SECTION 1 INTRODUCTION T

SECTION 1 INTRODUCTION

KENDALL WHITTIER NEIGHBORHOOD PLAN EXISTING CONDITIONS REPORT

1 INTRODUCTION

The Kendall Whittier neighborhood is anchored by two prominent elements. One is the University of Tulsa, a higher education institution with an enrollment of about 5,000 student. The other is the Whittier Square Historic

District, which includes the Circle Cinema and several local shops. Lewis Avenue, the spine that connects these two assets, has seen recent reinvestment in commercial, office and residential development. Surrounding neighborhoods include traditional housing stock and enjoy easy access to Downtown Tulsa through I-244 and local streets.

The Kendall Whittier Sector Plan will articulate a vision for the area. The Plan will define intended land use and development characteristics, transportation improvements, strategies to enhance parks and open spaces, and other recommendations aimed at maximizing opportunity in Kendall Whittier. This document, the Kendall Whittier Sector Plan Existing Conditions Report, is the first interim deliverable in the planning process. It provides a snapshot of where the community is today and is built upon public outreach, data provided by the City, TDA, and other sources, technical analysis, and other research.

The Kendall Whittier Sector Plan will be a specific kind of document used by the City of Tulsa, Tulsa Development Authority, and other entities to guide the use of public or quasi-public resources related to housing, commerce and employment, mobility, recreation, and other aspects of neighborhood and community development. The Plan is being funded by the Tulsa Development Authority.

Tulsa Development Authority and the City of TulsaThe Kendall Whittier planning area falls within the City of Tulsa, and is therefore subject to the services, regulations, and standards maintained by City government. However, the City is not alone in providing local services or supporting investment in this portion of the city. The Tulsa Development Authority (TDA) is an important partner that supports the City through investments in property acquisition, infrastructure, housing, commerce, and other aspects of community development. The TDA has a strong presence in Kendall Whittier, and has played a direct or supporting role in several recent successes, including:

• Development of the Whittier Square Main Street parking lot lighting improvements;

• Kendall Whittier Elementary School;

• West Park Housing Development;

• Streetscaping and sidewalk improvements;

• University of Tulsa campus improvements; and

• Parking improvements throughout the neighborhood.


2 INTRODUCTION

Study AreaThe Plan study area includes the Kendall Whittier neighborhood bounded by the Burlington Northern Santa Fe (BNSF) railroad on the North, Harvard Avenue on the East, 11th Street on the South, and Utica Avenue on the West.

The study area is home to the University of Tulsa, which moved to the area as Henry Kendall College in 1907 as the first higher education facility in Tulsa. The Kendall Whittier neighborhood was once a prominent stop on Route 66, particularly the historic Whittier Square Shopping Center. Together, these two community assets have helped shaped growth and development in Kendall Whittier, combining to give the neighborhood its name.

The study area is largely residential in nature, with a few significant commercial corridors, industrial areas, and businesses related to the University of Tulsa. Located east of Downtown Tulsa, Kendall Whittier is well served by major transit corridors that provide access to the greater Tulsa region, including I-244/Crosstown Expressway that runs through the center of the area and the U.S. Route 64/State Highway 51 to the south.

Regional SettingThe City of Tulsa is the second largest municipality in the State of Oklahoma, with a 2010 population of 391,906 residents. Tulsa is also central to the Tulsa–Broken Arrow–Owasso Metropolitan Statistical Area with a population just shy of 1 million residents. Situated in northeastern Oklahoma along the Arkansas River, Tulsa is part of the Green County region, an area of transition from heavily wooded Ozark Mountain foothills in the east to the farthest reaches of the Great Plaines in the west. The Tulsa Port of Catoosa is the most inland river port in the United States with access to international waterways. In recent years, Tulsa has received recognition as one of America’s most livable large cities, as well as an important city for the future.

HistoryThe City of Tulsa was first settled in 1836 by Native Americans as part of the Native American Relocation Act. The Lochapokas tribe, part of the Creek Nation, named their settlement “Tulasi,” meaning “old town.” Largely unsettled, the area remained wilderness until after the Civil War, when a railroad was constructed to serve the growing cattle industry. The railroad helped to spur modest growth in Tulsa as a frontier town, leading to incorporation on January 18, 1898.

In 1901 the discovery of oil in Red Fork, near modern day Glenpool, lead to an oil boom, with investors and entrepreneurs flocking to Tulsa. Known as Sue Bland No. 1, the oil well would contribute to a growing industry and population. A second group of oil discoveries between 1915 and 1930 would result in continued growth and settlement, earning Tulsa the name “Oil Capital of the World.” When incorporated in 1898, Tulsa had roughly 1,100 inhabitants. By the 1930s, Tulsa would be home to more than 140,000 residents.

One of the most significant historic events that has affected the City was the Tulsa Race Riot. In 1921, racial tensions between Black and White residents reached a peak. Following the alleged assault of a white female, a mob of white residents moved

REgional Setting

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3 INTRODUCTION


4 INTRODUCTION

into the Greenwood District intent on lynching the accused black male. Angered by the frequency of unpunished lynching in the City, black residents stood their ground against the mob, which quickly lead to violence. From May 31st to June 1st, 1921, 16 hours of rioting resulted in 39 deaths (though in recent years, historians have argued the death toll may be closer to 300), 800 hospitalizations, and 35 city blocks destroyed by fire. This resulted in an estimated 10,000 residents being left homeless.

Given their proximity to Downtown Tulsa, the Kendall Whittier Neighborhood saw growth and development consistent with that of the City as a whole. The oil booms of the early 1900s would have a distinct impact on the local history and culture. The oil industry would support Tulsa throughout the 1900s until 1980, when the “oil bust” emphasized the need for new industries as Tulsa relinquished its “Oil Capital” title to Houston.

University of TulsaThe University of Tulsa has been a part of the area for over a century. The school started as a Presbyterian school for girls in Muskogee, intended to offer education to Native American girls. It was expanded in 1894 to become the Henry Kendall College, named after Reverend Henry Kendall, secretary of the Presbyterian Board of Home Missions. In 1907, struggling to attract and retain students, the school was relocated to Tulsa, a comparatively smaller town at the time. The move was encouraged by the Tulsa Commercial Club, who offered $100,000 of funding, 20 acres of land, and guarantees for utilities and street car service.

In 1920, concern that the City could not support multiple higher education facilities, Henry Kendall College merged with the Methodist Church’s proposed McFarlin College to become the University of Tulsa. The new university thrived, opening the School of Petroleum Engineering in 1928. Heavily impacted by the Great Depression, school president Clarence Isaiah Pontius, a former investment banker, helped erase the University’s growing debt as well as expanding the institution with the opening of the business administration school in 1935 and the law school in 1943.

Whittier Square Historic DistrictWhittier Square was Tulsa’s first suburban shopping center. The land was purchased by Alvin T. Hodge in 1903 from the Creek Nation. Hodge used the land as a cattle pasture before selling it in 1906 for development. The completion of the Tulsa Street Railway (TSR) in 1909 spurred growth in the neighborhood, connecting Whittier Square to Downtown Tulsa. The addition of the John Greenleaf Whittier School in 1916, a post office substation in 1926, and the East Second Street Library in 1931 helped attract residents to the growing area.

Whittier Square saw its greatest growth and activity during the 1920s through 1940s as a result of the official designation of Route 66. A major route for transportation across the country, Route 66 traveled directly through Whittier Square, attracting visitors, investors, and residents to the area. Automobile service stations, restaurants, grocery stores, and various other commercial uses grew in the area to serve travelers moving through the region. During World War II, Whittier Square was an important transit location for workers heading to the Douglas Aircraft Company.

Post-World War II, Whittier Square began to decline, as residents moved to newer areas of Tulsa. The development of Interstate 244 further reduced interest in Whittier Square, diverting traffic from the area and effectively removing traffic from Route 66. The area decline through the 1970s and 80s, but numerous efforts during the 1990s


5 INTRODUCTION

to revitalize the district have begun to take hold. Today, the Whittier Square Historic District includes land bounded by I-244 on the North, Lewis Avenue on the East, 1st Street on the South, and Zunis Avenue on the West.

Previous Plans and PoliciesKendall Whittier Neighborhood MasterplanIn 1991 the City completed the Kendall Whittier Neighborhood Masterplan, intended to stabilize the area and guide revitalization of the historic neighborhood. The plan has a unique history of its own, with initial support coming from the University of Tulsa, local businesses, and community churches. Together these groups provided 50% of the initial cost to produce the plan, challenging the city to match. The city did, which established the masterplan’s funding.

The plan provides a detailed analysis of the Kendall Whittier neighborhood, focusing on land use and overall appearance of the area. The neighborhood is broken into subareas to provide specific analysis of existing conditions within unique parts of the community. The masterplan also includes a detailed analysis of Whittier Square, often considered the commercial center of the neighborhood. Recommendations focus on attracting new uses to the area that will help revitalize other commercial and residential uses.

In 1996, the Whittier Square segment of the original plan was updated to reflect changes in the area. The update provides strategies for capital improvements that will better situate Whittier Square as thriving commercial center in the Tulsa market. This document includes a detailed analysis of the area, including site specific improvements, parking layouts, and cost estimates for the redevelopment of desirable parcels.

PLANiTULSAIn 2010, the City of Tulsa adopted a new Comprehensive Plan that was drafted over a two-year process through intensive public engagement. The Plan, entitled PLANiTULSA, is the City’s first since the 1970s and focuses on five core themes; Have a Vibrant & Dynamic Economy, Attract & Retain Young People, Provide Effective Transportation, Provide Housing Choices, and Protect the Environment & Provide Sustainability.

The Plan is organized around five core chapters addressing fundamental comprehensive planning elements, such as land use and transportation planning. These include Land Use, Transportation, Economic Development, Housing, and Parks, Trails and Open Space. The Plan also includes six high-level strategies for implementation:

• Revise the city’s zoning code so that it is easier to use, allows a diverse range of mixed-use building types, allows innovative automobile parking solutions, and aligns development incentives with planning goals.

• Create a redevelopment strategy that broadens the range of housing options, creates new spaces for different types of employers, and makes efficient use of existing infrastructure.

• Develop a new transportation strategy that focuses on mending and improving Tulsa’s network connectivity and supporting land use and


6 INTRODUCTION

redevelopment strategies.

• Build upon the tradition of neighborhood and small area planning in key areas to jump-start priority projects and initiatives.

• Cooperate on developing key PLANiTULSA innovative building types as demonstration projects.

• Organize city planning and development functions to implement the vision.

Kendall Whittier in PLANiTULSAThe Kendall Whittier neighborhood was a particular focus in many of the PLANiTULSA chapters and the area was generally highlighted as a key urban neighborhoods in close proximity to Downtown, the University of Tulsa, and Utica Square. Kendall Whittier is discussed as a place for reinvestment and considerable opportunity. Generally, Kendall Whittier’s land use development and transportation design is envisioned as strengthening its multi-modal connections to Downtown primarily through the 3rd Street and 11th Street corridors. Specific PLANiTULSA recommendations include:

• Employment District: Properties along the St. Louis – San Francisco Railway corridor are envisioned as a source of employment for the neighborhood. The Growth & Stability Map anticipates this area may redevelop and reposition, but remain as an employment center.

• Main Street Node: The Lewis Avenue corridor adjacent to the I-244 interchange is presented as a major “Main Street” node with a higher level of intensity and development density than mixed-use areas further south.

