the areas east and west of Whittier Square and its parking.

I. Develop a program for building renovation (sketched out in this plan) and a streetscaping design for:

i. Lewis Avenue between I-244 and Third Street (to be phased in with the availability of funds.

ii. Admiral Boulevard between the east end of the commercial frontage to Zunis Avenue (to be phased in with the availability of funds.

iii. The alleyway between Gillette and Lewis Avenue from I-244 to one-half block south of First Street (to be phased in with the availability of funds).

37 J. Develop a marketing plan to:

i. Identify the appropriate types of retail/commercial land uses to introduce back into Whittier Square.

ii. Determine ways of attracting them.

iii. Design graphics to tie the "square" together both for on site and for marketing and advertising.

iv. Identify the larger discount retail store(s) north of I-244 as part of "Whittier Square" in the minds of the City of Tulsa for market draw purposes.

v. Encourage festivals for the Town Square to enhance its community role and Neighborhood identity.

K. Discourage, and perhaps acquire, the sites where "negative" or "nuisance" land use occur which deter contemporary neighborhood commercial revitalization. A university related foreign film/art theater might be a user of the Circle Theater and an attendant bistro/cafe or government office might be a re-use for the Blood Plasma Center.

L. The Liquor Store has been considered an attractive nuisance in the neighborhood, but the problem can be corrected more by the removal of the Plasma Center and an elimination of small bottle and fortified wine sales than the closing of an otherwise convenient retail function.

A larger plan map is included here as a means of graphically demonstrating the Whittier Square Plan and to show the areas of public development. The recommended Phase I of the Whittier Square Plan includes:

A. Streetscaping along Lewis from I-244 to 50 feet south of First Street including sidewalks, street furniture, lighting fixtures, graphics, curbing, trees, and crosswalks.

B. Alleyway resurfacing and limited landscaping on the alley one-half block west of Lewis from I-244 to First Street.

C. Acquisition and development of the "Town Center" Park and closure of East First Street (east of Lewis).

D. Streetscaping on Admiral one-half block east and west of Lewis.

38 WHITTIER SQUARE STREETSCAPE

39 WHITTIER SQUARE RETAIL STREETSCAPE

40

WHITTIER SQUARE LANDSCAPED PARKING EDGE TO STREETS

41 WHITTIER SQUARE RETAIL FRONTAGES

42 APPROPRIATE RETAIL FOR WHITTIER SQUARE

While most retail uses serving the neighborhood as well as the city ought not to be discouraged, a location such as Whittier Square should concentrate on the kinds of businesses which are best suited to the area and most likely to prosper. There are two goals here. One is to provide convenient retail services to the residents in the area thereby making the Kendall - Whittier neighborhood a more attractive place to live. The second, and of equal importance, is to revitalize Whittier Square itself as a successful business and retail center. An underserved neighborhood is less of a potential blight than a failing business district.

Area North of I-244 on Lewis

The Buy-For-Less Food Store is a very good beginning for a critical retail mass of "discount stores". The proposed retail block formed west of Lewis by vacated streets, the Whittier School site, and some residences would best be redeveloped as:

1. Home Improvements Center, e.g., Builder's Square, Sutherlands.

2. WalMart (if I-244 ramps to Lewis are built).

3. "Small Town Strip Center" (Anthony's, Dollar Saver, Coast to Coast Hardware, drug store, etc.).

4. Discount Drug Store - Drug Warehouse.

5. Large single or series of home fixture supply stores (plumbing, lighting, cabinets, discount furniture, appliances, carpeting, etc.).

6. Nursery Supply, Gardening Supply (probably in conjunction with lumber or hardware operations) e.g., Wolfe, Terra Vista, and other wholesale/discount companies.

Area South of I-244 on Lewis

This area should build off of the already successful businesses there (Swinney's Hardware and Zieglers). The layout should take on a pedestrian shopping district interspersed with convenient parking. The format is similar to, but on a smaller scale than, The Farm and Utica Square and keeps the older period appearance and scale similar to Cherry Street and Brookside. Quasi retail, but traffic generating functions should include:

1. Library 2. Police and Fire Substations 3. Post Office 4. Other government agency, church, educational "Neighborhood based" offices.

43 Some small scale office functions might include:

1. Local attorneys and insurance agencies, adjusting and claims offices.

2. Branch banking and "Transfund" facilities.

3. Medical and dental clinics.

4. Small architecture, planning, interior design, and engineering offices.

5. Private hairdressing, business, and other training schools.

Neighborhood Serving Retail functions might include:

1. Convenience store.

2. Liquor Store (perhaps not selling small bottles and fortified wines).

3. Drug Store (May's).

4. Cafeteria (Furr's, Luby's).

5. Small food store such as a bakery, discount bakery (e.g. Rainbo), meats (e.g. Perry's).

6. Restaurants, deli's (e.g. The Sub Shop that is already there, Coney Island, Big Al's, Bill and Ruth's, Hardee's, Pizza Hut).

7. Florist, Nursery Store.

8. Stores building on the critical mass established by Ziegler's such as art supplies, galleries, frame shops, gift stores, poster shop.

9. Supply houses (particularly west of Lewis on Admiral Boulevard) building off of the auto parts, plumbing, and fixture stores in the area).

10. Stores and shops possibly acting as a "campus corner" for the University of Tulsa. (This can take place only after Whittier Square is renovated and has a reputation or perception of security). Functions might include a "Hurricane Store", nightclubs (Brookside-style) European Film/Art Film theater re-use of the Circle Theater with live music and shows similar to what used to be held in the Brook Theater.

The key to making a start on Whittier Square's business and retail renovation is:

1. Acquisition and clearance of dilapidated, incompatible structures and uses in the immediate vicinity of Whittier Square (e.g., burned out houses, vacant structures). Urban renewal designation for this area is appropriate and should be considered.

44 2. Phase I of the Whittier Square streetscape and lighting plan.

3. Development of the Whittier Square "vest pocket" park with gazebo and a cul de sac on East First Street.

4. Improved I-244 access to Lewis (can be done in phases much as eastbound ramp improvements off of Admiral Boulevard near Xanthus and westbound off ramp to Lewis south of the "Buy For Less" store.

5. Landscaping on I-244 in the Whittier Square area with possible "Whittier Square Historic District" graphics.

6. Explore making the area an Historic District to enhance the locations, image, control redevelopment architecture, and to make reinvestments eligible for any tax incentives, low interest loans, and grants available.

7. Attempt to obtain a "demonstration grant" for the rehabilitation of a single older building in the Whittier Square area as an example for applied design criteria and as a visual incentive for others to follow.

8. Begin parking improvements (probably as part of the Whittier Square Park project).

45 PROPOSED ZONING

The neighborhood planning team and their consultants found that some sub-areas within the study area boundaries were generally zoned to allow more commercial or higher density housing than needed or supported by the market. The matter of rezoning of some areas to be in conformance with the adopted plan is important and should be aggressively pursued by both the City and the landowners. The TMAPC should be in the proactive role of facilitator in implementing the Comprehensive Plan and encouraging landowner's participation. Generally, rezoning should be owner-initiated, with the INCOG staff encouraging and assisting the owners in the process and waiving the filing and processing fees where appropriate, or such rezoning could be initiated at the direction of the City Council. In addition, publicly acquired properties should be rezoned to be in accord with the plan.

This rezoning process will aid in neighborhood stabilization as it will ensure that redevelopment is generally in single-family residential and, where designated, commercial, community service, and industrial uses.

The primary changes include:

Housing

1. Housing areas west of Lewis and north and south of Sixth Street should be rezoned from RM-1 and RM-2 to RS-4 to encourage and protect single family renovation and investment.

