Remind me who the owner of this is? He/she needs to get moved over to the good list, as all of the gradual improvements that have been made have been somewhat unexpected. This honestly was not a very nice property 3-4 years ago.

I believe that Chesapeake or one of their holding companies owns this. I live very close to there. It seems like they bought it 5 years ago and moved out the vintage clothing store that was there. The store employees were actually out on the corner protesting their being forced out.

This article says that Shannon Self (as Bird Run LLC) owns that property:

http://okc.biz/oklahoma/article-3518-mcclendon-blamed-for-retailer%5Cs-demise.html

Shawn was noting the white signs that hang off the building.

Didnt even notice those in the pic, had to go back and look again

They need to reduce the curb radius on Eubanks down to 4 or 5 feet. In fact, they should do that all along Western.

Bike racks are sorely needed on Western.

They may be included in the streetscape.

WHICH I would really like to know why that hasn't begun yet...

I have not been following this closely. Will you please fill me in on the streetscape?

That streetscape plan was approved in 2009 and extends from 63rd to 36th:

http://www.okc.gov/AgendaPub/cache/2/xbhm1uev3sdfdnxkklc4no5q/78690104202012071446106.PDF

Broken link

This one will work:

http://www.okctalk.com/images/pete/westernavenue.pdf

Wow, all that for only $5.6 million?

I love the roundabout at Grand, I think that will work very well, especially with Balliet's anchoring the traffic circle on the west.
http://www.balliets.com/ResizeImage.aspx?img=~/Websites/balliets2008/PhotoGallery/295881/Balliets1003wc.jpg&w=1024&h=568

some the of work around Grand will be moved up and increase in scope as a result of the deal between chk/local neighbors/ and councilmen shadid's request to improve traffic in that area

Bike racks are sorely needed on Western.
The linked PDf posted by Pete indicates there will be

15. Black iron Bicycle Racks
Approximately five bicycle racks will be stratigically placed in high traffic areas....




Wow, all that for only $5.6 million?

I love the roundabout at Grand, I think that will work very well, especially with Balliet's anchoring the traffic circle on the west.
Great, another intersection I get to avoid at all costs...

i'm sure that a traffic circle will look nice... but with the volume of traffic in that area, i'm a bit concerned whether or not this will work well. -M

i'm a bit concerned whether or not this will work well.

It would work great, as long as Larry does indeed avoid it at all costs. : )

i'm sure that a traffic circle will look nice... but with the volume of traffic in that area, i'm a bit concerned whether or not this will work well. -M

The only maneuvers that it actually effects considerably are left turns from E-bound Grand onto Western and left turns from W-bound Grand onto Western, due to the high angle of that turn, you'd have to actually go around the traffic circle. All other maneuvers, due to the low angle or just going straight, won't actually be as effected as you might think by putting in the roundabout.

Nonetheless I think it will cause drivers to slow down and greatly enhance sense of place.

It would work great, as long as Larry does indeed avoid it at all costs. : )

Hey, I resemble that remark...LOL

if the objective is to decrease traffic, it will work because many folks will avoid it

Hey, I resemble that remark...LOL

if the objective is to decrease traffic, it will work because many folks will avoid it

Ha. I think our traffic managers must use the same logic with our stop lights.

I think I just hate stopping when there is no good reason to be stopped. Circles help keep you moving right along and our lights seem to stop you arbitrarily for an arbitrary amount of time. But you are right, if people can't figure them out, it may not be a wise thing to do in this situation. We can probably get away with replacing four way stops with them, but you get more than three cars in a circle and it begins to blow people's minds here.

if people can't figure them out, it may not be a wise thing to do in this situation.

and therein lies my concern... western handles more than a little traffic. on top of that, the plans seem to indicate that this roundabout would have an inner and outer loop... i'd think such a layout has a possibility of being pretty confusing to okc motorists. -M

I think you guys are passing by the chicken and egg scenario without realizing. With more traffic circles in OKC, in more prominent locations, I think it's safe to say that OKC motorists will gain more familiarity with the concept. Right now it's just a novelty one encounters driving along NW 10th..