• 11th Street: The Lewis Avenue intersection with 11th Street is proposed as a major activity center for the Kendall Whittier neighborhood. A major employment hub west of the Missouri-Kansas-Iowa Railroad transitions into a Town Center at the intersection, before continuing into the University of Tulsa campus.

• Downtown Relationship: Although most of the Kendall Whittier neighborhood is presented as a stable, single-family area, the blocks within Utica Avenue, 3rd Street, Lewis Avenue, and Admiral Boulevard are envisioned as a “downtown neighborhood” placetype and expected to anticipate more active redevelopment.

• Main Street Design: A number of roadways around the University of Tulsa are identified as multi-modal corridors concentrated on the “Main Street” building block type.

• Transit Connectivity: The Kendall Whittier neighborhood is considered a kind of “fulcrum point” in the regional transit network, with local Main Street corridors connecting into the “T” created by Peoria Avenue and 21st Street.

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PLANITULSALAND USE PLAN


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Tulsa Public Schools Strategic Plan 2010-2015The Tulsa Public School’s Strategic Plan 2010-2015 establishes an overall vision, mission, and core goals that will guide Tulsa’s schools in providing high quality education. The strategic plan identifies two major issues facing the district. First, schools in the district are not preparing students for higher education and entering the work force. Second, academic achievement gaps exist along racial, ethnic, and socioeconomic lines. To address these issues, the Strategic Plan identifies five core goals on which the district will focus:

• Student Achievement• Teacher and Leader Effectiveness• Performance-Based Culture• Financial Sustainability• Safe and Secure Schools

Tulsa Parks and Recreation Master PlanCompleted in 2010, the Tulsa Parks and Recreation Master Plan includes a complete inventory and analysis of the Tulsa parks system, including over 6,000 acers of parkland maintained by the Tulsa Parks and Recreation Department. Given the extensive parks system, comprised of 135 parks and additional special purpose facilities, the Master Plan provides recommendations that focus on improvement of the existing system. One of the key recommendations is a review of all existing parks to identify locations with aging facilities that could benefit from capital improvements. Walkability was also emphasized due to Tulsa’s low density, with the goal of better connecting park facilities and neighborhoods with community and regional trails. Overall, the Master Plan also provides recommendations for improved coordination of programming and finances. While the Parks and Recreation Master Plan does not directly address the Study Area, the potential for improved park facilities and better connected trails systems will benefit the Kendall Whittier Neighborhood.

Planning ProcessThe planning process was specifically designed to develop a community-driven, realistic, and implementable Neighborhood Plan that responds to the needs of the Kendall Whittier Neighborhood. Central to the process is public engagement with a variety of community stakeholders, including local residents, business owners and operators, key service providers, elected and appointed officials, and municipal staff. Functioning as an interim document, the Existing Conditions Report is a significant benchmark, summarizing analysis and data collected during the first 4 steps of the process. The complete planning process includes the following 8 steps:

Step 1: Project Initiation (Complete)The planning process began with preliminary meetings with key staff from the Tulsa Development Authority and representatives from involved City departments. These meetings established the project objectives, responsibilities, and schedule and offered a first opportunity for the consultant team to become familiar with the study area.

February 2010

Tulsa Parks and Recreation Master Plan

2010–2015 Strategic Plan

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Step 2: Define Boundary (Complete)An initial analysis of the Sector Plan Study Areas was conducted to develop simplified boundaries that better reflect the function, character, influences, and opportunities that impact the Kendall Whittier Neighborhood.

Step 3: Community Participation (On-Going)Community outreach was conducted to allow residents to participate in the process, identify local issues and opportunities, and aid in the establishment of short- and long-term priorities. This included both traditional “face-to-face” community workshops as well as web-based tools for public engagement. Online outreach tools will remain active till drafting of the Neighborhood Plan.

Step 4: Assessment-Inventory and Analysis (Complete)A complete analysis of existing conditions and future potentials within the study area was conducted, based on information provided by the Tulsa Development Authority; field reconnaissance; data sources such as ESRI and the U.S. Census; inventories; and reviews of past plans, studies, and policies. The results of this analysis, along with Steps 1-3, are summarized in this Existing Conditions Report.

Step 5: Vision StatementThis step includes the development of an overall vision for the Kendall Whittier Neighborhood, intended to provide focus and direction for subsequent planning activities; serve as the cornerstone of the consensus-building process; and identify a path for development, improvement, and investment. Central to this step will be a hands-on Visioning charrette that invites the community to put pen to paper and illustrate their vision for the future of their neighborhood.

Step 6: Civic Responsibilities and Citywide ContextThis step ensures that the Kendall Whittier Neighborhood Plan is consistent with those of the greater Tulsa community and City as a whole. The vision, goals, and objectives of the Neighborhood Plan will be reviewed using the guiding principles of the PLANiTULSA Comprehensive Plan to confirm they reflect and are consistent with citywide policy

Step 7: Plan Recommendations & ImplementationThis step includes the preparation of draft and final plan documents for the Kendall Whittier Neighborhood Plan. This will include the development of plan recommendations and implementation strategies tied directly to specific issues and goals. Documents will presented for review and consideration prior to adoption.

Step 8: Adoption ProcessThis step includes adoption of the Kendall Whittier Neighborhood Plan through a multi-step adoption and approval process by the Tulsa Development Authority, The Tulsa Metropolitan Area Planning Commission, and the Tulsa City Council.

SECTION 2 COMMUNITy OUTREACH

Public input and opinions are an essential element to the development of the Kendall Whittier Neighborhood Plan. Through outreach events and online tools, residents and community stakeholders were able to provide insight

regarding local issues, concerns, and opportunities. Public engagement helps to establish an understanding of the community and its surroundings in the existing conditions report and will directly inform recommendations and policy within the resulting Neighborhood Plan.

Citizen Advisory TeamIn support of the planning process, a Citizen Advisory Team (CAT) was formed as a first line to communication with community residents and stakeholders. The CAT will help ensure that the Neighborhood Plan is aligned with the needs, aspirations, and concerns of the Kendall Whittier community. Throughout the planning process the CAT will meet to review and discuss interim reports, draft documents, and plan recommendations.

Public WorkshopsAs the core element of community outreach, public workshops provide “face-to-face” opportunities for community members to get involved in the planning process. Workshops are designed to facilitate open dialogue and discussion among residents, ask pointed questions, and collect a detailed understanding of the community. Each workshop included a short presentation about the project and a questionnaire exercise to collect input regarding local issues and concerns, potential projects, and the neighborhood’s top strengths and assets.

Community WorkshopThe Kendall Whittier community convened at Cinema Circle on March 23, 2015 to discuss the issues affecting the neighborhood. Nearly 40 residents gathered for the Community Workshop and offered ideas to improve their neighborhood.

The following is a summary of the thoughts, comments, and opinions received. Some comments were shared with the entire group, while others were recorded privately on worksheets. It is important to note that the items identified in this summary are not recommendations or observations of the consultant, but rather feedback and comments received from those who participated in the workshop.


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OUTREACH

Priority Issues & ConcernsParticipants discussed a wide range of issues; however, many comments centered on a group of related themes. Issues related to the need for neighborhood reinvestment, expanded transit service, economic development, and strengthening the neighborhood’s identity were the most common. The complete list of identified issues were consolidated into the following key themes:

Neighborhood Infrastructure InvestmentParticipants cited the need for increased investment in neighborhood infrastructure. This includes roadway repairs and maintenance, as well as the need for basic pedestrian infrastructures such as sidewalks. Several participants noted the need for streetscape improvements and ongoing maintenance at Whittier Square, in particular. Most concerning, however, is the perception that the neighborhood does not receive the needed infrastructure due to a lack of equitable investment throughout the city.

Public TransportationAlthough the neighborhood is served by transit, neighbors noted that the routes need to be adjusted to reach key destinations within the city. Furthermore, there is need for expanded service hours and headway frequency. Finally, the potential for re-routing may exist that would increase connectivity and the potential for transfers.

I-244/Crosstown ExpresswayI-244 serves as both a physical and perceptual barrier that separates the Kendall Whittier neighborhood into a northern and southern portion. Although I-244 provides increased regional access, it also disconnects the neighborhood. The impacts can primarily be seen in areas north of I-244, which appears to have a greater level of disinvestment. The area no longer includes a pool or accessible parks, and is disconnected from Whittier Square.

Residential Investment Participants noted conditions of blight throughout the neighborhood, which includes poorly maintained homes. There is a need for investment for residential properties that addresses basic repairs, maintenance, and landscaping. Participants stated that the neighborhood could be positioned as a walkable, historic residential area with a traditional character adjacent to local businesses, but the poor condition of many of the existing structures is a major barrier.

Street Lighting Whittier Square and local roads can feel unsafe due to a lack of street lighting. Lights either do not exist along certain roadways or are in need of repair and replacement. Participants expressed the neighborhood feels dark at night and it discourages pedestrian activity.


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OUTREACH

Other Issues & ConcernsThe issues listed above consist of the most discussed topics during the workshop. Additional issues and concerns cited by participants are listed below and categorized by topic area.

Land Use & Development• Housing and commercial storefront blight • More flexible codes for renovations • Need for more code enforcement• Need for a community/rec center • Maintaining architectural character • Need for regional retail stores • Lack of quality affordable housing • Renters and absentee landlords • Enhanced commercial services• Teardowns of historic buildings (University) • Eminent domain and its impact on residents • Vacant lots• Archer Park needs improvement• Lack of quality housing/too much sub-standard housing• Need to attract more businesses• Evaluate need for redevelopment incentives

Transportation• Need for bicycle and pedestrian infrastructure• Bad sidewalk conditions that need repair and ADA compliance• Need for parking • Traffic management for school circulation

Image & Community Character• Need to improve perception • Gateways to create a sense of place• Lack of cohesion/collaboration • Improve neighborhood communication • Bridge divide between residents and business owners • Lack of community involvement• Diverse populations that are segmented and segregated • Lack of neighborhood pride• Lack of informed, active voters

Community Facilities • Need for homeless services • Need for community volunteers • Provide for future needs of TU that also meet residential needs • Crime • Lack of a local post office • Food insecurity • Too many consultants

Social Services & Community• Poverty (on all levels)• Access to health/medical care facilities• Drug and alcohol addiction


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Projects and ActionsParticipants discussed potential projects and actions that could address the issues listed above or otherwise improve the Kendall Whittier community. These projects have been categorized below.

Land Use & Development• Require absentee landlords and building owners of vacant buildings to

maintain their property or pay fines so the City can do it• Develop a resident “code enforcement watch” to identify and repair

violations• Target redevelopment funding for quality, affordable housing• Expand housing development north of I-244• Circulate a comprehensive neighborhood survey to identify the homes to

improve, rehabilitate, or demolish, while also analyzing the impacts and preparing impact mitigation measures.

• Tear down or rehabilitate apartments• Develop senior housing• Relax building codes• Seek historic designations for the Kendall Whittier neighborhood• Eliminate dilapidated structures and blight north of I-244• Build a community center with a gym, pool, and computer lab for group

training• Build a community garden

Transportation• Fix sidewalks• Fund enhanced mass transit service• Make access easier for handicapped and elderly residents• Increase the bike culture• Redevelop 6th Street to a 2-lane road with bike lanes, landscaping, and

sidewalks to connect the Pearl District to Kendall Whittier• Add a light rail system to connect all 31 neighborhoods• Increase parking on Lewis• Create a strategic plan for main street projects• Address parking issues at Kendall Whittier Elementary• Construct a pedestrian-friendly bridge across I-244• Improve pedestrian crossings on Lewis• Install bicycle lanes 3rd street and 6th Street from Delaware to Utica• Streetscape commercial areas• Install a bike lane to connect to downtown• Add sidewalks north of I-244• Implement a pilot program that provide a neighborhood shuttle on Lewis

between 15th Street and Pine.