2. The area west of Whittier Square is proposed to remain as zoned largely because the plan calls for interim and possible permanent preservation of the land uses already there. In the longer term the area may change, but the indications of what it should develop as are not know. To propose acquisition, clearance, and re-marketing for a new use is premature.

3. The residential areas north of the expressway should be rezoned to RS-4 for the same reasons as those of the housing areas north and south of Sixth Street and west of Lewis. The strip of land north of Admiral Playground on Utica as noted in the plan is best reused for some form of institution housing or group home (RM-1).

4. The Daniels Addition and all housing areas north of the school/park site and TU campus should remain as zoned (RS-3) with the recognition that some of the older areas having smaller lots may have to be allowed setback and yard requirements of the new RS-4 designation. The key is that the school/park site, regardless of whether it is shifted a block north or south, needs to become the buffer between the single family area north of the park and the multifamily area south of the park.

46 5. The area bounded by Sixth Street on the north, the Eleventh Street commercial areas on the south, the TU campus on the east and Lewis Avenue on the west should allow for and encourage higher density forms of housing including duplexes, row houses/townhouses, condominiums and apartments. In the future, even mid-rise or high-rise residential construction would be appropriate to serve and compliment the University and school/park borders in a manner similar to Washington or Cheesman Parks in Denver or the residential along Riverside Drive in Tulsa.

Commercial

1. The Whittier Square area commercial zoning should be expanded as shown to encourage the redevelopment of the original "Town Center" and contemporary support parking and future development.

2. The retail along 11th Street from the railroad crossing to the Bama Pie plant is presently shallow "strip commercial". The plan allows for a greater depth to encourage larger sales functions such as automobiles to front along 11th to greater lot depths if PUDs are filed to assure:

A. Retail access off of 11th Street and Lewis Avenue only.

B. Proper buffering between commercial and residential uses.

C. Adequate traffic circulation and access to abutting sites.

Industrial

The industrial area southwest of the railroad R.O.W. is important as an area serving midtown and downtown as well as the Tulsa metropolitan area as a whole. The companies here are also potential employers of local residents. If any zoning patterns are to be encouraged, particularly when land is acquired for stormwater management, it should be that the lighter industries which are more compatible with adjacent usage should be the ones retained.

47 WHITTIER SQUARE DEVELOPMENTAL GUIDELINES

The plan for guiding future development and revitalization of the Whittier Square area is illustrated on the attached streetscapes and described in the following text. It is intended that future development will, be consistent with the physical development and utilization concepts as illustrated and described in this development plan. However, it is acknowledged that over time some modifications or exceptions to the basic concepts may be necessary and desirable. It is recommended that any planned deviations from these guidelines be thoroughly discussed and reviewed with TMAPC and adjacent property owners. This will allow all parties an opportunity to determine the anticipated impact of such deviations and to provide for modifications to the remaining elements of the plan in such a way as to minimize the disruptive impacts of planned deviations. This intent to implement these policies and guidelines are meant to tie together Whittier Square in its historical context.

Off Street Parking

In order to maintain the suburban convenience attraction of the mixed use area and accommodate the "people place" activities and events that will be taking place within it, off street parking should be provided at an average level of 1 space per 200-250 square feet of floor area. In any event, parking spaces shall be provided in accordance with the requirements specified for the applicable use unit with the Tulsa zoning code. Generally, they are:

Eating establishments - one space per 100 S.F. of floor area Rental - one space per 225 S.F. of floor area Medical and Dental - one space per 250 S.F. of floor area Office and Studio - one space per 300 S.F. of floor area

The off street parking facilities in the core area are to be located at the rear of the building to enhance the aesthetic quality of the Square. The pedestrian user of the facility therefore is not normally aware of the parking facilities.

Landscape Development

Entrances into Whittier Square should be attractively landscaped with predominantly ornamental plantings (i.e., redbud) and secondarily screening type plantings (i.e., Austrian Pine, Photinia) so the pedestrian in the core area is not dominated by the parking lot. The use of berms should also be integrated into the plan to screen the parking lots as well as provide some noise control. The Whittier Square core area should be landscaped with a deciduous medium tree (i.e., White Summit Ash) that will provide a continuity throughout the core area.

To additionally tie the area together a unifying paver (brick) should be incorporated into the project in sidewalks and crosswalks. Utilize state of the art Victorian light fixtures to maintain the old flavor of the District. In keeping with the theme, park benches should be of the Victorian style placed randomly through the area.

48 Utilities

All utilities should be placed underground and no T.V. or C.B. antennas should be allowed in the Whittier Square area so as to maintain the integrity of the area.

WHITTIER SQUARE ARCHITECTURAL GUIDELINES

Implementation of orderly architectural development within the Whittier Square area should be promoted so that it will remain architecturally homogeneous. It is not desirable to be restrictive and to thereby inhibit creative design and cost effective construction. The graphic exhibits included in this report are provided as examples from which to adopt predominant styles and material uses.

Restoration

Though few in numbers, the area does encompass structures of potential architectural significance. Their value lies in the potential for their restoration and in their example of scale and style to be emulated in new construction.

Within Whittier Square, the majority of the "restorable" structures are constructed of brick veneer and either steel frame or poured-in-place concrete frame. In many cases, buildings which are one of a row of attached buildings have brick veneer on exposed facades only. It is very desirable to replicate this pattern with red common brick.

Fencing and screening walls should be constructed of brick masonry, wrought iron, or some combination of the two. Chain link and similar substitutes are not acceptable within those areas in which architectural homogeneity is sought. Replacement windows should remain consistent and complimentary of existing period.

Within Whittier Square every effort should be made to preserve the brick veneer. If paint has to be used, earth tones should be submitted.

Signage painted on the old structures should be maintained to retain the integrity of the old neighborhood.

New Construction

Design for new construction within the area nears the responsibility of compatibility with existing architecture of historical significance. Those materials suggested for use in the restoration of existing buildings are further recommended for use in new development. Red common brick and other period building materials are recommended for new development. In- fill new construction in this area should be two stories or less to maintain the character of the area and a homogeneous nature.

49 WHITTIER SQUARE SIGNAGE GUIDELINES

To encourage attractive, informative signs in keeping with the character of the area, the following major guidelines are recommended for all Owners and Tenants within Whittier Square themes.

Building Signs

The name of the building or development should be attractively displayed only in a horizontal fashion across the face of the building, preferably above the main entrance.

Ground floor tenants with entrances facing the street may install horizontal signs in the space between the awning and the second floor windows. Sign size4s will vary with each building, provided any such sign will be tastefully designed and sized to be compatible with the building facade and other signage.

Projecting Signs

Projecting signs from the building toward the street are not recommended; however, the name of a business and/or logo on painted wood or metal plaque not exceeding 2 square feet, may be installed adjacent to an entry door.

Neon Signs

Neon signs are not recommended.

Storefront Window Signs

Storefront windows may contain signs indicating: The name of the business or a logo, description of services or goods, and the hours of operation. Such signs should not contain in excess of twelve words plus the hours of operation, and the lettering size should be at least 4" and not more than 6" in height.

Second and Third Floor Window Signs

Upper level windows may contain signs indicating the name of the business or logo and a description of services. Such signs should not contain in excess of six words, and the lettering should be at least 1 1/2" and not more than 4" in height.