To be honest, it would make a little more sense to have the traffic circle south of 50th where the road is 1-lane, but this location probably works too due to the angle of the intersection.

Yes, in places where they are prevalent, they are just fine and do wonders to make intersections safer and actually cheaper to maintain.

But you guys already know I am a fan of them because we already had fun "debating" them on another thread. As for the Western Avenue District I am glad one is a part of the project.

=)

Yes we have debated traffic circles in other threads and everyone probably knows that I'm not a fan after experiencing their wonders in many European locations. I'll refrain from posting the "European Vacation" traffic circle video this time though. LOL

But isnt it amazing that OKC had traffic circles (or whatever you want to call them) years ago and then for SAFETY REASONS removed them...now somehow they are magically safer and returning...

We were talking about pedestrian railings and defining space in some other thread and how it makes things safer, yet there is a city somewhere over in Europe that has taken the opposite approach and removed curbs, raised sidewalks and all sorts of barriers and they claim that it has made things much safer because no one knows what they are doing anymore so everyone takes it very cautiously. No matter if they are waling or driving etc.

So traffic engineers from the 60s and 70s are now the experts on urban design?

But isnt it amazing that OKC had traffic circles (or whatever you want to call them) years ago and then for SAFETY REASONS removed them...now somehow they are magically safer and returning.

There is a big difference between the old Classen Circle and the new round-a-bouts.

The latter are pretty darn efficient and easy to navigate; they are being installed all over L.A. and work quite well. And of course, are a mainstay in many parts of Europe.

The former was HUGE and confusing (see aerial below):

http://www.okctalk.com/images/pete/1969classencircle.jpg

But isnt it amazing that OKC had traffic circles (or whatever you want to call them) years ago and then for SAFETY REASONS removed them...now somehow they are magically safer and returning...

We were talking about pedestrian railings and defining space in some other thread and how it makes things safer, yet there is a city somewhere over in Europe that has taken the opposite approach and removed curbs, raised sidewalks and all sorts of barriers and they claim that it has made things much safer because no one knows what they are doing anymore so everyone takes it very cautiously. No matter if they are waling or driving etc.

Which makes a interesting point. Both a circle and a traffic light are only as safe as the drivers that use them. Blaming the accidents and incidents on the configuration and not the drivers doesn't make a whole lot of sense. They removed circles for safety reasons and, guess what, accidents still happen. So now they say circles are safer and put it in a few, but, guess what, accidents will still happen and people will still want to blame the circle instead of the users. One is probably not inherently safer than the other. If everyone followed the rules, both systems would have equally successful safety records.

What's funny is that your example seems to show that if people don't understand or know the rules, they seem to take responsibility for their safety by being more cautious instead of just trusting the rules to make them safe.

So traffic engineers from the 60s and 70s are now the experts on urban design?

In the 1940s the Barnes Dance was considered the best way for pedestrians to cross the street at an intersection. I don't know that any city uses it any longer.

(The "Barnes Dance" occured when stop lights turn red in all directions, allowing pedestrians to cross the intersection in any direction including diagonally. Credited to traffic engineer Henry Barnes.)

by the way the "circle" is called a roundabout.

Traffic circle is the technical term. I usually bounce back and forth between the two terms. Roundabout just always strikes me as something that Americans would say after spending a week in London.

As I said before, they are not the same. Not nearly the same.

Angle of approach, max speed, pedestrian design, and curb curtains (to accommodate emergency vehicles), all have been added or changed. They are simply not the same animal.

Feel free to PM me your video! =)

I will say that I have some pedestrian concerns about this planned traffic circle on Western, given that the design calls for outer islands, which will create a fairly insular zone for automobile traffic.

In the 1940s the Barnes Dance was considered the best way for pedestrians to cross the street at an intersection. I don't know that any city uses it any longer.

(The "Barnes Dance" occured when stop lights turn red in all directions, allowing pedestrians to cross the intersection in any direction including diagonally. Credited to traffic engineer Henry Barnes.)

