Mayo Meadow Shopping Center status

If you aren't aware, the Mayo Meadow Shopping Center is soon to be demolished. John Nidiffer, owner of the shopping center (and son of Otis Nidiffer, who built it in 1955), is leasing part of the land to Wal-Mart for a Neighborhood Market (grocery store). The store will face north, with the back facing the backs of homes on the north side of 22nd Place. There will be a pharmacy drive-through near where Yale Cleaners used to be. In addition to the supermarket, there will be a few outparcels closer to 21st Street and Yale; those will be developed for retail or restaurant use.

I spoke to John Nidiffer last night. John told me that Wal-Mart selected a demolition contractor last week. There is a 10 day delay to deal with state Dept. of Labor regulations, so demolition could begin soon.

One of the neighborhood concerns about the new store had to do with access between the shopping center and the neighborhood. While we don't want a huge influx of cut-through traffic, the consensus of neighbors near the shopping center was that there needed to be a way to get between houses and shops without going out onto Yale or 21st. Back in March, the City Council voted to vacate the the little stub of 21st Place that entered the center from Vandalia. The ownership of the street reverted to the shopping center, so that the land could be used for one of the planned outparcels.

Wal-Mart had planned (apparently at the City's insistence) to completely fence off the Vandalia side of the center, but at that Council meeting, I met with Mr. Nidiffer and Paul Zachary (deputy director of Public Works for the City), and it was confirmed that one driveway entrance to the shopping center would remain from Vandalia. The driveway would be between 21st Street and 21st Place, and narrower than the existing street. The entrance from Winston will remain open as well, so the neighborhood will continue to have two auto access points to the shopping center.

Here is the e-mail that Paul Zachary sent to Public Works staff following that Council meeting:

Date: Thu, 10 Mar 2005 20:38:54 -0600
From: "Paul Zachary" <pzachary@ci.tulsa.ok.us>
Subject: CLOSING PUBLIC WAY: EAST 21ST PLACE SOUTH AND VANDALIA

To all:
During the public hearing on the above referenced item March 10, 2005, the owner of the property, Mr. Nidiffer informed the council that "Public Works" was going to have this road closed so he was processing the paperwork to reflect that direction.

The neighborhood attended and objected to losing access to the property without having to enter 21st or Yale to only make an immediate turn back into the commercial property. The owner then reiterated that he was acting in accordance with the direction that was given by Public Works (?).

All the neighborhood wants is a way to access this planned redevelopment of a commercial area directly from their neighborhood without going onto the arterials. The owner, Mr. Nidiffer, had planned to maintain driveway access, as has been for years, into a business off of Vandalia north of East 21st Place. The neighborhood was not aware of this plan when they objected to the closure.

While the council went on to other business, Michael Bates, Mr. Nidiffer, and myself discussed the fact that Mr. Nidiffer was planning on having a driveway into a parking lot which ties into the overall development. Michael Bates confirmed that their concern was to have access. He realized it was not going to be like the present open roadway, but that the access was the key point.

Mr. Bates said that they were unaware of Mr. Nidiffer's plan and that the driveway off of Vandalia would address the neighborhood's concerns. Mr. Nidiffer agreed to maintaining a driveway access north of the current East 21st Place South. The council reconsidered the closure and approved based upon Mr. Bates and Mr. Nidiffer's understanding. There are currently 2 driveways north of East 21st Place, but this will be reduced to 1 to facilitate the redevelopment. It is key that this access opens to the entire redevelopment and all parties understand that the closure approval was made based on this agreed upon approach. In talking with Mr. Nidiffer, the cut-through traffic (i.e. avoiding the 21st and Yale intersection) is what concerns the potential new tenants, i.e. Wal-Mart.

By making it a driveway access vs. a public street, 60 feet wide r/w, this compromise will throttle the undesired cut-throughs and will allow the adjacent neighborhood to continue to enjoy their access to the commercial property which they have had for 50+ years.

The council noted that this is different than most neighborhoods' requests who want direct residential access to commercial sites cutoff. The neighborhood was out in opposition to losing all access to this area.

As the development plans come in, please ensure that this neighborhood - developer - council - Public Works understanding is honored. Please let me know if you have any questions. Thanks...pdz

Paul D. Zachary, P.E.
Deputy Director - Engineering Services Division
City of Tulsa Public Works & Development Department
Ph: 918.596.9565
Fax: 918.596.7277
e-mail: pzachary@cityoftulsa.org

When I spoke to Mr. Nidiffer last night, he confirmed that the plans had not changed and that there would be a driveway from Vandalia into the center.

-- Michael Bates