50

APPENDICES

51 APPENDIX A

KENDALL-WHITTIER NEIGHBORHOOD

SURVEY RESULTS

SINGLE FAMILY STRUCTURES TOTAL %

Repairable 800 39 Un-repairable 314 15 Non-Standard Structures 1,114 54 Standard Structures 942 46

Total Single Family Structures 2,056 100

Owner Occupied 1,097 53 Vacant 157 8

MULTI-FAMILY STRUCTURES

Repairable 185 45 Un-repairable 78 19 Non-Standard Structures 263 64 Standard Structures 151 36

Total Multi-Family Structures 414 100

Vacant 37 9

COMMERCIAL STRUCTURES

Repairable 13 5 Un-repairable 3 1 Non-Standard Structures 16 6 Standard Structures 246 94

Total Commercial Structures 262 100

Owner Occupied 14 5 Vacant

52 INDUSTRIAL STRUCTURES TOTAL %

Repairable 0 0 Un-repairable 1 2 Non-Standard Structures 1 2 Standard Structures 43 100

Total Industrial Structures 44 100

Vacant 2 5

OTHER STRUCTURES

Repairable 0 0 Un-repairable 0 0 Non-Standard Structures 0 0 Standard Structures 18 100

Vacant 1 6

TOTAL PARCELS

Total Parcels with Structures 2,794 95 Vacant Parcels 163 5 Total Parcels 2,957 100

Total Repairable Structures 998 36 Total Un-repairable Structures 396 14 Total Non-Standard Structures 1,394 50 Total Standard Structures 1,400 50

Total Structures 2,794 100

Total Vacant Structures 211 8

NOTE: This date excludes the University of Tulsa campus and public property. Survey completed Spring of 1990, by Urban Development Department Staff.

53 KENDALL-WHITTIER NEIGHBORHOOD

SCHOOL, PARK AND DETENTION SITE

SURVEY RESULTS

SINGLE FAMILY STRUCTURES TOTAL %

Repairable 74 67 Un-repairable 33 30 Non-Standard Structures 107 97 Standard Structures 3 3

Total Single Family Structures 110 100

Owner Occupied 30 27 Vacant 15 14

MULTI-FAMILY STRUCTURES

Repairable 27 35 Un-repairable 11 14 Non-Standard Structures 38 49 Standard Structures 39 51

Total Multi-Family Structures 77 100

Vacant 6 8

COMMERCIAL STRUCTURES

Repairable 2 29 Un-repairable 0 0 Non-Standard Structures 2 29 Standard Structures 7 71

Total Commercial Structures 9 100

Vacant 0 0

54 OTHER STRUCTURES

Repairable 0 0 Un-repairable 0 0 Non-Standard Structures 0 0 Standard Structures 2 100

Total Other Structures 2 100

Vacant 0 0

TOTAL PARCELS

Total Parcels with Structures 198 90 Vacant Parcels 21 10 Total Parcels 219 100

Total Repairable Structures 103 52 Total Un-repairable Structures 44 22 Total Non-Standard Structures 147 74 Total Standard Structures 51 26

Total Structures 198 100

Total Vacant Structures 21 10

NOTE: Survey completed Spring of 1990 by Urban Development staff.

Boundaries: Alley between 4th Place and 5th Street on North 6th Street on the South Lewis Avenue on the West Delaware Avenue on the East

55 KENDALL-WHITTIER NEIGHBORHOOD

WHITTIER SQUARE

SURVEY RESULTS

SINGLE FAMILY STRUCTURES TOTAL %

Repairable 18 25 Un-repairable 17 23 Non-Standard Structures 35 48 Standard Structures 38 52

Total Single Family Structures 73 100

Owner Occupied 39 53 Vacant 7 10

MULTI-FAMILY STRUCTURES

Repairable 6 40 Un-repairable 5 33 Non-Standard Structures 11 73 Standard Structures 4 27

Total Multi-Family Structures 15 100

Vacant 1 7

COMMERCIAL STRUCTURES

Repairable 2 6 Un-repairable 0 0 Non-Standard Structures 2 6 Standard Structures 33 94

Total Commercial Structures 35 100

Vacant 6 17

56 INDUSTRIAL STRUCTURES

Repairable 0 0 Un-repairable 0 0 Non-Standard Structures 0 0 Standard Structures 4 100

Total Industrial Structures 4 100

Vacant 0 0

TOTAL PARCELS

Total Parcels with Structures 127 91 Vacant Parcels 12 9 Total Parcels 139 100

Total Repairable Structures 26 20 Total Un-repairable Structures 22 17 Total Non-Standard Structures 48 37 Total Standard Structures 79 63

Total Structures 127 100

Total Vacant Structures 14 10

NOTE: Survey completed Spring of 1990 by Urban Development Department staff.

Boundaries: I-244 on the North 3rd Street on the South Zunis Avenue on the West Atlanta Avenue on the East

57 APPENDIX B

SCHOOL/PARK/TU CAMPUS ACQUISITIONS

The plan shows a Magnet School Site, a Neighborhood Park Site, and the boundaries of the Proposed University of Tulsa Campus (which are according to its adopted plan). There has been, and there still is as of this writing, a large number of land acquisition variables which may cause movement in the recommended boundaries. Most of the fluctuation is resulting from funding problems by the various agencies. Changes in the amount of acreage or even local shifts in the sites do not necessarily harm the concept proposed in the plan. In fact, the changes by one entity may afford opportunities for another. There are five potential players involved.

A. The Tulsa Public School Board - which may not have the funding to acquire the proposed site immediately or may tend to want to reduce the proposed acreage.

B. The City of Tulsa Parks Department - which, with the passage of the 1990 Sales Tax Extension Issue, may be funded for the acquisition of a park site. If this is the case, a park may come to exist before any of the other players are prepared to move.

C. The University of Tulsa - which, under its new president (1990), is probably reaffirming or reformulating its real estate acquisition strategy. It has an adopted plan in hand which, without a better and know alternative, is what it will tend to want to follow. The University is also mindful of the resentment it experienced in the past when it expanded its acquisition boundaries to meet growth projections. The present campus plan acquisition area has as its western edge, Columbia Avenue. It is known that the University needs more acreage, but that it will tend to continue to acquire in the areas where it already has begun purchases.

D. City of Tulsa Stormwater Management Department The Coal Creek floodplain and the proposed 74 acre feet if detention storage required on the upper reach of this stream will cause the involvement of Stormwater Management as:

A. Relocater of storm drainage utilities.

B. In the acquisition of land and the development of a detention pond, or

C. In the leasing of land owned by others for the development of a detention pond (easement), or

D. Both B and C.

58 E. Private Owners and Developers along the edges of whichever configuration of sites is elected.

The following are a series of sample configurations which vary slightly from the plan, but which meet its general purposes and intents. The purpose here is to show that there are good alternatives so that if various entities cannot, or elect not to go along with the first configuration the matter does not get abandoned to the detriment of all.

59 APPENDIX C

NEIGHBORHOOD REDEVELOPMENT PROJECTS

The full Kendall - Whittier Plan would require tens of millions of dollars to implement. It is completely unrealistic to assume that such resources are immediately available. The real strategy is to break the plan down into smaller implementable parts which might be done from time to time in conjunction with public or private developments. For example the street department might elect to go ahead and cul de sac a residential side street according to the plan when it is rebuilding an intersection on Lewis Avenue. Below listed are most of the projects stated or implied in the plan.

1. Whittier Square One of the top two or three priority projects in the plan. (See Whittier Square Large Scale Plan). Acquire old QuikTrip store at Lewis and First Street as well as one house behind it, clear the sites and cul de sac First Street. Implement the streetscape suggested by the sketches and illustrations included in this plan along Lewis from I-244 through First Street and a half block on Admiral east and west of Lewis, as well as the parallel north south alleyway from Swinney's to Ziegler's and a half block west of Lewis along First Street. Landscape the Whittier Square Park to include a gazebo and sod the future library footprint.