Estes Park Colorado does this during the summer tourist invasion.

Traffic circle is the technical term. I usually bounce back and forth between the two terms. Roundabout just always strikes me as something that Americans would say after spending a week in London.

http://en.wikipedia.org/wiki/Roundabout#Differences_from_traditional_traffic_ci rcles

BTW, is the street-scape plan funded? If so, are there any completion date estimates?

New restaurant 3,110 square foot restaurant at 4309 N Western, next to Sipgano.

They have applied to serve beer, wine and mixed drinks and will be called the Cork & Bun:

http://www.okctalk.com/images/pete/corkandbun1.jpg

http://www.okctalk.com/images/pete/corkandbun2.jpg

the old Tutti Fruiti frozen yogurt place. God that place was crappy. I got my frozen yogurt, which was more of a snow cone, went to the counter to top it and the "toppings" were those asian gum drop things with the choice being between the colors. And the person behind the counter remarked to me hot "many topping" there were to choose from.

That's great news! Sipango being the first bar I entered (legally) upon turning 21 some two and a half decades ago - and considering that Western has been a regular haunt ever since - I've often looked at that space next to Sipango and wondered why it hadn't been turned into a nice bar or restaurant. Hope it's a good spot.

That is an awful proprietary name though.

That is an awful proprietary name though.

Why?

Another nice little addition to lower Western Avenue....

Savory Spice Shop (http://www.savoryspiceshop.com/?gclid=CPWB_eeJ_rACFcUZQgodz2gRVQ)

http://www.koffeekompanions.com/Blog/wp-content/uploads/2010/11/Savory-Spice-Shop-COS-2010-room-blog_72.jpg

http://www.83degreesmedia.com/galleries/Features/Issue_59/Beach_Drive/spice_wide.jpg

http://carolinasstudenttravel.com/wp-content/files_mf/cache/th_dde97a7157a3d446f3ff8f1a50468820_new-savory-spice-june-5.png


First location in Oklahoma going into this old laundromat space at 4400 N. Western, which is immediately north of the Will Rogers theater:

http://www.oklahomacounty.org/assessor/Searches/sketches/picfile/2664/R049647000001xA.jpg

Wouldn't it be nice if for once the coolness of the interior would be matched by the exterior. The store looks very nice on the inside but it is in a strip shopping center.

It hasn't been remodeled yet, inside or out.

Actually they've been working on the interior for a while now. This is the place right across from Will's.

I missed it as well, the first 3 pics are a location someplace else and if we are lucky, ours will look similar??

I missed it as well, the first 3 pics are a location someplace else and if we are lucky, ours will look similar??

Yes, sorry for the confusion.



Looks like a cool little business; I wish there was one by me as I love spices of all sort.

I saw some renderings in the spice shop's windows when I was walking to Lobby Bar the other night, but I can't find them online.

This is how it looks right now:
http://sphotos-a.xx.fbcdn.net/hphotos-snc7/295404_393532150703420_1579352879_n.jpg

The Exterior is currently being remodeled here is an artists rendering of what the exterior will look like!1934

Thanks Gary and Spartan.

That rendering represents a big improvement to a very prominent property.

I think that this is a trend we will be seeing along Western Avenue with the new streetscape, once it is installed. If only the GOLT bond funds weren't delayed..

I think this is the one section of Western where the development is not contingent on Chesapeake stability.

Does anyone know anything about the small home remodel at 1116 NW 49th, Just off Western? The sign in front says SmithDesignCo which has not yielded anything on any of my internet searches. I am fascinated by the very modern approach to this remodel, which is my style exactly, and was wondering if they will sell the house after it is complete or if it was a custom? According to county accessor it sold earlier this year to Turrentine Prop. which also hasn't led me anywhere.

I have said it once before and I will say it again - I really think that 10 years from now the housing just off the Western stretch from NW36th to NW50th could be really prime development opportunities because of what has happened to Brookside in Tulsa! The housing areas off Brookline have brought in young professionals and families who want to walk to a great place for dinner and drinks. Big opportunity for OKC!