Infrastructure• Install street lighting• Install a comprehensive lighting system in Whittier Square

Community Facilities & Social Services• Have police patrol the neighborhood on Segways• Encourage neighborhood watch programs• Establish a program for the homeless• Expand the Kendall Whittier after-school tutoring program


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• Establish a neighborhood-wide communication system• Have a more visible police presence• Address and provide assistance for drug and alcohol addictions

Image & Community Character• Develop and promote an identity for the Kendall Whittier neighborhood• Implement a neighborhood beautification project• Make a sector map and mail it to voters• Have a community clean-up day

Economic Development• Recruit more businesses to the neighborhood• Provide incentives for residential and commercial development/

rehabilitation• Create a junior achievement-type economic development program• Have a neighborhood garage sale• Host more ethnic festivals to bring people from other parts of Tulsa• Engage a “local” hardware store to consider a satellite location• Develop an incubator center with small office and share spaces• Utilize tax incentives for continued business growth

Strengths and AssetsTo conclude the Community Workshop, residents were asked to identify the neighborhood’s strengths and assets. This are key areas that should be preserved and enhanced as the community grows and develops.

• Proximity to downtown Tulsa• Proximity to Tulsa University campus• Lewis Avenue commercial core• Kendall Whittier School• Perception of community• Neighborhood diversity• Small businesses• Neighborhood organizations• Diversity in housing architecture• Existing businesses: Circle Cinema, restaurants• Cultural assets• Residents can live close to businesses• Kendall Whittier has the potential to become something great• Private, philanthropic investment• Strong community support• Many infill lots provide development potential• EduCare facility• Whittier Square buildings• Hispanic culture• History• Creative flow


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Business WorkshopThe business workshop was held on March 24, 2015 at the Circle Cinema with members of the Kendall Whittier business community. Nearly 30 business owners and representatives convened to discuss the challenges and issues affecting neighborhood businesses.

The following is a summary of the thoughts, comments, and opinions received. Some comments were shared with the entire group, while others were recorded privately on worksheets. It is important to note that the items identified in this summary are not recommendations or observations of the consultant, but rather feedback and comments received from those who participated in the workshop.

Priority Issues & ConcernsParticipants discussed a wide range of issues; however, many comments centered on a group of related themes. Issues related to the need for new business investment, the image of the area, and addressing lighting and crime were the most common. The complete list of identified issues were consolidated into the following key themes:

Image of Kendall WhittierThe image of the Kendall- Whittier was a dominant topic of discussion throughout the course of the workshop. Participants stated that the neighborhood harbors a negative image within the City of Tulsa, which affects businesses and the recruitment of new business startups. This includes the perception of crime and a transient population in the area, which shrinks the local market of consumers who are weary of visiting the area.

Street LightingThe lack of street lighting throughout the neighborhood as well as near local businesses impacts the perception of safety for business owners, patrons, and residents. Whittier Square was specifically called out as an areas that needs additional lighting to guide pedestrians. Participants felt the darkness was impacting the potential for nighttime foot traffic and businesses that would cater to entertainment and dining.

Additional BusinessesParticipants cited the need for additional businesses within Kendall Whittier. A “critical mass of businesses” would not only serve the immediate neighborhood, but also bring more people to shop and stay within the area. Some participants expressed that a strong business community could support increased interest in residential reinvestment and that the two parts of the neighborhood needed to coordinate efforts.

CrimeThere are concerns that crime is becoming more of an issue in the area. Some participants reported businesses being broken into and other theft and vandalism issues. Further, some participants expressed concern that perception of personal safety is perhaps worse throughout the Tulsa region and it is likely impacting small business owners’ decisions whether or not to invest in the district.


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Parking ManagementParking was identified by participants as a critical issue for the business district. Some participants felt there was inadequate parking to support current customers, others felt it would become a deterrent to future investment if there was more customers to support, and others felt it was probably close to adequate but poorly signed and confusing.

A specific set of comments addressed that drop-off and pick-up parking, queuing, and circulation at the elementary school and EduCare was a major problem. Generally, the comments stated that more students are being driven to school and more vehicles from outside the neighborhood are traveling the area, all compounding congestion.

Lewis AvenueAs the primary commercial corridor through the community, issue regarding Lewis Street were mentioned on several occasions. Several participants said the street needs to be a Complete Street Corridor to accommodate all forms of transportation and create a more pedestrian-friendly commercial environment. Participants also expressed that redevelopment activities need to stretch the length of Lewis, further south than 3rd Street, and be treated as a larger business corridor.

Other Issues & ConcernsAdditional issues and concerns identified by participants are organized by category below, listed in no order of priority:

Land Use & Development• Growth management strategies• Absentee landlords• Need for youth/recreational space• Blighted properties • Too many liquor stores• Need new houses• Lack of density• Need to prepare for growth

Transportation & Infrastructure• 6th and Lewis crossing guard • Lack of protected lefts/traffic flow • Need more available small business space Vacant storefronts• Infrastructure investment • Aging infrastructure

Economic Development• Need to make the neighborhood a destination• Promoting awareness of Kendall Whittier


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Community Facilities & Social Services• Homelessness • Increased gang activity • Business maintaining properties/areas• Cultural differences that need infusion• Need a community facilitator to assess community needs and put

strategies into place• Graffiti • Safety• Lack of neighborhood involvement

Projects and ActionsParticipants were asked to identify potential projects or actions that could improve the community. These projects could either address the issues listed above or provide for the general improvement of the Kendall Whittier neighborhood.

• Promote the Main Street Project• Create a TIF district• Improve bus routes• Implement a streetscape/lighting initiative• Create an overlay for Whittier Square to reduce parking requirements and

allow off-site parking by right• Implement a road diet on Lewis at Admiral to a 3-lane roadway with

protected left turns• Install pedestrian lighting at Whittier Square• Create a loyalty card program for local businesses• Increase police presence• Increase communication between neighbors• Need to set up the proper channels to report street issues to the

appropriate place• Build a community and recreational facility for kids and families• Build a multi-office space• Implement a Kendall Whittier marketing and branding campaign• Redevelop empty lots• Address homelessness by getting people off the street• Clean up I-244 (fences)• Create an infill plan of action• Attract new businesses

Strengths and AssetsThe final exercise of the Business Workshop required participants to recognize the existing strengths and assets of the Kendall Whittier neighborhood. These are community assets that should be preserved or enhanced going forward.

• Diversity• Close to expressway• Schools• Artists/creativity• Tulsa University as an anchor• Rich in non-profits• Property acquisition cost• Proximity to downtown• History of the district• Diversity of industry


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OUTREACH

• Collection of unique local businesses• Affordable• Good support for youth• Passionate neighbors• No chain stores• Potential• Historic architecture• Route 66• COT participation• Institutional anchors

Online OutreachOnline outreach opportunities are intended to supplement more tradition outreach by offering community stakeholders alternative methods of providing feedback with greater accessibility. Though the online tools, participants were able to respond in their own time and according to their own schedule, helping to capture feedback from those unable to attend in-person events. Online outreach opportunities included resident questionnaires, business questionnaires, and sMap, an interactive mapping tool.

Project WebsiteAs part of the planning process, a project website was developed to act as a “central hub” for information regarding planning efforts, interim reports, upcoming workshops, and online outreach tools. From the website, residents and community stakeholders were able to fill out questionnaires and utilize the sMap mapping tool.

Resident QuestionnaireDue to the low frequency of respondents, the findings of the resident questionnaire are not sufficient to establish general trends regarding the Kendall Whittier Neighborhood. Overall, responses received are consistent with the findings of other community outreach events and tools. The following are a few common trends noticed across responses to the resident questionnaire, though it should be noted these trends are not applicable to the community as a whole:

• Respondents identified the community’s image and reputation as its biggest disadvantages.

• The Diversity of population, location, and access to regional transportation were listed as top advantages of Kendall Whittier.

• Library services and community meeting spaces were listed as high quality services in Kendall Whittier.

• Sidewalks, landscaping on public property, and police protection were listed as poor quality services in Kendall Whittier.

• While opinions were varied on the quality of housing in Kendall Whittier, the majority of respondents agree that housing is improving.

• Similarly, while opinions were varied on the quality of life in Kendall Whittier, the majority of respondents agree that the quality of life is improving.

• Poorly maintained or vacant properties and public safety and crime were considered the biggest threats to quality of life in Kendall Whittier.

• The majority of respondents believe Kendall Whittier will be a better place in five years.


19 COMMUNITY

OUTREACH

• Respondents strongly favored more and improved mass transit and trails in Kendall Whittier.

• Respondents felt that it is very important to attract new businesses to Kendall Whittier, particularly Whittier Square.

• Respondents generally support the use of taxes to bring new businesses to the area.

• The majority of respondents did not think the local government is effectively dealing with local issues and concerns.

• Respondents strongly support the development of single family homes, retail stores, restaurants, and entertainment in Kendall Whittier.

• Respondents do not want to see the development of industrial uses, condominiums, or gas stations.

• The top three issues for the Plan to address according to respondents are neighborhoods, residents, and development and growth potential.

Business QuestionnaireDue to the low frequency of respondents, the findings of the business questionnaire are not sufficient to establish general trends regarding the Kendall Whittier Neighborhood. Overall, responses received are consistent with the findings of other community outreach events and tools. The following are a few common trends noticed across responses to the business questionnaire, though it should be noted these trends are not applicable to the business community as a whole:

• The majority of businesses would like to make improvements to their facilities, including landscaping, additional parking, painting, and general maintenance.

• If given the option, all respondents would choose to keep their business in the area.

• Sidewalks and landscaping on public property were seen as being in poor condition in the neighborhood.

• Trash, electric, sewer, fire protection, and police protection were seen as quality services within the area.

• All respondents would like to see infrastructure improvements and upgrades to the appearance of roadways in the area.

• Respondents would like to see additional retail, restaurants, office, and mixed-use developments in the area.

• Respondents would not like to see any new industrial developments in the area.

• The majority of respondents believe the area has improved in the past 10 years.


20 COMMUNITY

OUTREACH

sMapsMap is a map based outreach tool which allows individuals from the community to create and mark a map of their community. This enables comments and feedback from the community to be tied to a specific space or area in the Kendall Whittier study area. The sMap tool provides a fun way for participants to identify issues and opportunities within Kendall Whittier from a spatial perspective.

A total of 36 points were create on the Kendall Whittier Neighborhood sMap, representing comments, ideas, and feedback from residents and community stakeholders. Points were largely concentrated on the Whittier Square Shopping Center and surrounding area. Users were able to sort the points they marked into 8 different categories: community asset, development priority site, problematic intersection, public safety concern, undesirable use, key transit destination, desired use or development, and poor appearance. The following is a summary of common trends noticed across those maps created:

• Community Assets. The majority of community asset points identified specific businesses and retailers within the Whittier Square shopping district, as well as civic facilities such as the library.