2. New Neighborhood Park The existing and smallish Reed Park site should be sold and replaced by a larger park facility west of T.U. Until the exact boundaries are determined (variables include the status of the magnet school project and Tulsa University's acquisition plans), the exact acquisition and improvement cannot be finalized.

3. Magnet/Community School The single most important project in terms of stimulating neighborhood revitalization would be the acquisition of a site and the construction of the proposed Magnet/Community School. The older and small facility at Kendall School should be sold and a new facility built on a site bounded roughly by the alleyway south of East Fourth Street, Birmingham, Sixth Street, and Lewis Avenue. Until the school board decides on the amount of land required (see site acquisition options) the cost of site acquisition cannot be tied down. The present estimated cost of the land is $3 million and a 60,000 square foot facility built for $70 per square foot would cost $4.2 million.

4. Upper Elm Creek Detention Facility

5. Upper Coal Creek Detention Facility(s) Delaware and Admiral and possibly also in the Fourth Place and Columbia Area.

6. Vacate Archer (Lewis Place to Lewis) Should be done by Buy For Less store with vacation contingent on acquiring lots on north side, directing truck and retail traffic to Lewis and Admiral Place and landscaping along Lewis Place.

60 7. Vacate Archer (Lewis Avenue to Zunis) Vacate Gillette (Archer to Admiral Place) vacations done for private developer on the condition of acquiring homes along west side of Gillette and lots along the north of Archer and providing a landscape and screening strip along the north and west perimeters of the site where residential abuts. This project is done in conjunction with the purchase of the Whittier Elementary School site (when and if the school is replaced by the proposed magnet/community school). The resulting site is a well positioned, neighborhood, two acre commercial pad.

8. Cul de Sacs

A. First and Evanston (when detention pond is built) B. University of Tulsa Campus - various street relocations and cul de sacs according to adopted campus plans and done by University. C. Victor (south of Third Street) D. Victor (north of Sixth Street) E. Eighth Street (west of Utica) done in conjunction with the straightening of Utica Avenue and the creation of a handicapped crossing island at Eight and Utica F. Fifth Street (west of Lewis) G. Fourth Place (west of Lewis) H. Fourth Street (west of Lewis) I. Fourth Street (east of Lewis) J. Second Street (east of Lewis)

9. Acquisition of shallow and under-utilized retail lots along Lewis Avenue between Third Street and Eleventh Street to reduce curb cuts, concentrate retail in the Whittier Square and, reduce visual and physical blight, and provide residential landscape buffers and pedestrian greenways - done in a block by block manner whenever possible.

10. Acquisition of residential lots along eastern edge of Delaware Avenue from First Street to Third Street to remove blight and provide right of way for eventually building a boulevard along Delaware - done in a lot by lot fashion as lots and funds become available.

11. Continued acquisition of lots facing both sides of Harvard Avenue between 11th and 3rd Streets to accommodate the right of way for a boulevard along Harvard - done on a lot by lot "as available" basis. Over the longer period, lots between Third Street and I-244 which access off of Harvard should be acquired as available for right of way and curb cut elimination reasons.

12. Develop Harvard Avenue as a boulevard.

13. Develop Delaware Avenue as a boulevard.

14. Develop parking and circulation east of Lewis and west of St. Francis Church.

61 15. Develop parking and circulation west of Whittier Square from the People's State Bank to I-244.

16. Reconfigure Admiral Boulevard and I-244 east bound on-ramp in the area of Xanthus Avenue.

62 APPENDIX "D"

THE PLANNING PROCESS

Not only did neighborhood advocates put their money on the line, they also showed up in record numbers to participate in a number of workshops. The process was to start off by delineating the good and bad aspects of the area, setting goals and objectives for enhancing the good and eliminating the bad, discussing alternatives for meeting the goals and objectives, producing plans, holding work sessions on the plans, and then refining them with the idea of developing a reasonable consensus. Below listed are the workshops and neighborhood meetings held during the process and approximately how many participated. All sessions were held in the neighborhood at St. Francis School.

Date Function Participants

4/2/90 First Workshop (p.m.) 65

4/18/90 Second Workshop (a.m.) 50

5/4/90 Meeting, Business Development Assn. 35

5/23/90 Third Workshop (p.m.) 65

6/13/90 Fourth Workshop (a.m.) 50

7/13/90 Meeting, Business Development Assn. 65

7/18/90 Fifth Workshop (p.m.) 100

7/26/90 Final Workshop/Meeting 300

8/10/90 Meeting, University of Tulsa 7

8/23/90 Meeting with Neighborhood & City 150 Council at St. Francis School

Many other meetings were hold with individual groups and agencies such as specific churches, U.S. Postal Service, Apartment Owners Association, School Board, City Stormwater Management, and City Traffic Engineering, etc.

The public adoption process will include (in order):

1. The Tulsa Development Authority 2. The Tulsa Metropolitan Area Planning Commission 3. The Tulsa City Council 4. The Tulsa Board of County Commissioners

63

WHITTIER SQUARE

AN UPDATE OF THE BUSINESS DISTRICT SEGMENT OF THE KENDALL-WHITTIER PLAN

DONE FOR THE TULSA DEVELOPMENT AUTHORITY BY URBANTECH, INC. JOHN F. CROWLEY

1996

The following is a plan update of the Kendall-Whittier Neighborhood Plan as it specifically relates to the Whittier Square Business District. It was commissioned by the Tulsa Development Authority to provide specific guidance for future public expenditures in the area.

The plan update was a three month study which examined the original plan, analyzed the conditions which have changed since the plan was completed five years ago, took inventory of redevelopment concepts and resources, conducted field surveys and extensive interviews of local business owners and TDA staff and held a public hearing.

There is a brief discussion of findings and a summary of recommended project priorities. Concept plans and sketches are included for illustration.

2 Findings

1. Building Utilization

Building's are being underutilized. At the present time the area is seeing recovery but there is considerably more square footage available that the present market requires. This includes underutilization where usage is spread out over a floor space (which would not normally require as much room) or ground floor storage in a retail frontage simply because there is not demand for that particular storefront. Three conclusions might be made:

A: There will never be enough retail and service demand in the area to utilize all of the structures.

B. Recovery and restoration is taking place and with continued good management and some additional improvements the buildings in Whittier Square will fill up with appropriate uses. Additional improvements include both new facilities such as a library or strategically placed parking or the removal of an undesirable land use or structure.

C. Some additional structures, particularly those which are without design merit or which are structurally obsolete, may be removed. Design merit includes the urban design of the overall Square area. Continuous zero setback frontages are desirable as opposed to "gaps" between buildings.

The second conclusion (B) appears to be the case which would indicate that Tulsa and the Whittier Square owners ought to basically stay on the course already laid out in the plan except for a few "Redirections" dealt with in this "Plan Update". At the same time there are a couple of buildings which could be taken out. This will be dealt with in the "Plan Update".

2. Parking

There is enough parking in the Whittier Square area to support full utilization of the buildings but during the sensitive period in the Square's "Recovery" when customers need to be attracted by the uniqueness of the place and its offerings and by unquestionable parking convenience. Parking for the most part is not adequately convenient for the uses at the corner of Lewis and Admiral. For example people are more willing to park and walk greater distances in established areas such as Brookside and Cherry Street. The strategic conclusions which can be drawn here include:

A. The parking area west of Swinney's and the Circle Theater is laid out based on the three ownerships. Repositioning Swinney's outside storage and comprehensively re-striping the entire lot will add considerable capacity (see lot sketches). This lot however will do little to serve the retail frontages along Admiral and Lewis without some pedestrian friendly "cut through" such as that suggested in one of the Library scenarios which call for the redevelopment of the "Blood Bank" Building.