Turrentine is Monte Turrentine who owns Legacy Cleaners right next door on Western. Also owns Master Cleaners on Classen at 27th.

He has acquired several of these homes on both 48th & 49th. They are all still zoned residential, so I suspect these are just remodel/flips or for rent.

He lives in Crown Heights. I found his phone number on-line, so if you want it send me a PM.

Does anyone know anything about the small home remodel at 1116 NW 49th, Just off Western? The sign in front says SmithDesignCo which has not yielded anything on any of my internet searches. I am fascinated by the very modern approach to this remodel, which is my style exactly, and was wondering if they will sell the house after it is complete or if it was a custom? According to county accessor it sold earlier this year to Turrentine Prop. which also hasn't led me anywhere.

I have said it once before and I will say it again - I really think that 10 years from now the housing just off the Western stretch from NW36th to NW50th could be really prime development opportunities because of what has happened to Brookside in Tulsa! The housing areas off Brookline have brought in young professionals and families who want to walk to a great place for dinner and drinks. Big opportunity for OKC!

Hopefully...I could use a boost in my home's value :-)

Really what will be key to this coming to fruition is Western Avenue on that stretch continuing to develop, along with inter-neighborhood development. I haven't been to Brookside in Tulsa, but I do think it would be cool if the area had somewhat of a Rainey Street in Austin type feel to it attached to Western. They'd have to deal with parking issues, and hopefully the city can start to be more lax on that, but this area definitely has some great potential if the money can make it over here.

And yes, some modern housing would also go along way to developing a more urban feel to it.

Here's a great photo of the recently renovated Cock o' the Walk sign:

http://farm9.staticflickr.com/8296/7820561220_0b7b56e447_b.jpg

Just found an interesting item:

Savory Shop OKC opens (http://blakleyhomeplace.blogspot.com/2012/09/the-last-push-and-surprise.html)

http://2.bp.blogspot.com/-UZHT-jx3EtE/UFcpOmcpwlI/AAAAAAAANjk/wFadoZEob5M/s1600/P1010920.JPG

This is from a couple of days ago, so I'm a bit behind the curve.

Looks like a nice little shop. They have a facebook page (http://www.facebook.com/savoryspiceshopokc).

On their fb page, I found a link to a quite good article that provides background on this store and an interview with the owner:

The Spice Must Flow | OKC.NETOKC.NET (http://okc.net/2012/09/14/spice-flow)

Looks like a really cool business.

I love spicy spices.


And nice improvement to that little strip center:

http://sphotos-a.xx.fbcdn.net/hphotos-ash3/s720x720/546378_410248442365124_772984558_n.jpg

There are a few Savory Spice Shops around Denver, one in LoDo fairly close to my office, one in the Lowry AFB redevelopment and one in the Old Downtown Littleton area. They are all in pretty interesting locations. There is another similar chain called Penzey's Spices (http://www.penzeys.com/) here as well. My wife gets some specialty items from both of them.

One aspect that I enjoyed, from reading the okc.net article, was the interaction between these businesses.

The spice shop guy was using Elemental Coffee as a place to put out samples and try to generate interest and new customers. And then owners of The Mule are considering using the spices in the food at their new place. So we have owners of different businesses (particularly new ones) around the metro communicating and co-operating to foster each other along. Seems like a good idea -- for building a community as well as business.

I know quite a few of the locally owned stores/eateries in Austin have a similar "cross-marketing" between businesses going on and have for many years.

Nice pic of the Savory Spice Shop sign:

http://pbs.twimg.com/media/A4ZuCOwCYAALiQ2.jpg

Also, a recent article:
The World Second Oldest Profession: The Spice Trade Sets up Shop in Oklahoma City | NewsOK.com (http://newsok.com/the-world-second-oldest-profession-the-spice-trade-sets-up-shop-in-oklahoma-city/article/3713023)

Vintage Coffee is moving from 150th in Edmond to 49th and Western. I hope they are successful - the owners are very nice people and will be missed in this area.