• Pedestrian and Bicycle System. Comments regarding problematic intersections and public safety concerns focused on the need for safety for pedestrians and cyclists, including wider sidewalks and bike lanes. In addition, respondents noted a need for greater pedestrian connections between the University of Tulsa and surrounding neighborhoods.

• Whittier Square Development. Points for desired uses and development priority sites also focused on Whittier Square noting a number of potential areas for new uses and repurposing of underutilized lots.


21 COMMUNITY

OUTREACH

SECTION 3 MARKET &

DEMOGRAPHIC ANALYSIS

An analysis of Kendall Whittier’s demographic and market conditions was conducted to guide the sector planning process and provide the necessary background information for developing market-viable policy recommendations. This analysis focuses on three

topics: (1) demographics, (2) employment and commerce, and (3) housing. Each section presents and assesses current trends, highlights important market implications, and where possible, notes future growth and development challenges and opportunities. Information is presented to allow for both external comparisons (comparing Kendall Whittier to the City of Tulsa) and internal comparisons (comparing different blocks within Kendall Whittier to one another).

MethodologySourcesData for this study were acquired from a variety of sources, including the 2000 and 2010 U.S. Census, the 2009-2013 American Community Survey (ACS), and ESRI Business Analyst, a nationally recognized provider of business and market data. For purposes of clarification, data from 2000 and 2010 are actual figures from the U.S. Census. 2009-2013 American Community Survey data reflects a five year average based on surveys conducted by the U.S. Census Bureau during that time period.

Aligning Available Data with Study Area BoundariesThe Kendall Whittier study area boundaries were defined through a mixture of outreach, civic and governmental priorities, and past plans and studies. Data collection by the aforementioned sources varies based on the variable and provider. In some cases, data could be obtained for the exact study area geography. In other cases, data for the study area had to be approximated based on Census geographies. To the extent possible, data from incongruent areas has been proportionally applied to the area included in the sector plan. An explanation of how available data was aligned with the study area boundaries is presented below, organized by chapter topic.

Demographics & Housing. The smallest geography for which the U.S. Census Bureau publishes demographic and housing data are block groups. Block groups are composed of multiple contiguous city blocks, and generally contain between 600 and 3,000 people. Because the boundaries of Tulsa’s block groups are not coterminous with the boundaries of the Kendall Whittier study area, the consulting team assessed all block groups comprising the study area to build a collection of census blocks that closely approximates the boundaries of the study area. However, because block groups cannot be split, this collection of census blocks mirroring the study area does include territory that falls outside the study area. Any Census block group boundaries or numbering that changed between the 2000 and 2010 Censuses were re-aligned, where possible, to ensure consistency in comparison over time and accuracy in data analysis.

Employment & Commerce. Data for the employment and commerce section was available for the study area geography and includes data for only the Kendall Whittier study area.


23

DEMOGRAPHIC & MARKET ANALYSIS

Demographics PopulationThe population of Kendall Whittier decreased between 2000 and 2010. In 2010, Kendall Whittier contained 12,687 residents, a loss of 1,170 residents from 2000 (-8.4%). The City of Tulsa’s population also declined between 2000 and 2010, however, at a much less significant rate (-0.3%).

Population loss was not equal across the study area. The portion of the study area south of the interstate experienced more significant population loss than the northern portion, seeing double digit population losses within each census block group. The northern portion of the study area also experienced population decline, however, it was less significant.

For context, 3.2% of the City of Tulsa’s population lived in Kendall Whittier in 2010.

Demographic Summary (2000, 2010)Kendall Whittier & City of Tulsa

Kendall Whittier 2000 2010 ChangePopulation 13,857 12,687 -1,170 -8.4%

Households 5,247 4,765 -482 -9.2%

Average Household Size 2.6 2.7 +0.1 +0.8%

Median Age 28.4 28.8 +0.4 +1.4%

Median Income $29,938 $25,047 -$4,891 -16.3%

% Racial Minority 38.5% 47.5% -- +9.0%

City of Tulsa 2000 2010 ChangePopulation 393,049 391,906 -1,143 -0.3%

Households 165,743 163,975 -1,768 -1.1%

Average Household Size 2.4 2.4 0.0 0.0%

Median Age 34.5 34.7 0.2 +0.6%

Median Income $47,776 $41,241 -$6,535 -13.7%

% Racial Minority 29.9% 37.4% -- +7.5%

Source: U.S. Census Bureau; Houseal Lavigne Associates; Income is in 2013 dollars; Median Age & Income for Kendall Whittier reflect an average of the census block group medians.

Lewi

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Dela

ware

Ave

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11 St

Utica

Ave

Archer St

Admiral Pl

Independence St

Archer St

Admiral Blvd

(-13%)

(-1%)

(0%)

(-11%)

(-15%)

(-4%) (-8%)1,518

1,838

1,831

1,301

3,695

1,411 1,093

Kendall Whittier12,687 - 2010 Population(-8.4%)

City of Tulsa391,906 - 2010 Population(-0.3%)

Less than -15%

-15% to -10%

-10% to 0%

X Population (2010)

(%) Percent Change in Population (2000-2010)

Percent Population Change


24


AgeKendall Whittier’s population aged slightly between 2000 and 2010, however, it remains much younger than the entire city. Between 2000 and 2010, the median age in Kendall Whittier increased very slightly from 28.4 years to 28.8 years. The City of Tulsa’s population increased very slightly from 34.5 years to 34.7 years during the same period. In 2010, the City’s median age was roughly 6 years older than Kendall Whittier’s. This relatively low median age is likely attributable to the presence of the University of Tulsa within the study area.

Comparing age cohorts, youth (<19 years) and those in the 20’s comprise a larger portion of the population within Kendall Whittier than the entire city. Within Kendall Whittier, 31.3% of the population falls under the age of 19 (vs. 27.4% city-wide) and 26.8% of the population are in their 20’s (vs. only 13% city-wide). Similarly, the percentage of Kendall Whittier’s population within older cohorts is a fraction of that city-wide. For example, 12.6% of the city-wide population is older than 80 years of age compared to only 1.5% within Kendall Whittier.

28.8

34.7

28.4

34.5

20 22 24 26 28 30 32 34 36

Kendall Whittier

City of Tulsa

Median Age (2000, 2010)Kendall Whittier & City of Tulsa

2000 2010

0%

5%

10%

15%

20%

25%

30%

0-9 10-19 20-29 30-39 40-49 50-59 60-69 70-79 80+

Age Distribution (2010)Kendall Whittier & City of Tulsa

City of Tulsa Kendall Whittier


25


Race & EthnicityKendall Whittier is more racially diverse than the entire City of Tulsa and the racial minority share of the population continues to increase. The racial composition of the study area in 2010 was: 52.5% white, 8.2% black, 7.7% Native American, and the remainder made up of other racial minorities, such as those identifying as Native American, Asian, multi-racial, or some other racial category. Between 2000 and 2010, the share of the population identifying as white declined from 61.5% to 52.5. For comparison, the racial composition of the City of Tulsa in 2010 was 62.6% white, 15.9% black, and the remaining 21.5% composed of other racial minority groups.

Kendall Whittier’s Hispanic population is growing. In 2010, 30.4% of Kendall Whittier residents identified as Hispanic, an increase from only 21.9% in 2000. This is greater than the city-wide rate of 14.1%. For purposes of clarification, the U.S. Census considers Hispanic an ethnicity and not mutually exclusive with racial categories. For example, a resident may identify as both black AND Hispanic.

Lewi

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Archer St

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Independence St

Archer St

Admiral Blvd

52%

65%

35%

51%

37%

58% 52%

Kendall Whittier48%-Percent Minority(2010)

City of Tulsa37%-Percent Minority(2010)

35% to 50%

50% to 60%

Greater than 60%

X Percent Hispanic Population (2010)

Percent Minority

Lewi

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Dela

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Ave

Harv

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11 St

Utica

Ave

Archer St

Admiral Pl

Independence St

Archer St

Admiral Blvd

(9%)

(19%)

(21%)

(-8%)

(13%)

(18%) (11%)47%

32%

18%

31%

21%

48% 34%

Kendall Whittier30.4% - 2010 Percenthispanic Population

City of Tulsa14.1% - 2010 Percenthispanic Population

Less than 0%

0% to 15%

Greater than 15%

X Percent Hispanic Population (2010)

(%) Percent Change in Share of Hispanic Population(2000-2010)

Percent Change inHispanic Population


26


IncomeIncomes in Kendall Whittier declined between 2000 and 2013 and remain significantly lower than city-wide incomes. In 2013, the median household income was $25,047, a decrease of roughly $5,000 from 2000 levels, adjusted for inflation. While city incomes also declined during the same period, in line with national trends, the city-wide median household income remains roughly $15,000 greater than that of Kendall Whittier.

Within the study area’s block grounds, median incomes vary between $18,902 and $30,804. All median income of nearly all block groups fall below the city-wide median.

Lewi

s Ave

Dela

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Ave

Harv

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11 St

Utica

Ave

Archer St

Admiral Pl

Independence St

Archer St

Admiral Blvd

(0%)

(-49%)

(-3%)

(-17%)

(-20%)

(3%) (-4%)$22,885

$21,295

$32,662

$19,833

$18,901

$30,804 $28,946

Kendall Whittier$25,047 - 2013 Median Income

City of Tulsa$41,241 - 2013 Median Income

Less than $20,000

$20,000 to $30,000

Greater than $30,000

X Median Income (2013)

(%) Percent Change in Median Income (2000-2010)

Median Income

$29,938

$47,776

$25,047

$41,241

$0

$10,000

$20,000

$30,000

$40,000

$50,000

$60,000

Kendall Whittier City of Tulsa

Median Income (2000, 2013)Kendall Whittier & City of Tulsa

2000 2013


27


PovertyKendall Whittier’s poverty rate is rate is significantly higher than both the city-wide and national rate. In 2013, Kendall Whittier’s estimated poverty rate was 38.2%, nearly double the city-wide rate of 20.1% and nearly 2.5 times greater than the national rate. It is important to note, however, that a concentration of full-time college students (e.g. University of Tulsa) can skew poverty rates, as they often report little or no income.

Impact Assessment

Between 2000 and 2010, Kendall Whittier’s population: decreased, aged very slightly, became more racially diverse, and experienced declining incomes and heightened poverty. These demographic changes may affect the market in several ways:

• Stagnant or declining population inhibits collective demand for new goods and services within the study area. Additionally, it can contribute to increased housing vacancy and lower property values.

• A youthful population increases the demand for public services, including education and schooling, youth programming, and parks and recreation.

• Declining incomes causes increases in poverty. Studies show that high neighborhood poverty is closely linked to a number of negative outcomes, including worse public health, lower educational attainment, and higher rates of crime, among others. Additionally, household incomes are often used by national businesses in choosing where to locate. Low household incomes can prevent the siting of new businesses that can support day-to-day life in Kendall Whittier.

15.4%

20.1%

38.2%

0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50%

National

City of Tulsa

Kendall Whittier

Poverty Rate (2013)Kendall Whittier & City of Tulsa & United States

Lewi

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Archer St

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23%

48%

39%

49%

44%

27% 38%

Kendall Whittier38.2% Poverty Rate (2010)

City of Tulsa20.1% Poverty Rate (2010)

Less than 25%

25% to 40%

Greater than 40%

X Poverty Rate (2010)

Poverty


28


Employment & Commerce Total EmploymentThe number of jobs within Kendall Whittier increased between 2007 and 2011. In 2011, Kendall Whittier contained 4,149 jobs, an increase of roughly 350 jobs from 2007 levels. While Kendall Whittier experienced a slight dip in employment during the onset of the Great Recession in 2009, employment levels, on the whole, have remained fairly steady.