3 GILLETTE & "SWINNEY'S" PARKING CONCEPT

4 B. Swinney's might be encouraged to participate in the comprehensive re-striping and move their outside secure storage if the City permitted then the use of the 20 foot alleyway (surface only) along the west side of the store. The building forms one secure storage wall, direct entry to the store for secure outside sales of garden supplies for example would be facilitated and shade covering can be constructed. A nominal rent might be charged to help fund Whittier Square maintenance ($.35/aq.ft./yr. x 3000 sq. ft. = $1,050).

C. If any or all of the viable businesses backing on to the "Swinney's" lot developed new entrances which function more like contemporary retail centers and orient to the large parking surface ("Business Forms", Swinney's and the eventual user of the theater and Blood Bank Building), considerable street parking pressure would be taken off Lewis and Admiral. The partnership to be developed here is for the TDA to purchase the Rubin Parking parcel and allow for Swinney's use of the alley surface (150 ft. x 20 ft.) in exchange for Lysinger's and Swinney's development of Public Entryways onto the parking lot. The TDA also becomes a "pro rata" participant in the cost of comprehensive re-striping, possible parking lot overlay or surface repairs and curb and drive cut re- design. TDA lot ownership can then be sold or conveyed to the redeveloper/buyers of the Blood Bank Building. Rubin might also participate directly with the comprehensive re- striping if he sees it as improving his buildings' marketability.

D. With the exception of the redevelopment of the gas station and adjacent house on the southwest corner of Admiral and Gillette, it can be concluded that the 1/2 block of land west of Gillette between First and Admiral will not be needed for parking and should not be purchased for that use. The residential area north of First and west of Gillette will be in transition for the next 10 to 15 years but there is no other particular use ready to absorb the land if the city were to acquire it. Owners along this frontage should be encouraged to reinvest in their properties with the assurance that there are no plans to purchase their homes.

E. A parking project most likely to have the greatest positive impact on the Whittier Square "shortfall" is one which can be largely built on already publicly owned land south of the old "Otasco" Store and "Peoples State Bank" Buildings. Located close to the southeast corner of the square the parking can:

I. Serve the store fronts such as the Mexican Restaurant west of Lewis which tends to spill over onto Ziegler's lot.

II. Stimulate the reuse of the two vacant buildings on the southeast corner of the square (perhaps broken down into small shops and redeveloped by TDA).

III. Serve as the parking for the Library if it is built in the park area to the south.

IV. Serve as public parking for park area use and events in the Whittier Square area.

5 There are three scenarios for this lot which can be built by TDA and later deeded in joint venture with or as a stimulus for the Library.

I. The simplest solution is to take the 20 foot alleyway and the 40 foot of land south of it and build a single bay parking lot along the northern edge of the "park" area. This gets built on land already owned by TDA but it does not afford parking access northward to Admiral such that the vacant and key buildings on the southeast corner of Whittier Square are "wrapped" by conventional retail "lot parking".

II. A second solution ties the parking along the northern edge of the park to Admiral by acquiring and demolishing the "Peoples State Bank" Building. The building is in very poor condition but only 10 to 15 feet of it are needed to add to the 50 foot parking lot already located east of the building. Ironically, the size of the "wraparound" parking lot is such that both the "Otasco" and "Peoples State Bank" Buildings are needed to make sufficient use of the public parking investment.

III. Instead the 50 foot lot east of the "Peoples State Bank" Building can be acquired and combined with a 10 to 15 foot acquisition of an open drive lane which is part of the land associated with the single bay rental storage facility to the east. The result is a parking facility of approximately 55 spaces which ties to Admiral conveniently, services Whittier Square, does not demolish any reusable buildings, can serve a future library and improves the accessibility to the storage facility. This configuration which is recommended is shown in a following sketch. If the Bank Building and Storage Facility owners see the value of the parking and its possible future attraction of a Library, the land might be contributed with positive tax impacts. TDA can also acquire the entire corner, build the parking, fix the structures, remove a possible storage tank and remarket the buildings.

F. A Third Parking project involves the redevelopment of the 60 foot Gillette Right of Way between Admiral and the I-244 Crosstown Expressway. This reutilizes a public street which is no longer functioning as a street and the parking is close enough to the Ziegler, Lysinger and old brick gas station buildings to stimulate new uses or intensify existing uses. Just as the public parking on the southeast corner of the "Square" this "northwest parking" takes pressure off of the street side parking near the intersection particularly as it is convenient to day long employees of the area businesses. This project:

I. Could involve a land swap with Dan Ziegler so that the east curb near his shops is left intact and the new west curb would fall in his vacant lot along the west side of Gillette.

II. Involves the acquisition and clearance of an abandoned residential structure west of Gillette, south of the I-244 right of way. The excess land can be sold to the business south of it, be part of the "Ziegler swap" or remain part of a state highway landscaping project discussed later in this document. In any case, access

6 to the house will be cut off by the parking and it constitutes an incompatible land use.

III. Should leave the north end of the parking open to facilitate employee access to the rear of the Ziegler's complex.

IV. Should provide plenty of shade planting to encourage employee usage.

7 SOUTHEAST SQUARE LIBRARY & PARKING AREA

8 G. Basically the northwest parking project (F) coupled with the southeast parking project (E) is publicly done and will provide very convenient parking for the Lewis and Admiral Intersection areas at Whittier Square. The largely private re-striping of the Southwest lot behind Swinney's serves to take pressure off the street front parking while conveniently serving Swinney's and Lysinger's Business Forms operation. None of the parking projects, while providing contemporary retail lot configurations detracts from the integrity of Whittier Square Zero Lot Line/Zero Setback tradition.

3. The Whittier Square Library

A. The original plan for Kendall-Whittier called for the redevelopment of the East Second Street Library in the immediate vicinity of Whittier Square for three reasons:

I. As an "attractive public use" the library's relocation would add to the critical mass of "public use" (along with the post office and possible fire station) of the "old town center" which was and might again become Whittier Square. This strategy held true whether the Library renovated an important old building on the Square or built a new structure near the Post Office and Park at the Square.

II. Daniels Addition remained healthy as a home addition even as the surrounding areas deteriorated substantially. Although a Library is a fairly compatible use with residential, the most desirable location is to be on the convenient edge of low density residential rather than in the middle. The highest and best use of the old library site is single family infill particularly in light of the redevelopment already underway in the area. The old library structure could also be redeveloped as a duplex.

III. The Library attracts users to the Whittier Square retail area and helps give it civic identity. It also provides a civic vote of confidence in the redevelopment efforts. It constitutes the public's "leading the way" rather than just "enticing" private reinvestment. It can be more easily found by users.

The Master Plan update shows the Library at the Park location for which the Library board voted. The site works well and a well designed new building has advantages. The appendix of this report includes a scheme which renovates the "Blood Bank" and "Circle Theater" Buildings into a Library, a community meeting room (theater), a passage way through the Lewis frontages to the "Swinney's" parking lot to the west and a reserved 1000-1500 square foot retail frontage which can be leased out to a small private sector shop for income for the Library or Whittier Square maintenance. (Assume 1000 sf x $7/sf/yr=$7000 of income). This scheme also works well and may better utilize some of the "overabundance" of retail/business structures in the Square. It also leaves more of the "Town Center Park" to open space. The "Blood Bank" Building option is clearly more complicated and difficult to sell to the public even though it probably achieves more of Whittier Square's overall redevelopment objectives. The problem is that the library board may tend to follow a single library services objective and not be interested in adaptive reuse, excess space absorption or parking lot access. In any case either of the two solutions will work. When the library is built the structure should include a maintenance room

9 roughly the size of a two car garage (400 sq. ft.) so that future Whittier Square festival and maintenance equipment may be stored there. This would constitute the library or City's contribution to any future maintenance or programs assessment district.

