Tulsa Comprehensive Plan - PLANiTULSA

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Land Use parT vi: ManaGinG THe PLan This plan does not identify which areas are Established and which are Reinvestment Areas. These distinctions will shift and change over time as Tulsa develops, and many neighborhoods will not cleanly fit into the committed or reinvestment types. Thus, through the small area and neighborhood planning process, the community and the city can identify the proper tools to promote redevelopment in one portion of a neighborhood and those to stabilize other portions. From stability to Growth As the comprehensive plan is implemented, many areas currently designated as stability may transition to those that should support growth. Where appropriate, this may be accomplished with small area plans, master development plans, and planned unit developments. areas of growth The purpose of Areas of Growth is to direct the allocation of resources and channel growth to where it will be beneficial and can best improve access to jobs, housing, and services with fewer and shorter auto trips. Areas of Growth are parts of the city where general agreement exists that development or redevelopment is beneficial. As steps are taken to plan for, and, in some cases, develop or redevelop these areas, ensuring that existing residents will not be displaced is a high priority. A major goal is to increase economic activity in the area to benefit existing residents and businesses, and where necessary, provide the stimulus to redevelop. Areas of Growth are found throughout Tulsa. These areas have many different characteristics but some of the more common traits are close proximity to or abutting an arterial street, major employment and industrial areas, or areas of the city with an abundance of vacant land. Also, several of the Areas of Growth are in or near downtown. Areas of Growth provide Tulsa with the opportunity to focus growth in a way that benefits the City as a whole. Development in these areas will provide housing choice and excellent access to effcient forms of transportation including walking, biking, transit, and the automobile. From Growth to stability As the comprehensive plan is implemented, many areas currently designated as growth will transition to those that should remain stable. This will occur particularly in new communities that develop on vacant land, but also where redevelopment successfully revitalizes main streets or centers. criTeria For areas oF groWTh and For selecTing addiTional areas oF groWTh in The FuTure The following criteria were used to select the areas of Growth in the plan. after the plan is adopted, new or revised areas of Growth can be proposed based on these same criteria. • Underutilized land, especially surface parking lots or vacant buildings downtown or along corridors • Areas already undergoing positive change which is expected to continue • Areas adjacent to transit and around transit stations, existing and planned • Areas along corridors with frequent bus service that can accommodate development on underutilized land • Locations where appropriate infill development will promote shorter and less frequent auto trips • Areas with special opportunities such as where major public or private investments are planned July 2010 LU Land Use – Tulsa comprehensive plan 55
Land Use parT vi: ManaGinG THe PLan Tulsa’s Zoning code The comprehensive plan is a statement of policy about the desired future form and function of the City. The implementation instrument of the city’s land use policy is the zoning code, which applies rules and regulations to property developments. Modern zoning codes are more than just proscriptive documents, however. They describe the types of places that should be built with images and diagrams. They convey to the developer or architect how a building should relate to the street, while still allowing creativity in design. alignment with the vision and comprehensive plan The PLANiTULSA comprehensive plan map outlines a revised set of plan categories for the city. These categories are based on the fundamental building blocks outlined in Our Vision for Tulsa, and represent the kinds of places that registered strong support throughout the citywide planning process. Most building blocks have a couple of more specific planning categories within them. For example, the Centers building block encompasses Neighborhood Centers (small mixed use areas that serve a neighborhood or two), Town Centers (larger mixed-use areas that serve several neighborhoods) and Regional Renters (which include large employers, hospitals, or regional shopping). Which plan categories are applied where depends on the specific characteristics and needs of the area. These plan categories are implemented by zoning regulations, which apply setback, height, and other development standards. A variety of zoning districts can be applied within a plan category area. For example, parcels in a Main Street area that face a business and shopping street should be zoned for mixed-use buildings, three to four stories high, with storefronts on the main floor. Parcels located off the main corridor that face a residential area should be zoned for low-rise condominiums, apartments, townhouses, or small-lot single family homes with a maximum height of two to three stories. Thus, the Main Street area is enlivened by appropriate development along its principal corridor, a diverse set of housing options is available nearby, and nearby neighborhoods are not adversely affected by tall buildings or traffc. This policy structure has several advantages over a system that relies on PUD zoning. First, it transfers the most important decisions about how a place should look, feel, and function to the long-term planning stage. This is when robust public involvement is the most effective. The community can form a consensus about what is needed and desired, and developers then have a clear set of standards to meet. Second, the plan category provides performance criteria for zoning designations. Third, the zoning districts expressly define the types of uses that are desired in the area and allow them by right. Finally, a range of zoning types within each planning category provides some flexibility for different neighborhood conditions. Zoning code structure and Form Zoning codes have evolved since their inception in the early 20th century and separate-use Euclidean zoning has given way to a more balanced approach that recognizes the benefits of mixing some uses in urban environments. Codes have become more usable by incorporating drawings and diagrams to illustrate how the regulations should be applied. The most modern codes have moved off the printed page and onto the Internet. These are less costly to maintain, but more importantly, are easier for the general public to access, and can take advantage of advanced mapping, display and communication capabilities. An easily searchable and understandable zoning code that is accessible on the Internet should be a long LU 56 July 2010 Tulsa comprehensive plan – Land Use
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Tulsa Comprehensive Plan Vision Con
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Introduction Our Vision for Tulsa i
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Executive Summary Matt Moff ett Exe
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Guiding Principles Capturing these
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The Vision of Tulsa’s Future PLAN
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The Vision of Tulsa’s Future Lind
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The Vision of Tulsa’s Future KEy
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Plan Chapter: Land Use LAND USE bUi
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Plan Chapter: Land Use VISUALIzATIO
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Plan Chapter: Housing TULSA’S FUT
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Achieving the Vision Matt Moff ett
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Next Steps and Plan Structure SUCCE
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City of Tulsa Planning Department C
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Land Use Land Use Part I: Our Visio
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Housing Housing part i: Tulsa’s H
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Parks, Tulsa Trails Comprehensive a
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Tulsa Comprehensive Plan Appendix A
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Appendix LAnD Use: SMAll AreA PlANN
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Appendix Appendix Transportation I
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Appendix GLossAry Business iMproveM
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Appendix GLossAry growth scenArios:
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Appendix GLossAry Mixed-use develop
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Tulsa Comprehensive Plan - PLANiTULSA

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