The largest concentrations of employment within the study area are found within University of Tulsa’s campus and in the northwestern portion of the study area, west of Lewis Avenue and north of I-244. These areas area home to the study major industrial and civic areas.

3,809

4,149

0

500

1,000

1,500

2,000

2,500

3,000

3,500

4,000

4,500

2007 2008 2009 2010 2011

Total Employment (2005-2011)Kendall Whittier

Lewi

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Ave

Archer St

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Independence St

Archer St

Admiral Blvd

412 244244

161 or fewerjobs per sq. mi.

162-630jobs per sq. mi.

631-1,411jobs per sq. mi.

1,412-2,506jobs per sq. mi.

2,507 or greaterjobs per sq. mi.

Employment Density


29


Major IndustriesOver half of Kendall Whittier’s jobs are found within the manufacturing or educational services industries. In 2011, Kendall Whittier’s top five major industries were:

• Manufacturing (1,272 jobs; 30.7% of all jobs within Kendall Whittier)

• Educational Services (1,048 jobs; 25.3% of all jobs within Kendall Whittier)

• Retail Trade (375 jobs; 9.0% of all jobs within Kendall Whittier)

• Accommodation and Food Services (293 jobs; 7.1% of all jobs within Kendall Whittier)

• Administration & Support, Waste Management & Remediation (205 jobs; 4.9% of all jobs within Kendall Whittier)

Commute ShedThe commute shed depicts where Kendall Whittier residents work. The majority (73.5%) work within the City of Tulsa, however, others travel to a variety of locations outside of Tulsa, including Broken Arrow (4.4%), Owasso (1.6%), Sapulpa (1.3%), Catoosa (1.2%), and Claremore (1.2%). The remainder work throughout central and northeastern Oklahoma.

Labor ShedThe labor shed depicts where Kendall Whittier’s workers live. Roughly half originate from within the City of Tulsa (49.3%), with workers traveling from a variety of origins, including Broken Arrow (8.8%), Owasso (3.1%), Oklahoma City (2.4%), Sand Springs (2.2%), and Bixby (1.5%). The remainder travel from throughout central and northeastern Oklahoma.

employment by industryKendall Whittier

2007 2008 2009 2010 2011Count Share Count Share Count Share Count Share Count Share

Total Primary Employment 3,809 100% 4,204 100% 3,318 100% 3,955 100% 4,149 100%

Agriculture, Forestry, Fishing and Hunting 0 0.0% 0 0.0% 1 0.0% 0 0.0% 0 0.0%Mining, Quarrying, and Oil & Gas Extraction 5 0.1% 2 0.0% 6 0.2% 1 0.0% 1 0.0%Utilities 0 0.0% 0 0.0% 0 0.0% 1 0.0% 0 0.0%Construction 187 4.9% 214 5.1% 149 4.5% 167 4.2% 188 4.5%Manufacturing 847 22.2% 1273 30.3% 1232 37.1% 1147 29.0% 1272 30.7%Wholesale Trade 147 3.9% 101 2.4% 113 3.4% 88 2.2% 79 1.9%Retail Trade 360 9.5% 307 7.3% 351 10.6% 345 8.7% 375 9.0%Transportation and Warehousing 36 0.9% 32 0.8% 21 0.6% 17 0.4% 21 0.5%Information 33 0.9% 39 0.9% 34 1.0% 6 0.2% 6 0.1%Finance and Insurance 45 1.2% 55 1.3% 54 1.6% 49 1.2% 73 1.8%Real Estate and Rental and Leasing 114 3.0% 99 2.4% 132 4.0% 81 2.0% 81 2.0%Professional, Scientific & Technical Services 158 4.1% 174 4.1% 100 3.0% 200 5.1% 190 4.6%Management of Companies and Enterprises 0 0.0% 0 0.0% 0 0.0% 5 0.1% 2 0.0%Administration & Support, Waste Management and Remediation

233 6.1% 218 5.2% 239 7.2% 257 6.5% 205 4.9%

Educational Services 962 25.3% 941 22.4% 79 2.4% 1002 25.3% 1048 25.3%Health Care and Social Assistance 183 4.8% 209 5.0% 232 7.0% 223 5.6% 160 3.9%Arts, Entertainment, and Recreation 13 0.3% 23 0.5% 22 0.7% 16 0.4% 41 1.0%Accommodation and Food Services 374 9.8% 400 9.5% 443 13.4% 254 6.4% 293 7.1%Other Services (excluding Public Admin) 112 2.9% 117 2.8% 107 3.2% 96 2.4% 112 2.7%Public Administration 0 0.0% 0 0.0% 3 0.1% 0 0.0% 2 0.0%

Source: U.S. Census “On the Map”; Houseal Lavigne Associates


30


Retail Spending Snapshot

OverviewTo evaluate the collective spending power of Kendall Whittier residents relative to shopping options available within Kendall Whittier, a gap analysis was performed on the study area.

A gap analysis compares the sales of businesses (“supply”) within Kendall Whittier with what Kendall Whittier’s residents spend (“demand”). When residents spend more than businesses earn (demand > supply) in the market area, residents are spending dollars outside of the area. This is referred to as “leakage,” and is displayed in green on the accompanying graphs. Market areas with leakage may be potential opportunities for growth, as local demand for these goods and services already exists but is unmet by existing supply.

Conversely, when businesses earn more than residents spend (supply > demand) in a market area, the market is saturated with customers from both within and outside the area. This is referred to as a “surplus,” and is depicted in red on the accompanying graphs. As the market is oversupplied with spending, a retail category with surplus is challenging for new retail development.

Typically, a gap analysis considers a market area based on a drivetime from a particular intersection. For purposes of this analysis, however, the focus is merely on the collective spending power of Kendall Whittier residents relative to the supply of options available to them in their own neighborhood. It is not meant to assess a broader, cross-city or regional market area based on drivetimes or mileage.

Impact Assessment• Fairly consistent employment levels over a five year period is indicative of

institutional stability within major employers. A slight dip during the onset of the Great Recession has been evened out with gains in recent years. This bodes well for attracting and retaining employers and providing a consistent employment base that can support day-to-day retail services, such as restaurants, etc.

• The spatial mismatch between workers and residents identified within the labor and commute sheds is not uncommon in major markets, however, it is important to ensure that workers have access to public transportation options that can allow them to reliably and safely travel between work and home on a daily basis.

• Kendall Whittier residents spend millions outside of their neighborhoods on goods and services elsewhere. While it is not expected that the full leakage amount could be translated into new retail shops within Kendall Whittier, it does suggest there may be market opportunities for appropriately sized and scaled retail within the study area.


31


FindingsKendall Whittier residents spend roughly $64 million annually, most of it outside of Kendall Whittier. Based on figures provided by ESRI Business Analyst, Kendall Whittier is experiencing nearly $20 million in retail leakage, or resident dollars that are being spent outside of Kendall Whittier in other commercial areas.

Retail Spending Summary (2014)North Tulsa

Retail Gap ($M) $18.3Total Retail Demand ($M) $63.8Total Retail Supply ($M) $45.5

Retail Gap by Industry Group

Retail Supply ($M)

Gap ($M)

Motor Vehicle & Parts Dealers $4.8 $7.0Furniture & Home Furnishings Stores $0.4 $0.0 $0.4Electronics & Appliance Stores $1.7 $1.4 $0.3Bldg Materials, Garden Equip. & Supply Stores

$1.6 $0.0 $1.6

Food & Beverage Stores $6.8 $7.5 -$0.7Health & Personal Care Stores $4.7 $0.7 $4.0Gasoline Stations $6.5 $18.4 $11.9Clothing & Clothing Accessories Stores $3.4 $0.5 $2.9Sporting Goods, Hobby, Book, & Music Stores $1.3 $2.3 -$1.0General Merchandise Stores $14.7 $1.6 $13.1Miscellaneous Store Retailers $1.9 $2.1 -$0.2Nonstore Retailers $1.4 $1.1 $0.3Food Services & Drinking Places $6.8 $4.0 $2.8

Source: ESRI Business Analyst; Houseal Lavigne Associates


32


HousingTotal UnitsThe number of housing units within Kendall Whittier increased between 2000 and 2010 at a similar pace than the entire city. In 2010, Kendall Whittier contained 5,767 housing units, a 3.9% increase from 2000 levels. During that same period, the number of housing units within the City of Tulsa grew only slightly faster by 3.2%.

Within the study area’s block groups, the number of housing units varies. Generally, the southern portion of the study area (south of the interstate) contains more housing units than the northern portion.

5,767

5,551

0 1,000 2,000 3,000 4,000 5,000 6,000 7,000

Housing Units (2000, 2010)Kendall Whittier

2000 2010

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Independence St

Archer St

Admiral Blvd

(2%)

(-1%)

(-4%)

(24%)

(-5%)

(-1%) (-2%)640

910

967

598

1504

613 535

Kendall Whittier5,767 Housing Units in 2010(+4%)

City of Tulsa185,127 Housing Units in 2010(+3%)

Less than -4%

-4% to -2%

-2% to 0%

0% to 2%

Greater than 2%

X Housing Units (2010)

(%) % Change in Median Income (2000-2010)

Housing Units


33


TenureMore than half of units within Kendall Whittier are rental units, and owner occupancy declined in Kendall Whittier between 2000 and 2010 while renter occupancy and vacancy increased. Between 2000 and 2010, the number of owner occupied units within Kendall Whittier declined from 1,811 to 1,567 (or 32.6% to 27.2%). Conversely, the number of renter occupied units grew from 3,049 to 3,198 (or 54.9% to 55.5%) and the number of vacant units rose from 691 to 1,002 (or 12.4% to 17.4%).

Compared to the City of Tulsa, a smaller share of units within Kendall Whittier were owner occupied in 2010 (27.2% vs. 51.4%) and a greater share were vacant (17.4% vs. 7.6%).

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(0%)

(0%)

(1%)

(-3%)

(1%)

(0%) (0%)21%

27%

10%

18%

12%

19% 24%

Kendall Whittier17% 2010 PercentHousing Vacancy

City of Tulsa8% 2010 PercentHousing vacancy

Less than 15%

15% to 25%

Greater than 25%

X Percent of vacant Housing Units (2010)

(%) % Change in share of vacant housing units (2000-2010)

Housing Vacancy

1,811

3,049

691

1,567

3,198

1,002

0

500

1,000

1,500

2,000

2,500

3,000

3,500

Owner Occupied Renter Occupied Vacant

Housing Tenure (2000, 2010)Kendall Whittier

2000 2010


34


Median ValueHome values rose between 2000 and 2013, but remain much lower than city-wide values. Between 2000 and 2013, Kendall Whittier’s median home value rose from $52,374 to $57,229, adjusting for inflation. However, Kendall Whittier’s median value is roughly only half that of the city-wide median, which also increased from $113,096 to $122,200.

Within the study area’s block groups, the southern portion of the study area (south of the interstate) has higher median home values than the northern portion (north of the interstate). None of the census block groups have median values greater than the city median.