4. Whittier Square Identity

When I-244 was cut through a then aging Whittier Square, Urban Interstate Interchange spacing standards declared a necessary access to Utica and two hospitals and to Delaware because of Tulsa University. Ironically both are on half section lines yet both are too close to Lewis to accommodate a ramp between them. Lewis historically did not have much retail along its reaches other than in the immediate Whittier Square area and that retail was not active beyond the customers in the immediate vicinity (non Interstate neighborhood). In addition to lacking adequate justification for an interchange the highway was designed through a retaining wall "cut so as not to disturb the school or retail buildings on the local street level. This only cut area long I-244 served to visually block the inaccessible Whittier Square from the heavy metropolitan traffic below. Basically you can easily get to Whittier Square if you know how to and if you know it is there. The square's economic viability would be greatly enhanced if more people knew of its existence and traditional architectural charm. Identity and way finding can be accomplished using three project approaches.

A. Interstate off ramp signage and local frontage road directives stating "Whittier Square" can be put on the eastbound off ramp approach on Utica Avenue and on the westbound off ramp approach on Delaware. If the City of Tulsa determines this is a significant location and certain AASHTO signage standards can be met such a project can be executed through ODOT Division 8 Engineer Ed Kellogg's Office. The "Green Sign" project might be more quickly expedited if the city participated in approximately $8000 to $10000 of sign costs. These signs, based on new Interstate signage standards might also be merged on the same boards as existing information such as "Tulsa University" or "Hillcrest Medical Center" - "Utica Avenue" ODOT may be scheduling sign upgrades such as those recently installed with the reconstruction project on the Broken Arrow Expressway. Recent "way finding" additions done by this consultant were the "Driller Stadium/Expo Square signs on I-244 and the BA.

B. Since there already are efforts to register Whittier Square as an historic place or district and perhaps place it on the National Register, Interstate signage might qualify for the "Brown Designation" which will further distinguish the Whittier Square location.

C. A third designation effort (and likely the most effective) is to create integral landscape and monument signage on both sides of the Lewis Avenue underpass and turn the liability of a deep cut with retaining walls into an attractive asset which clearly points Whittier Square out to the heavy traffic along I-244. This is not necessarily effective for way finding since its not on an off ramp approach but it is a potential daily reminder to commuters and visitors to the area. Under the recently enhanced Intermodel Surface Transportation Efficiency Act (ISTEA) there is a category of capital improvement programs called "Enhancements" to be only used for transportation modes such as bicycle and pedestrian ways. Oklahoma received a little over $6 million a year and must

10 spend those monies on such non-road projects or lose them at the end of the authorization period in 1997. ODOT may use these funds or allow "Local Sponsors" to develop qualified projects at an 80% federal and 20% local cost ratio. ODOT's massive management load associated with the first two years of local projects caused it to put a moratorium on non-ODOT projects over the past two years creating a backlog of unused funds. The Whittier Square landscape and designation project can be an ODOT sponsored project so as not to violate the self-imposed moratorium since all of the project falls within an Interstate right-of-way. ODOT is motivated to do state and interstate enhancement projects to upgrade the quality image of its road system and to reduce on- going maintenance costs. Locally, "Up With Trees" might take on limited maintenance but there is a likelihood that a well designed enhancement project at this difficult to mow and trim "cut" area would reduce ODOT's costs significantly while substantially improving visual quality along one of Tulsa's principle gateways. A substantial benefit would accrue to Whittier Square without cost although mowing and trimming the upper levels of the project could be an obligation of the same assessment district formed to maintain street trees and Whittier Park. A concept sketch is shown here along with a site concept. Suffice it to say that a series of retaining walls stepping up the otherwise steep slope eliminates sod and incorporates trees, shrubs and groundcover which require considerably less frequent attention. Right of way fencing can be moved to become decorative metal pickets which are mounted atop a retaining wall terrace thus eliminating fence line maintenance, clearing and trimming. The "Whittier Square" designation is not signage but rather a "relief" which is integrated on the most prominent center surface of a textured concrete retaining wall (similar to the wildlife/landscape scenes in the sound and retaining walls at 71st Street and Harvard Avenue). The two most visible designated sites (shown in the site sketch) are both on the southside of I-244 at the Lewis Avenue Overpass.

I. Westbound - on the south slope east of the Lewis Overpass...I-244 bends slightly southward here and drivers within site distance are looking toward this embankment. The retaining wall here also creates a backfill situation which widens the publicly owned right of way north of Admiral such that it has future potential as a landscaped parking area or publicly accessible open space.

II Eastbound - on the south slope west of the Lewis Overpass. (An off ramp sign here may have to be moved westward out of the sight line of the enhancement project. Retaining walls and attendant backfill here also provide "Gillette Avenue" parking expansion and or public parkland above.

III Both of the Whittier Square designation areas can include for ODOT's benefit a "Jersey Barrier" along the south road edge from the Utica/Admiral on ramp to the Delaware off ramp which when backfilled provide additional road safety, flatter moving slopes, and mowing strips void of light and sign poles which can be integrated with the concrete line and back drainage channel of the "Jersey Barrier". Ed Kellogg of ODOT Division 8 should sponsor this project with the aid of an excellent low maintenance design executed by TDA.

11 I-244/Whittier Square "Enhancement" Project

12 Whittier Square Designation I-244 "Enhancement Concept"

13 "Enhancement" Project Concept

14 5. Underground Storage Tanks as an Impediment to Redevelopment

There are three probable underground storage tanks whose "chain of title" related liabilities may be an impediment to appropriate redevelopment. There may be efficiency in processing all three so that environmental analysis, tank removal, Corporate Commission and Department of Environmental Quality (DEQ) paperwork, mitigation plans and implementation are processed by a single licensed expert/firm.

A. The first is the former gas station on the southwest corner of 3rd and Lewis which is slated for purchase by TDA for its "Lewis Greenway" project. This acquisition probably puts TDA in the storage tank removal business which might cause it to go ahead and take the lead in the other two.

B. There appears to be an undisturbed pump island base at the "Old Otasco Store" on the southeast corner of Admiral and Lewis. Its removal will probably simplify renovation and redevelopment options for this building for new owners particularly if the surrounding off street "Library parking" project make it attractive.

C. The third location is an attractive old brick former gas station on the southwest corner of Gillette and Admiral. The existing owner or TDA might remove and mitigate the probable underground tanks making a business or retail reuse of this period building more practical. This site includes a vacant house fenced in on a large lot immediately to the south. Demolition of the house would provide a buffer and small landscaped parking area between the "business" buildings and the single family homes to the south which should be encouraged to renovate. This station building is particularly key because its reuse should be encouraged by the "North Gillette Avenue" parking lot and it provides continuous retail or business linkage along the south side of Admiral between Jerry Lysinger's business and the brick building housing small shops and antiques to the west.

