I’ve recently heard about a new development project in Downtown Tulsa’s East End.
Encompassing over 14 city blocks, the East End connects Tulsa’s revitalizing Downtown to the affluent Mid-Town district of the City creating a destination that will serve a 100 mile regional trade area of over 2,500,000 people. The East End will offer over 1.9 million square feet of mixed-use development including over 450,000 square feet of retail and dining experiences; 800 units of unparalleled urban living; three high quality hotels; 150,000 square feet of modern office space; and -- as a centerpiece -- an 8,000 seat state-of-the-art baseball stadium.While this is the first I’ve heard of this project, it isn’t new. Apparently this the developers of this project have been working on it for many years now. In fact, the early proposals contained a Pro-Soccer stadium, not a baseball stadium.
When I first learned about this I had four concerns.
1. Eminent Domain. It seems like a difficult task to undertake a project of this size without the need for Eminent Domain. If ED is required for this project, than I’m against it. Fortunately it looks like it will not be necessary. I talked with someone involved in the project and was assured that almost all the property necessary for this project has already been secured at fair market prices or in some cases, better than. And the properties that have not been secured are currently under contract or are in negotiations. So my primary concern is apparently not a factor.
2. TIF. This project will likely require a TIF (Tax Increment Financing). I’m not summarily opposed it TIFs, in fact I supported the TIF for the Tulsa Hills shopping center in West Tulsa. The Devil is in the details, and I’ll just have to keep an eye on this aspect of the project.
3. Fairgrounds. The purpose of the ball park would be to get the Tulsa Drillers to move to the East End, away from the Tulsa State Fairgrounds. I fear that a move by the Tulsa Drillers would negatively impact the fairgrounds and the surrounding area. On the other hand, the Fair Grounds are not in the city limits of Tulsa. This new location would be inside the Tulsa City limits (albeit in a TIF…again the devil is in the details). Tulsa desperately needs economic growth with an increase in sales tax. If this project provides that growth, then a depression in the area of the Fairgrounds is worth it.
4. River. I would like to see this kind of development on the river. However, this is a private development. I’m a free market guy, so if investors want to spend millions of dollars developing at this location, then I guess who am I to tell them not to?
The last two concerns aren’t really enough for me to be against this project. It is really the outcome of my first two concerns that will ultimately sway my opinion. In the mean time, I’ll be cautiously optimistic and hope that this development in Downtown Tulsa’s East End will give Tulsa the economic boost it so desperately needs.
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6 comments:
You haven't heard yet that they want you to pay for a large part of it. Their $100 Mil is 'matching' for our $500 Mil 'contribution'.
So much for free markets.
I think you are thinking about the proposal to build an island on the Arkansas River...
Personally I would have rather gone this direction instead of the sinkhole they like to call the BoK center. This will do what the Arena people "said" they want to happen, there is growth potential here, which is obvious just by looking at the map. If this was on the agenda when Vision 2025, I would not have been opposed, as this project would have freed up all the funds to help develop the river
Steven says "I’m a free market guy, so if investors want to spend millions of dollars developing at this location, then I guess who am I to tell them not to?" LMAOROF!!!! Come on Steve, you graduated from a college just across town from the one I graduated from and you have seen how Tulsa and the GOBs operate. Do you REALLY think this is going to be a PRIVATE venture? You think these apes are going to build that stadium and the rest of the stuff proposed out of their own good will? LOL!!! Just you wait for all the monies these jerks want us ole simple boys to pay them from the city coffers. And of course they have "one of themselves masquerading as a so called Mayor of Tulsa" so you know all the money they want will be coming from the money spout at Taylor's place. Guess where she gets her money?
Just how long is it going to take you to realize that the GOBs in Tulsa don't do anything with their own money cept put it in the bank. They use our money to make them money. Then they tell us how great things are.
By the way, with all these great things happening, have you benefited in any way ? Come on name just one way. Are your taxes lower? Are your utility rates lower? Are your streets better? Do the police make you feel safer at night or for that matter anytime? Do you ever concern yourself about you wife's safety when she leaves the house? Hmmmmm, boy things are sure getting good for the GOBs but seems like it still sucks for us lil guys. DO YOU THINK THIS WILL CHANGE????
BTW, I wouldn’t worry about this scenario because this so called project hasn’t turned a spade of dirt and this ole horse has ridden into town before and has always done a quick departure when they actually opened their eyes.
Well, I already know it is probably not going to be a completely private venture. They have already said they want a TIF. Depending on the details, I'm fine with that. These guys have already spent a ton of private money to secure the property they need for the project. And they will spend a whole lot more building the rest of the project. I’m willing to bet that their contribution to the project will far exceed any public money that comes into play. If their plan for development brings in sales tax dollars that Tulsa needs, then we should work with them on seeing their project to fruition.
If taxes need to be raised or we get screwed on the Drillers move, I'll be against it, but until then I'll hope for the best. It looks like a really cool plan.
Just a thought, as a Tulsa native and now a resident of Dallas I might have a different take on the new projects proposed in Tulsa. While most people would agree that a free market economy is good thing, I would caution you against taking too narrow of a view on this topic. Actually, if you like black and white approaches to a problem, I think I can frame this one for you. Fact...compared to its regional peers, Tulsa has significant shortcomings (I know quality of life, blah blah blah). If nothing is done, Tulsa will continue to lose jobs and stagnate and eventually fade into sad shell of its former self (unless you consider call centers with minimum wage jobs to be the goal). Additionally, most of the brightest people that grow up in Tulsa are currently forced to leave due to lack of quality jobs/careers. This last comment is from my own personal experience. While I could make a significant list of the current problems, I would rather get to the point. If the free market is what you want to guide Tulsa's future, then Tulsa is destined to be a class C city, with deteriorating arts, fledging tax revenues and poor schools. If this is the choice you make, so be it, but know that Tulsa is at a crossroads and it will either improve or go downhill... not stay the same. The choice is up to you and the other residents of the city/county. While I am not convinced that the proposed River Plan is an efficient use of money, it is a worthy idea whose passage would perhaps be more feasible if it could be value engineered. On a different note, I hope you will take the time to evaluate the new leadership of Tulsa (after removing personal bias). If you look closer, I believe you find that for the first time in 20 years people actually care about results and improving the community. For the anonymous poster, you're "lil guys" rant is somewhat hateful, not to mention short sighted. Based on the tone of your approach, you might be contributing to the problem more than looking for a solution. Hope this reply finds you well and good luck with turning Tulsa around.
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