$57,229

$122,200

$52,374

$113,096

$0 $20,000 $40,000 $60,000 $80,000 $100,000 $120,000 $140,000

Kendall Whittier

City of Tulsa

Median Home Value (2000, 2013)Kendall Whittier

2000 2013

Lewi

s Ave

Dela

ware

Ave

Harv

ard A

ve

11 St

Utica

Ave

Archer St

Admiral Pl

Independence St

Archer St

Admiral Blvd

(15%)

(-1%)

(-7%)

(15%)

(2%)

(15%) (7%)$41,300

$59,800

$86,300

$44,900

$63,400

$53,000 $51,900

Kendall Whittier$57,229 - 2013 Median Home Value (9%)

City of Tulsa$122,200 - 2013 Median Home Value (8%)

Less than 5%

-5% to 0%

0% to 10%

Greater than 10%

X Median Home Value (2013)

(%) Percent Change in Median Home Value (2000-2013)

Median Home value


35


TypeThe majority of Kendall Whittier’s housing units are single family detached homes. In 2013, 65.8% of Kendall Whittier’s housing units were single family detached units, with 25.6% multi-family and the remainder split between duplexes, single family attached units, and mobile homes. With 55.5% of Kendall Whittier’s units occupied by renters and only 25.6% of units classified as multi-family units, this means that a significant share of single-family homes are likely rental occupied as opposed to owner occupied.

The share of homes that are single family detached within Kendall Whittier is on par with the City of Tulsa (65.8% vs. 63.0%).

Impact Assessment• An increase in new housing units

(+3.9%) coupled with rising home values (+9.2%) suggests that areas of Kendall Whittier are seeing new housing investment and that certain neighborhoods remain stable and attractive to a wide range of residents.

• Owner occupancy is on the decline, and rentals comprise more than half of the market. This is due to a mixture of market forces and the presence of the University of Tulsa students. While an increase in rentals can often increase affordability and access, and serve a student population, too great of an increase within single family detached neighborhoods at any given time can reduce social bonds and lead to disinvestment in properties.

• Kendall Whittier continues to be challenged by a high vacancy rate. Persistent vacancy threatens neighborhood stability and property values, and can create unique land use challenges.

Single Family Detached, 65.8%

Single Family Attached, 3.1%

Duplex, 4.3%

Multi-Family, 25.6%

Mobile Home, 1.2%

Housing Type (2013)Kendall Whittier


36


SECTION 4 LAND USE &

DEVELOPMENT

This section of the Existing Conditions Report describes relevant characteristics of development in Kendall Whittier. This includes existing land use, zoning and regulations that dictate how land can be developed, urban design elements

that define local character, historic resources, and institutional uses that support quality of life.

Existing Land UseKendall Whittier is a neighborhood that is slightly over one square mile in area and includes a wide range of land uses. Local land uses are framed by several significant factors, including:

• The traditional Whittier Square neighborhood center, which continues to provide Lewis Avenue and 3rd Avenue with much of their prominence as commercial corridors;

• Rail corridors in the northern and southwestern portions of the neighborhood that support industrial uses;

• The University of Tulsa, which occupies the southeastern quadrant of the neighborhood; and

• I-244, which bisects the neighborhood into two distinct sections.

Residential AreasKendall Whittier is made up primarily of single-family housing, though older multi-family development are scattered throughout the neighborhood, and new multi-family housing was recently completed along Lewis Avenue between 4th Place and 5th Place. Single-family housing is generally stable, though there are some areas around the Whittier Square neighborhood center that are showing signs of deterioration. Residential maintenance issues tend to be most prevalent adjacent to industrial uses or intensive commercial uses. In some instances, portions of a residential block remain, surrounded by industrial development.

Commercial AreasCommercial land uses and character vary widely in Kendall Whittier. Whittier Square is a pedestrian-oriented mixed use area that includes the Circle Cinema, Kendall Whittier Library, and other mixed-use developments on Lewis Avenue and Admiral Boulevard. South if Whittier Square, more contemporary office and commercial uses occupy larger lots. South of 5th Place, Lewis Avenue hosts local commercial uses, including some that have been developed on lots as shallow as 60’. 11th Street also includes a variety of commercial development. South of the university, constrained sites struggle to accommodate parking and access.


37 LAND USE &

DEVELOPMENT

Industrial AreasThe Dawson Avenue corridor and southwest portion of the neighborhood host large areas of industrial uses. The most significant issue related to these uses is their impact on adjacent residential areas. There is often little or no buffering between incompatible uses. There are also small light industrial or auto-related uses that exist along the 3rd Street and 11th Street commercial corridors.

Public/Semi-Public AreasKendall Whittier has a large portion of public/semi-public uses. The University of Tulsa is the most prominent of these uses, and the Kendall Whittier Elementary School and EduCare facility expand the institutional footprint to the west. Elsewhere, the Hillcrest Medical Center anchors the southeast corner of the neighborhood, and local schools exist north of I-244.

Vacant AreasThere are very few large vacant areas in Kendall Whittier. Scattered residential lots exist in neighborhood areas, but they will likely be filled in with similar housing over time. The two primary vacant areas include the northwest quadrant of I-244 and Lewis Avenue, and the east side of Harvard Avenue north of 11th Street. While this area is technically out of the sector planning area, it will impact neighborhood land use and should be considered as part of the Kendall Whittier Sector Plan.


38 LAND USE &

DEVELOPMENT

6th

Dawson

7th

8th

Whe

eling

Lewi

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Admiral

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Xant

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Xant

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York

town

York

town

Colu

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Gary

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am

Xant

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l

Waverly

Flore

nce P

l

Dela

ware

PlDe

lawa

re Pl

Tuck

er

10th

Evan

ston

1 Pl

Montclair2nd

Colle

ge

5 Pl

6th

Victo

r

5th

8th

Gille

tte

1st

Colle

ge

Dela

ware

Atla

nta

7th

5th

4 Pl

Haskell Pl

Birm

ingh

am

Colu

mbi

a

Birm

ingh

am

Colu

mbi

a

Gary

Pl

Gary

Pl

Haskell

10th

Gary

Zuni

s

5th

Gary

Flore

nce

Flore

nce

Flore

nce

King

Latimer

King

4th

King Pl

Haskell St

1st

8th

Evan

ston

2nd

3rd

4 Pl

Lewi

s Ave

Dela

ware

Ave

Harv

ard A

ve

11 St

Utica

Ave

Archer St

Admiral Pl

Independence St

Archer St

Admiral Blvd

412 244244

Single-Family Detached

Multi-Family

Commercial

Industrial/Business Park

Parks and Open Space

Public/Semi Public

Vacant

LAND USE LEGEND

GENERALIZEDEXISTING LAND USE


39 LAND USE &

DEVELOPMENT

ZoningThe City of Tulsa zoning ordinance regulated development throughout the city. In North Tulsa, the official zoning map includes the following districts:

• Residential

• RS-3 Residential Single-Family High Density District

• RS-4 Residential Single-Family Highest Density District

• RD Residential Duplex District

• RM-1 Residential Multifamily Low Density District

• RM-2 Residential Multifamily Medium Density District

• RM-3 Residential Multifamily High Density District

• Commercial

• OL Office Low Intensity District

• OM Office Medium Intensity District

• CS Commercial Shopping Center District

• CG Commercial General District

• CH Commercial High Intensity District

• IL Industrial Light District

• IM Industrial Moderate District

• Other

• PK Parking District

Generally, the current zoning in various portions of the neighborhood aligns with existing development. This will support on-going investment in properties and structures, and will allow for context-appropriate infill development within the requirements of the zoning regulations.

There is one Planned Unit Development in Kendall Whittier, located at the northeast corner of Lewis Avenue and 4th Place. This development includes a multi-story building oriented toward Lewis Avenue, and is a good example of recent development with a character that is consistent with the traditional design of the neighborhood.


40 LAND USE &

DEVELOPMENT

6th

Dawson

7th

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York

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York

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Waverly

Flore

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Dela

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PlDe

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Tuck

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10th

Evan

ston

1 Pl

Montclair2nd

Colle

ge

5 Pl

6th

Victo

r

5th

8th

Gille

tte

1st

Colle

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Dela

ware

Atla

nta

7th

5th

4 Pl

Haskell Pl

Birm

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am

Colu

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Birm

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am

Colu

mbi

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Gary

Pl

Gary

Pl

Haskell

10th

Gary

Zuni

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5th

Gary

Flore

nce

Flore

nce

Flore

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King

Latimer

King

4th

King Pl

Haskell St

1st

8th

Evan

ston

2nd

3rd

4 Pl

Lewi

s Ave

Dela

ware

Ave

Harv

ard A

ve

11 St

Utica

Ave

Archer St

Admiral Pl

Independence St

Archer St

Admiral Blvd

412 244244

RD

RS-3

RS-4

RM-1

RM-2

RM-3

Low Intensity O�ce (OL)

Med. Intensity O�ce (OM)

Shopping Center (CS)

General Commercial (CG)

High Intensity Com (CH)

Light Industrial (IL)

Moderate Industrial (IM)

Parking (PK)

Planned Unit Development (PUD)

ZONING LEGENDSingle-Family Residential

Multi-Family Residential

O�ce Industrial

Commercial Other Districts

Current zoning


41 LAND USE &

DEVELOPMENT

Community ResourcesCommunity Resources include the various facilities, features, and elements of a neighborhood to contribute to the local quality of life and establish the area as a desirable place to live and work. This is comprised of those services administered by the City of Tulsa, public safety and healthcare associations, local schools, economic development organizations, and community organized institutions. In addition, community resources can include unique uses, physical features, and historic elements that help establish a distinct identity for the neighborhood.

Character/Urban DesignKendall Whittier has several built elements that help define its history and character. Some represent long-standing factors that must remain in place, while other represent models for new investment in the future. They include:

• Whittier Square, with its traditional architecture, pedestrian-oriented environment, and focus on preservation. A good example of this is the municipal parking lot at Lewis Avenue and Admiral Boulevard, which preserves a traditional building façade and meets the contemporary needs of the neighborhood;

• Organic block layout centered on Waverly Drive, which is distinctively different that the regular grid pattern in the rest of Kendall Whittier;

• Residential alleys, which typically exist west of Lewis Avenue and provide the opportunity for hidden utility lines, rear loaded garages, and reduced curb cuts along the public street;

• Varying commercial development character, which includes traditional architecture in Whittier Square, contemporary office and commercial development with attractive landscaping, and older development that is deteriorating and has prominent parking and loading areas;

• Overhead utilizes along major corridors that impact the character of the neighborhood for residents, businesses, and visitors;

• The I-244 corridor, and its aesthetic, noise, ad light impacts on adjacent neighborhoods; and

• The University at Tulsa, which has invested significantly in gateways, fencing and screening, and campus entries along 11th Avenue.

Historic ResourcesThe most significant historic resource for Kendall Whittier is the Whittier Square Historic District, which includes the area roughly bounded by I-244 on the north, Lewis Avenue on the east, 1st Street on the south, and Zunis Avenue on the west. Whittier Square is designated as a historic district both by the National Register of Historic Places and the Tulsa Preservation Commission, and is one of 8 commercial historic districts in the City. Per the overlay district’s zoning, any exterior renovations or repairs are subject to design review by the Tulsa Preservation Commission.

The neighborhood also includes three structures that are designated as historic places by the National Register. The Circle Theater and Phillips 66 Station No. 473, both located in the Whittier Square Historic District, are designated as historic places, along with the Tulsa Monument Company located in the study area’s southwest corner.