The business of removing and mitigating underground storage tanks by licensed individuals and firms has become more practiced and less expensive during the past decade. Part of the state's motor fuel tax goes to an "indemnity fund" managed by the Corporation Commission to pay for acceptable and necessary mitigation. An "upfront" analysis and tank removal by a qualified applicant (the city or a private owner) generally is $10,000 to $15,000. In a simple site, the removal of on site reprocessing of soil is funded by the state usually under the guidance of DEQ. Tank removal costs are predictable. Mitigation costs are unknown and depend on leakage, duration, local soils and hydrology.

6. Need to Create Clear Edge of the East End of Whittier Square on Admiral

Commonly the vitality of a district is partially attributable to the distinctness of its edges. The east end of the district and Admiral can be made very distinct with a small investment. The investment also involves the acquisition and removal of an obsolete and vacant structure.

15 A. The east end of the district on the north side of Admiral is already distinct with the merge of the Admiral and I-244 rights of way. This situation will be further enhanced by the suggested I-244 "designation landscape" project.

B. On the southside of Admiral the Catholic Church should be the distinct end and buffer between the business district and the single family Daniels Addition. Instead there are three structures between Atlanta and the presently occupied east end of the district. The western most is an abandoned single family structure converted with a retail front and a single story flat roofed structural extension to the south. The other two buildings are "stressed" single family units which are on a small island of land us a major street. The remaining homes on First Street back up the businesses as a "buffer" and are buffered to the west by the cul de sac and Whittier Park. A priority should be placed on purchasing and demolishing the west most (3rd) structure to give an edge and provide some buffer relief to the remaining two. The highest and best use however of the last three lots facing Admiral is a small single story Section 202 courtyard complex for elderly or handicapped tenants perhaps sponsored by the adjacent church. Full acquisition is not recommended until such a project (reuse) is imminent. The owners of there tracts may be willing sellers since stress and transition are apparent.

7. Land Use Conflict Between Adjacent Residential and Buy For Less Truck Dock Area

Back of the house operations and screening fence conditions on the north and northeast areas of Buy For Less are in conflict with the adjacent residential units facing into the store lot on Lewis Place. Maneuvering and storage space is clearly inadequate. Archer Street is not a necessary through street for east west traffic in the area and could be closed to shield the residential neighborhood from commercial traffic which should travel on the one way frontage road or on Independence. Archer is not necessary to provide access to the Battery Center or to the vacant lot at the northwest corner of Lewis Place and Archer. A simple project would be for the city to close Archer between Lewis and Lewis Place (not vacate it). The entire public right-of-way along the west side of Lewis Place along the store building and through the Archer right-of-way can be sodded and have shade trees planted in lieu of the broken board fence. The right-of-way is then made available to Buy For Less for added truck dock area in lieu of maneuvering and storage along the east area of the store lot. The more than 20,000 square feet of public land could also be leased to Buy For Less at a nominal rate of 25 cents per foot per year which might contribute $6,000 per year to Whittier Square maintenance. The tree and sod project would cost approximately $15,000 with Buy For Less paying for any necessary road and lot work around Archer including closing the Lewis Avenue opening to a driveway width.

8. Abandoned and Substandard Apartments North of Whittier School

There are two abandoned and vandalized apartment buildings north of Archer between Gillette and Lewis. Their acquisition and removal would:

16 Whittier School - Buy For Less Concept

17 a) Eliminate a significant blight b) Improve the re-marketability of Whittier School c) Allow for the eventual closure of Archer between Gillette and Lewis as these two structures are the only "mid block" land uses dependent on Archer for access d) With the Archer right-of-way available, the Whittier School redeveloper has access to a deeper or longer lot for a "big box" retail similar to and compatible with Buy For Less (Dollar, Anthony's, Discount Retailer, etc.). The site is not suitable for a convenience retailer such as QuikTrip, Git-N-Go, or Texaco Star Mart because of the lack of a wider range of traffic. Again, a land lease might help fund area maintenance.

9. Conflict Between the Warehouse Market Truck Dock and The Daniels Addition residential along 4th Street

A. Similar to Buy For Less and Lewis Place, a cul de sac and land swap with Warehouse Market on 4th Street would result in a buffering of residential from commercial truck docks. 4th Street will be closed west of Lewis with the "greenway project" and the right- of-way east of Lewis is particularly wide and suitable for maneuvering. It too has potential for lease income. The cul de sac may have to be smaller than standard, however, a small bumper level "crash gate" may be installed to accommodate larger emergency vehicles.

B. This site also ties back to the park and Kendall-Whittier School project which is not part of this study but a coordinated effort between the City, Peoples State Bank, and Warehouse Market can result in a greenway linking Kendall-Whittier/Tulsa University to the Whittier Square area.

C. The "greenway" and 4th Street project should include reclaiming the right-of-way long the east side of Lewis to 3rd Street to a wider sidewalk and shade trees.

10. Second Street South of the Post Office can also be closed off with a landscaped cul de sac affording a coordination of driveways and additional parking between the Post Office and Lester's which could encourage more use of Lester's site.

11. Parking Meters for On Street Parking in Whittier Square

A. Installation of Parking Meters will create a small group of meters which are remote from downtown or Cherry Street and will make it difficult to maintain or enforce unless maintenance and enforcement are done by a multi-purpose individual assigned to Whittier Square funded locally for landscape maintenance. Limited meter revenues might fund the City's share of the individual.

B. Meters would be a good deterrent against employee street side parking particularly if additional landscaped off street parking is conveniently located.

C. Meters will not provide significant funding and will not be self sufficient for city maintenance.

18 Warehouse Market East 4th Street Concept

19 12. Whittier Square Maintenance

The existing trees and landscape improvements are in many cases not being maintained. The simplest solution would be for local businesses to assess themselves to fund part of an individual and attendant equipment.

The district would include:

A. Businesses facing Lewis between I-244 and Third Street (and possible 4th Street).

B. Businesses facing Admiral between Atlanta and the alleyway west of Gillette.

C. This is roughly 3,000 front feet of "active public and private businesses".

Participants in District Costs Can Include:

A. Future library (providing storage space)

B. City Parks Department (if Whittier Square Park is a city park)

C. City of Tulsa if it participates in part of a multipurpose individual tending in part to parking meters.

D. Private Business leasing closed street lands

E. Locally self assessed businesses

Fundamental Task of District Operating and Maintenance Individual(s)

A. Mowing, trimming, and watering landscape and park areas

B. Seasonal planting

C. Public parking lot cleaning

D. Waste receptacle dumping and trash removal

E. Street furniture paint and maintenance

F. Street banner work

G. Parking Meter maintenance and enforcement (if meters are installed)

H. Assistance with programs and festivals

I. District management (by business committee)

20 J. Personnel Management (by contract with Downtown Tulsa Unlimited (DTU), Payroll, deductions, etc.

Basic Requirements

A. A single full time individual ($22,000 plus $7,500 overhead) = $29,500

B. DTU personnel records support contract ($1,000)

C. Banner and seasonal plantings ($2,000)

D. Annual equipment and supplies ($5,000)

E. Storage and Utilities ($0.00)

F. Total Annual Cost $37,500

G. Assuming no other participation than local businesses $37,500 amounts to an annual assessment of $12.50 per front foot. This amounts to $625 per year for a 50 foot store front. More likely meter and park department participation would result in about 40% of the assessment.

RECOMMENDED PRIORITIES

The below listed are projects which are recommended as being key to the orderly continuance of the Whittier Square renovation. As in the case of the original Kendall-Whittier plan, the single most important project that can be done to positively impact on Whittier Square is the construction of the Kendall-Whittier School and Park. This project coupled with Tulsa University's Campus definition and development will spur residential revitalization of the area. Timetable-wise the school and park are at least 4 to 5 years away and residential revitalization will lag behind the school by another 5 years. The Lewis greenway project will prove to be a "confidence building" amenity in the next two years.

The second most important stimulus to Whittier Square's renaissance is the Whittier Square Library project, whether it is an adaptive reuse or new structure in the "Square".

The cost estimates used here are intended to be rough but providing a preliminary "order of magnitude" for budget decision making.

1. Southeast Square - Library Parking $250,700

Approximately 9,800 sq. ft. of open land acquisition at 4 dollars per foot ($39,200). Pave, curb, stripe and landscape lot along with the park alleyway portion approximately 16,300 sq. ft. at 5 dollars per foot ($81,500. Also acquire the "Otasco Building" and "Peoples State Bank Building" (13,000 sq. ft. for $130,000).

21 2. Renovation of "Otasco" and "Peoples State Bank" Buildings $195,000

Remove storage tanks (if there are any) from "Otasco" frontage, gut interiors, stub new electrical to master boxes, restore exteriors and windows, install new roofs and exterior landscaping. Lease or sell the restored building shells made more valuable by environmental mitigation, restoration, parking and the Library. This budget does not include income on resale but the amount could be spent funding items which are lower on this priority list.

3. North Gillette Parking $79,000

Acquire lot and vacant residence at $30,000. Swap sufficient land west of Gillette for land east of east curb with Ziegler ($0.00). Re-curb, add to existing pavement, landscape, clear residence (9,800 sq. ft. at $5/sq. ft. = $49,000).

4. Whittier Square - I-244 "Enhancement - Identifier" Project $18,000

This project must be sponsored in total by the state due to the moratorium on locally sponsored enhancement projects. This is a project executed entirely on the I-244 Interstate right-of-way. The above $18,000 allows for City participation in the cost of the "Green" highway signs for the road in the vicinity of the Utica and Delaware ramps and for smaller local street direction signs. An additional $10,000 is budgeted to facilitate City/TDA sponsored design of the landscape project so that the state can proceed more quickly to execute it. A well-designed project which includes "Jersey Barriers", light and sign pole remounts, textured retaining walls topped by 6 foot metal picket fences (in lieu of chain link), landscaping, backfilling, and re-grading will run in the $350,000 range as Interstate improvements must follow FHWA and AASHTO guidelines.

5. Swinney-Rubin-Lysinger Parking Area Re-stripe Project $67,500

Assuming a TDA purchase of the 50 x 150 Robin parcel and its pro rata participation in the rehabilitation and re-striping project. ($37,500 acquisition of open land and $30,000 of construction expenses.

6. East End Parking $50,000

Acquire approximately 10,000 sq. ft. of gravel lot between Admiral and I-244 at the east end of Whittier Square for parking and landscape in conjunction with the "Enhancement" Project. This inadequate parking width can be merged with "surplus" I-244 right-of-way to allow for an efficient parking lot.

7. Second Street Cul de Sac and Landscape $65,000

With the assurance that the library will be located in the more publicly accessible square area. Second Street can be closed with a landscaped cul de sac. The same project can consolidate the Lewis Avenue Drive access for both the Lester's Auto Parks and the Post

22 Office to a curb cut lining up with the center of old Second Street. The project, with ADA sidewalk cuts, extends an excellent pedestrian greenway southward from Whittier Square Park to Third Street, where a crossing of Third Street intersection at the light connects to the programmed greenway on the west side of Lewis. (Cul de sac, sidewalks and landscaping).

8. Warehouse Market Truck Doc/Fourth Street Cul de Sac $65,000

Fourth Street west of Lewis is closed by the greenway project. Fourth Street east of Lewis needs a cul de sac to facilitate a better truck dock area for Warehouse Market, to seal off the Daniels addition from commercial through traffic and, along with reclamation of a landscaped public right-of-way on the east side of Lewis between Third and Fourth Streets, makes an excellent pedestrian connection to the Kendall-Whittier school and park area. (Cul de sac, sidewalk, landscaping).

9. Acquisition and Clearance of East Admiral Structure $35,000

As discussed there is a need to provide a clear end to the eastern side of Whittier Square at a point where there are (2) stressed residences. The residences which may better be used at a later date as church-sponsored elderly/handicapped apartments, should not be purchased until such a reuse is imminent. The structure and lot to be purchased and cleared to remove a blight and to provide an edge and buffer is the third unit west of Atlanta on the southside of Admiral.

10. Acquisition and Mitigation of Admiral/Gillette Gas Station $79,500

Purchase gas station structure and vacant residential unit to the south ($60,000), demolish and clear residence ($2,500), remove and mitigate gas tanks in conjunction with the State Indemnity Fund (local share $12,000), commission architectural study on historic renovation and re-use probably as a small shop, office or restaurant/pub ($5,000). Remarked structure with reasonable reuse "Covenants" at market rate which will be 75% to 80% of the repositioning cost.

11. Archer Closure/Buy For Less Truck Dock $10,000

This project's physical redevelopment should be done by the Buy-For-Less store in its own "back of the house" interest. As noted, it also stands to produce modest ground rent. The budget allows for TDA to develop an approximately 250 foot long landscape berm (sod, trees, and curbing) along the west side of Lewis Place from the south face of the store through the Archer intersection.

23 12. Acquisition and Clearance - Two Small Apartments - North of Whittier School $45,000

As previously noted, these units are severely blighted, require access of Archer (which may need to be closed if a deep lot is needed for retail reuse of the Whittier School site) and improve the market ability of the school site.

24 Whittier Square Plan Concepts

25 Urbantech, Inc. - John F. Crowley Concept Sketch

Kendall-Whittier Library Concept Points

Temporary Situation

1. South 1/2 of the "Blood Bank" Building on Lewis Avenue (the first building south of the old "Circle Theater.

A. Heart of Neighborhood Center B. On Arterial C. Across from Park D. Easy to find Lewis Avenue Frontage E. Will help encourage other commercial activities F. Other commercial activities compliment Library visitation G. Excellent "Traditional Access" to surface parking to west H. Good Lewis Avenue pedestrian environment I. Fairly simple store front building J. Excellent, if permanent Library goes into adjacent area

2. "Language School" Building (part only) of Catholic Church

A. Temporary rental B. Building most ready to occupy and still leave space for existing activities C. Excellent parking D. Near neighborhood Commercial Center E. Fairly easy to find

Permanent Library Concept

1. Combination of Blood Bank Building and Circle Theater which are adjacent.

2. Put temporary Library in south 1/2 of "Blood Bank"? Building as above noted.

3. Remodel North 1/2 and offices above for permanent Library.

4. Move temporary Library to north half of building.

5. Renovate south half of building.

I. for library expansion II. for neighborhood retail wanting to be near library development with rental income to support library operations

26 6. Circle Theater as Community Center aspect of Kendall-Whittier Library

I. May attract separate "foundation" interest

II. Same management/operating entity

III. Renovated apartments above for income to support community center maintenance and operations (or simply meeting rooms, office, storage)

IV. Reserved retail space on Lewis frontage for rental income to support and compliment center a) Bookstore b) coffee/desert shoppe c) gifts, arts, crafts, etc.

V. Center reserved through Library for films, educational programs, meetings, seminars, continuing education, etc.

VI. Theater has its own "non library" controlled entry

VII. Like Library, Center has pedestrian and street off Lewis and surface parking to the west

VIII. Theater Marquee useable to post Library and center programs and activities

IX. Total project is historic and adaptive reuse of Kendall-Whittier Building across from post office and park.

27 Parking Lot, Lewis Avenue and Blood Bank Frontage

28 Whittier Square Library-Community Room

29