42 LAND USE &

DEVELOPMENT

Univ. of Tulsa6th

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Montclair2nd

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tte

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Colle

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Dela

ware

Atla

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7th

5th

4 Pl

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10th

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Zuni

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Flore

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King

4th

King Pl

Haskell St

1st

8th

Evan

ston

2nd

3rd

4 Pl

Lewi

s Ave

Dela

ware

Ave

Harv

ard A

ve

11 St

Utica

Ave

Archer St

Admiral Pl

Independence St

Archer St

Admiral Blvd

412 244244

13

107

8

2

9 4

1

5

3

11

12

6

14

Parks / Open Space

Schools

Sequoyah Elementary

Kendall-Whittier Elementary School

Educare Tulsa

San Miguel Middle School

Tulsa School of Arts and Sciences

Will Rogers College Junior High School

Tulsa Welding School

Universities

University of Tulsa

Quasi-Public Institution or Facility

Kendall-Whittier Library

The Center for Individuals with Physical Challenges

Hillcrest Medical Center

The University School for Gi�ed and Talented Children at the University of Tulsa

Crosstown Learning Center

Tulsa Jobs Corps Center

Community Resources

1

2

3

4

5

6

7

8

9

10

11

12

13

14

COMMUNITY RESOURCES


43 LAND USE &

DEVELOPMENT

SchoolsTulsa Public Schools operates two elementary schools in the Kendall Whittier Neighborhood: Sequoyah Elementary and Kendall Whittier Elementary, which is the largest elementary school in the district. In 2014, combined enrollment for both schools was over 1,600 students, part of Tulsa Public Schools roughly 42,000 students across 86 schools and education facilities. Located adjacent to Kendall Whittier Elementary is EduCare Tulsa, an early childhood education facility with enrollment of over 200 students. This facility, opened in 2006, is one of three EduCare centers located in Tulsa and is affiliated with various institutions including Tulsa Public Schools and the University of Oklahoma. In addition, a number of schools associated with various religious institutions are listed in the area, the most notable being the San Miguel Middle School.

Though not located in the study area, just east of Harvard Avenue is the Tulsa School of Arts and Sciences, a public charter high school. After a fire destroyed the school’s previous facility in the Yorktown neighborhood, Tulsa Schools of Arts and Sciences relocated to the area, now occupying Sequoyah Elementary School’s old building. Also east of the study area is Will Rogers College Junior High School, part of Tulsa Public Schools.

Higher EducationKendall Whittier is home to the University of Tulsa, the oldest and one of the largest university’s in Tulsa. Located in the neighborhoods southeast corner along 11th Street and Harvard Avenue, the University offers programs in petroleum engineering, English, computer science, natural sciences, psychology, and petroleum engineer. Enrollment was just over 4,300 in 2014, with postgraduate students accounting for roughly a third of the student body.

Also located in the Kendall Whittier neighborhood is the Tulsa Welding School, a technical school dedicated to welding and similar professions.

ChurchesThe Kendall Whittier Neighborhood is home to a number of churches and religious institutions. The nature of religious uses varies greatly in terms of size and denomination, including large congregation churches with attached schools and community centers as well as small congregation chapels located in residential or single room structures.

OtherIn addition to those resources discussed, the Kendall Whittier Neighborhood includes or has close access to a number of unique community centers, cultural institutions, and civic buildings that also provide for the community. Other important community resources include:

• Kendall Whittier Library• The Center for Individuals with Physical Challenges• Hillcrest Medical Center• The University School for Gifted and Talented Children at the University of

Tulsa• Crosstown Learning Center• Tulsa Jobs Corps Center


44 LAND USE &

DEVELOPMENT

SECTION 5 Transportation

& mobility

Kendall Whittier benefits from a multi-layered transportation system consisting of roadways, transit routes, sidewalks, and rail lines. The following sections summarize the key transportation influences and issues that may shape long-

term community development.

RoadwaysKendall Whittier’s roadway pattern includes a grid that generally maintains a regular pattern, with the exception of areas where large land users, rail corridors, or I-244 disrupt the grid. The Tulsa Metropolitan Area Major Street and Highway Plan establishes a vision for long-term roadway improvements in the region. The document establishes a hierarchy of roadway types related to traffic management objectives, right-of-way needs, and design characteristics. The document also establishes design criteria for roadways serving special purposes, such as Main Streets, Multi-modal Streets, and Commuter Streets. The Major Street and Highway Plan serves a secondary role, as front yard setbacks related to zoning and development regulations are determined based on the type of roadway on which a lot fronts.

Kendall Whittier includes the following roadway types:

• Freeways, including I-244, which are limited access corridors providing regional and interstate mobility;

• Secondary arterials, such as Harvard Avenue and portions of 11th Street, which provide mobility to surrounding areas and require a right-of-way of at least 100’ in width;

• Urban arterials, including Utica Avenue, Lewis Avenue, Delaware Avenue, and portions of 11th Street, which connect to surrounding areas and require a right-of-way of 70’ in width;

• Residential collectors, which include several neighborhood or local commercial streets, and provide access to local destinations within a 60’ right-of-way; and

• Local streets that host residential uses and provide direct access to local development.


45 TRANSPORTATION &

MOBILITY

In addition to the basic characteristics linked to each roadway type described above, the Major Street and Highway Plan overlays standards for Multi-modal Streets. This designation supports the implementation of bike lanes or transit lanes by prioritizing a portion of the right-of-way for such amenities. In Kendall Whittier, 11th Street west of Lewis Avenue is designated a Multi-modal Street.

Similarly, the Major Street and Highway Plan designates some roadways and Main Streets. This supports the prioritization of right-of-way for on-street parking and expanded sidewalks that would accommodate traditional commercial development and pedestrian activity. Lewis Avenue and 11th Street between Lewis Avenue and Harvard Avenue are designated as Main Streets.

Roadway-based mobility in Kendall Whittier is impacted by the following factors:

• I-244 severs the neighborhood, providing four vehicular crossing points (Utica, Lewis, Delaware and Harvard.)

• The rail corridor running through the southwest corner of the neighborhood limits access to the Hillcrest Medical Center and other related medical services.

• The University of Tulsa’s street grid ties into the surrounding block pattern at some points, but to a large extent the grid is disrupted, limiting neighborhood access between Lewis and Harvard, and funneling additional traffic on to 11th Street.

• Access to several local streets from Lewis Avenue has been limited. While these isolated instances have little impact on local mobility, continuing this trend would place additional traffic demand on streets ill equipped to carry such traffic volumes.

6th

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Waverly

Flore

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PlDe

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10th

Evan

ston

1 Pl

Montclair2nd

Colle

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5 Pl

6th

Victo

r

5th

8th

Gille

tte

1st

Colle

ge

Dela

ware

Atla

nta

7th

5th

4 Pl

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Birm

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Gary

Pl

Gary

Pl

Haskell

10th

Gary

Zuni

s

5th

Gary

Flore

nce

Flore

nce

Flore

nce

King

Latimer

King

4th

King Pl

Haskell St

1st

8th

Evan

ston

2nd

3rd

4 Pl

Lewi

s Ave

Dela

ware

Ave

Harv

ard A

ve

Admiral Blvd

11 St

Utica

Ave

Archer St

Admiral Pl

Independence St

Archer St

412 244244

Freeway

Urban Arterial

Secondary Arterial

Residential Collector

Commercial / CBD /Industrial Collector

Multi-Modal Street

Main Street

Street LEGEND

Street Network


46 TRANSPORTATION &

MOBILITY

6th

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PlDe

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Montclair2nd

Colle

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5 Pl

6th

Victo

r

5th

8th

Gille

tte

1st

Colle

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Dela

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7th

5th

4 Pl

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Birm

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Gary

Pl

Gary

Pl

Haskell

10th

Gary

Zuni

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Gary

Flore

nce

Flore

nce

Flore

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King

Latimer

King

4th

King Pl

Haskell St

1st

8th

Evan

ston

2nd

3rd

4 Pl

Lewi

s Ave

Dela

ware

Ave

Harv

ard A

ve

Admiral Blvd

11 St

Utica

Ave

Archer St

Admiral Pl

Independence St

Archer St

412 244244

Freeway

Urban Arterial

Secondary Arterial

Residential Collector

Commercial / CBD /Industrial Collector

Multi-Modal Street

Main Street

Street LEGEND

Street Network


47 TRANSPORTATION &

MOBILITY

TransitKendall Whittier is served by five bus transit lines that provide regular weekday and Saturday service, and one bus transit line that provides night service. Bus transit service is managed and operated by Tulsa Transit, and is summarized by the following table.

Given the limited right-of-way available for bus stop amenities, no bus stops in Kendall Whittier include shelters or dedicated bus stop pull-over lanes. Most designated stops include a bus stop sign and small concrete pad for boarding.

Bike and Pedestrian FacilitiesThe traditional nature of the Kendall Whittier neighborhood – its regular street grid, pedestrian-friendly block sizes, close relationship between commercial areas and neighborhoods, etc. – provides the foundation for a strong bicycle and pedestrian network. The following are key findings regarding the presence and safety of bicycle and pedestrian networks in Kendall Whittier.

Bicycle NetworkThe Indian Council of Governments (INCOG) Bicycle and Pedestrian Master Plan designates on-street bike routes on 3rd Street and Delaware Avenue. However, there are no marked bike lanes, and 3rd Street is designed as a four-lane roadway with markings or shoulder to accommodate cyclists. Delaware Avenue has adequate shoulder to safely accommodate cyclists within traffic flow.

According to the INCOG Master Plan, 11th Street is planned as a future designated bike corridor. However, the configuration and traffic flow characteristics of the street will present similar challenges as 3rd Street.

Route Service Period Service Times100 - Admiral Monday-Saturday 6 am-6:45 pm

111 - 11th Street Monday-Saturday 5:30 am-6:15 pm

112 - Lewis/Jenks Monday-Saturday 5:45 am-6:45 pm

210 - Harvard Monday-Saturday 5 am-7 pm

222 - Pine/41st Street Monday-Saturday 5:15 am-8 pm

860 - East Nighttime Monday-Friday 8:30 pm-12:00 am

860 - East Nighttime Saturday (modified route) 7:45pm-12:15 am


48 TRANSPORTATION &

MOBILITY

6th

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York

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Montclair2nd

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6th

Victo

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Colle

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7th

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4 Pl

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Gary

Pl

Gary

Pl

Haskell

10th

Gary

Zuni

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5th

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Flore

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Flore

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Flore

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King

Latimer

King

4th

King Pl

Haskell St

1st

8th

Evan

ston

2nd

3rd

4 Pl

Lewi

s Ave

Dela

ware

Ave

Harv

ard A

ve

11 St

Utica

Ave

Archer St

Admiral Pl

Independence St

Archer St

Admiral Blvd

412 244244

Bus Stops

Route 100

Route 111

Route 112

Route 210

Route 222

Transportation LEGEND

Public Transportation


49 TRANSPORTATION &

MOBILITY

Pedestrian NetworkThroughout Kendall Whittier, many blocks have sidewalks that support local pedestrian mobility. However, the condition of these sidewalks has been cited by residents as a concern, and several local intersections lack accessible curb cuts and crosswalks. Once north of I-244, the sidewalk network begins to disappear. Between I-244 and Independence Street, several blocks lack sidewalks on one or both sides of the street. North of Independence Street, no residential blocks have sidewalks.

Commercial streets include several characteristics that inhibit pedestrian mobility. High traffic volumes and speeds on Utica, Lewis, Harvard, 3rd, and 11th make crossing difficult. Few non-signalized intersections provide marked crosswalks, and several signalized intersections lack highly visible crosswalks that provide adequate warning for motorists. The location of commercial buildings along these corridors varies. In some cases, buildings are located close to the sidewalk, providing direct pedestrian access from the public walk. However, when buildings are set back from the sidewalk with parking in front of the building, the sites typically lack pedestrian connections, resulting in potential conflicts between pedestrians and motorists.

There are several examples of efforts to reconnect the pedestrian network where vehicular mobility has been compromised. Pedestrian bridges across I-24 at Birmingham Avenue and Jamestown Avenue (east of the planning areas but within walking distance) provide intermittent crossings. Where local streets along Lewis Avenue have been cul-de-sacked, cut-through access is provided to allow for pedestrian mobility from adjacent neighborhoods.


50 TRANSPORTATION &

MOBILITY

SECTION 6 parks, open space &

environmental features

Parks and recreation is a critical part of quality of life for Kendall Whittier residents. These amenities provide valuable social gathering places, facilities for exercise and athletic recreation, and opportunities for youth development,

physical exercise, and general wellness. Parks and open spaces also strengthen the bonds residents have with a neighborhood, which can increase a sense of pride and stewardship of the area. This chapter inventories the various parks, open spaces, and natural features in Kendall Whittier.

City of Tulsa Parks & Recreation DepartmentThe City of Tulsa owns and operates 135 parks, covering approximately 6,000 acres. The Parks & Recreation Department is responsible for the City’s parks, community centers, playgrounds, sports fields and complexes, over 60 miles of trails, skate parks, picnic shelters, swimming pools, water playgrounds, splash pads, fitness facilities, and golf courses. The department also includes the Henthorne Performing Arts Center, Oxley Nature Center, Waterworks Art Center, Biscuit Acres, the Dog Park at Joe Station, the Tulsa Zoo and Living Museum, and the Tulsa Garden Center. The following parks, facilities, and open spaces are specifically found within Kendall Whittier:

• Admiral Park• Archer Park• Kendall Whittier Park

In addition, the follow parks are located within close proximity to the Kendall Whittier Study Area and provide nearby recreational access:

• Gary Park• Sequoyah Park• Turner Park


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OPEN SPACE & ENVIRONMENTAL

FEATURES

Parks and Recreation Master PlanIn 2010 the City completed the Tulsa Parks and Recreation Master Plan, including a complete inventory and analysis of the existing parks system. As part of the plan’s inventory, park facilities were classified and analyzed both individually and as larger subarea of the City of Tulsa. This analysis relied on a level of service measure that evaluates the effectiveness with which parks provide recreational opportunities and parkland access to residents.

Kendall Whittier is part of a larger Parks and Recreation Plan subarea which includes central Tulsa and the Downtown area. Of the subarea’s 19,000+ acres of land, 99% have some level of service, and as a whole, the subarea has the highest level of service per acre for parks compared to other areas of Tulsa. In the subarea, a typical property enjoys good access to a park of medium quality. For a more in depth analysis of the City’s level of service and parks system inventory, see the Tulsa Parks and Recreation Master Plan.

Parkland AnalYsisWhile the Parks and Recreation Master Plan is generally an accurate reflection of parks and recreational facilities, a few conditions specific to Kendall Whittier were noted during the planning process. In terms of parkland access, the neighborhood has a limited number of parks, mostly including medium sized facilities that provide recreational opportunities for the surrounding community. While the existing facilities do offer strong coverage, the system could benefit from smaller “Mini Parks” that provide playgrounds and basic amenities with a quarter mile service area. These facilities would increase parkland access and decrease travel times to other neighborhood parks. Located just outside the neighborhood, Turner Park and Sequoyah Park do help provide parkland access for residential areas of Kendall Whittier located along Harvard Avenue.

In addition, while the 3 existing parks are spread throughout the neighborhood, I-244 greatly reduces their service area. In essence, Admiral Park and Archer Park serve northern Kendall Whittier, while Kendall Whittier Park serves all areas south of I-244. Physical barriers such as railroad corridors, interstates and busy streets limit parkland access and service areas. For example, Benedict Park, located south on Utica Avenue, could provide additional parkland access; however, the railroad tracks and light industrial area along Utica Avenue and 11th Street reduce the likelihood residents from Kendall Whittier would utilize the park.


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FEATURES

School ParksLocal school grounds serve an important function by providing additional public park space to the neighborhood. Playground facilities can be accessible and remain open to neighborhood children and school grounds provide additional open space.

The Kendall Whittier neighborhood has some opportunities for school-owned outdoor recreation at Kendall Whittier Elementary School and Cleveland Middle School, however, their campuses are densely developed and feature less than an acre of athletic fields and open space. The University of Tulsa features a wide variety of outdoor open spaces as well as athletic facilities.

Trails SystemThe Kendall Whittier neighborhood does not feature any formal, paved bicycle trails. The neighborhood does feature some smaller, internal trail loops in Kendall Whittier Park and on the University of Tulsa campus. 3rd Street is sometimes recognized as a “bicycle-friendly” corridor although it does not feature dedicated lanes or a formal bike route designation. University students and other cyclists are often observed traveling this corridor between Kendall Whittier, The Pearl, and Downtown Tulsa. The 3rd Street corridor connects Turner Park to Centennial Park near The Pearl neighborhood, which links into the Midland Valley Trail and the regional trail network, approximately 1 mile to the west of Lewis Avenue. The Midland Valley Trail is approximately 3 miles long and travels along the former rail corridor once used by the local-service Midland Railroad. The trail is a critical segment in the regional network as it connects Downtown to eastern neighborhoods around the University of Tulsa to the River Parks trails on both sides of the river, including the pedestrian bridge near the Zink Dam and 31st Street.

Open SpaceOpen space includes undeveloped areas that complement the existing system of parks and facilities. These areas include natural areas that are free of development or infrastructure, with the central purpose of natural preservation or passive recreation. As a dominantly urban, built out community, the Kendall Whittier Neighborhood does not have any significant areas of open space. The University of Tulsa includes a few areas of open space for student use, specifically Dietler Commons and Chapman Common. However, these areas are more formal in design and function.


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FEATURES

Environmental ConsiderationsNatural features include rivers, streams, soils, and other characteristics related to the local environment. This can also include floodplains and areas of extreme topography that have an effect on development. As an urban neighborhood within Central Tulsa, Kendall Whittier does not have any significant environmental features.

Given the urban character of the neighborhood, Kendall Whittier residents may be subject to some human-made environmental impacts. I-244 creates additional noise and light which impact adjacent residential areas. Kendall Whittier also includes a few potential brownfield sites, which could be a challenge to redevelopment. Brownfield sites are abandoned, idled, or under-used industrial and commercial sites that have some level of environmental contamination as a result of past use. These areas may be able to be redeveloped, but likely require investment in remediation. At the time of this drafting, no specific information was available about brownfield sites in Kendall Whittier. However, given the legacy of commerce and industry in the neighborhood, some contamination on specific sites is possible. This could inhibit future development if not fully inventoried and remediated.


54 PARKS,


FEATURES

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500-Year Floodplain

Environmental Legend

100-Year Floodplain is not present in this area.

Existing PARKS & ENVIRONMENTAL FEATURES


55 PARKS,


FEATURES


SECTION 7 Issues & Opportunities

This section summarizes the major themes that have emerged throughout the first phase of the Kendall Whittier Sector Plan process. While this does not include all the findings of the Existing Conditions Report, it establishes

a preliminary set of issues and opportunities that the plan should aim to address or build upon.

Access to Downtown TulsaWhittier Square is located less than two miles from the center of Downtown Tulsa, with direct roadway connections via I-244, 3rd Street, and 11th Street. This is an important advantage as students and young professionals consider where to live in the Tulsa region.

Historic AssetsWhittier Square provides a definable identity for the area. The Circle Cinema, public library, and traditional architecture provide the foundation for a place that residents and businesses can call the heart of the neighborhood.

University of TulsaThe University of Tulsa is a key asset that brings investment and intellectual capital to the neighborhood. However, some residents have expressed concern that it may place residential or commercial areas at risk.

Recent Investment in Housing and EducationKendall Whittier Elementary School, EduCare, and new housing along Lewis Avenue represent significant investment along Lewis Avenue. This is a positive sign for the future, though additional investment must balance the attraction of new residents with meeting the needs of current ones.

Roadway and Sidewalk MaintenanceResidents expressed concern over the quality of transportation infrastructure in the neighborhood. Many cited roads as being in poor condition, and sidewalks as being inaccessible due to surface condition or a lack of curb cuts.

Transit ConnectivityKendall Whittier is served by several bus transit lines, but residents stated that they do not provide connections to key destinations outside the neighborhood. Many would like to see modified service times or alignments to be more responsive to ridership demand.


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OPPORTUNITIES

I-244I-244 provides a high level of regional mobility. However, it also severs the neighborhood into two distinct pieces. It also creates noise and light impacts on surrounding residential and commercial areas.

Population LossKendall Whittier lost 8.4% of its population between 2000 and 2010, while the population of the city overall remained about the same. There is the hope that the construction of new housing units will begin to reverse this trend, as future economic development will rely on a stable population.

Decrease in Median IncomeBetween 2000 and 2013, Kendall Whittier experienced a decrease in median household income of about $5,000. This has resulted in a poverty rate that is significantly higher than that of the City of Tulsa or nation. This may present challenges in attracting new commercial development to the area.

Growing Job BaseKendall Whittier has experienced growth in local jobs due primarily to the strong industrial and education sectors. This provides an opportunity to align local education and vocational training with growing industries in order to maximize neighborhood employment.

Local SpendingAbout 1/3 of the money spent by Kendall Whittier residents is spent outside the neighborhood. This implies opportunities for local commercial development that meet day-to-day needs of residents and students.

Rising Home ValuesHousing values in Kendall Whittier grew at a pace similar to that of the City of Tulsa as a whole. This indicates that the neighborhood has maintained its current attractiveness as a place to live. New housing units, Whittier Square, and other assets may be leveraged to build upon this.

Residential MaintenanceThere are several portions of the neighborhood where residential maintenance is an important issue. These areas tend to be located around Whittier Square and along industrial or more intensive commercial uses.


58 ISSUES &

OPPORTUNITIES

Commercial CharacterKendall Whittier includes several high-traffic commercial corridors that provide the first impression for residents and visitors. However, development along the corridors is often unattractive. Improving the aesthetics in these areas can have a significant benefit on the perception of the area.

Vacant PropertiesThough there are few vacant properties in the neighborhood, the vacant block at the northwest quadrant of I-244 and Lewis Avenue provides the opportunity for a commercial or mixed-use development that both serves local residents and acts as a “gateway” feature from I-244.

Lack of Safe Bike Facilities3rd Street is a designated bikeway, but lacks safe facilities for cyclists. 11th Street is a planned bikeway, but is designed similarly to 3rd Street. Long-term improvements should be assessed in order to improve cycling safety and mobility.

Parks Level of ServiceBased on the City’s Parks and Recreation Master Plan, Kendall Whittier is considered well-served geographically by parks. However, the maintenance of the parks and the amenities they include must be monitored in order to maximize benefits to residents.

Lack of Environmental ConstraintsKendall Whittier lacks floodplains, wooded areas, wetlands, and other environmental constraints that often impact development potential. However, potential brownfields should be identified and assessed to determine any remediation that would be required prior to redevelopment.


59 ISSUES &

OPPORTUNITIES