Tulsa Comprehensive Plan - PLANiTULSA

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Land Use Land Use part iv: Land Use Planning in Tulsa The challenge of redevelopment Our Vision for Tulsa envisions the redevelopment of underutilized parcels along corridors and downtown and the revitalization of distressed neighborhoods. This process is a key part of rebuilding the city’s regional profile as a cultural, housing, and employment center. In recent years Tulsa has experienced some successful redevelopment projects that provide lessons for how redevelopment projects can be successful. The Mayo Building, Mayo Hotel and Lofts, Philtower, and the Tribune Lofts have each contributed more urban housing options downtown by making use of historic tax credit financing resources. The Village at Central Park has revitalized a key section of the Pearl District. An infill project at 41st and Rockford Avenue in the Brookside neighborhood has been approved and ground has been broken in late 2009. Overall, though, Tulsa’s development community has not had significant experience with infill development. The large supply of vacant land and greater familiarity with suburbanstyle housing, retail, and employment development has made infill and redevelopment projects appear unnecessarily risky. The city, development community, and philanthropic foundations will need to form strategic partnerships to build familiarity and effective processes to enable redevelopment. A strategy for success must include a coordinated approach to making redevelopment desirable and doable. Revisions to the zoning code based on prototypical developments (described on page 42) are crucial for enhancing Tulsa’s redevelopment environment. The PLaniTULsa comprehensive plan establishes planning and policy concepts that will enable the marketplace to deliver the kinds of new housing, employment, and amenities outlined in the Vision. it is an outcomesbased approach that is designed to show a clear and predictable path toward desired types of development and emphasizes broad-based public input at the planning stage in order to build consensus and minimize conflicts at the building stage. July 2010 LU Land Use – Tulsa comprehensive plan 17
Land Use parT iv: Land Use PLanninG in TULsa Figure 8: Tulsa’s Fenceline Source: INCOG, Fregonese Associates The city also has about 20,000 acres of land within its “fenceline”. The fenceline is a strip of land about 100 feet wide that extends from the city’s limits and encircles vacant unincorporated land. This prevents other cities from annexing that land, and ensures Tulsa has a reserve for growth in the future. To maintain the integrity of Tulsa’s existing urban fabric, newly annexed communities will need to be integrated with it. Building new communities and Future annexations While redevelopment along corridors, main streets and downtown will provide some of the new housing, employment, and other uses over the next 20 years, the market will continue to create new communities on vacant land. Presently, over 28,000 acres of buildable vacant land is available within the city. According to the scenario used to establish this plan’s goals, called Tulsa 2030 Goal, over 38,000 new homes could be accommodated on vacant land. This presents many opportunities to create complete communities that will also enhance existing neighborhoods nearby. One of the findings of the PLANiTULSA process was continued support for Tulsa’s tradition of building single family neighborhoods. There was also significant support for community grocery stores, parks, schools and other amenities within a short drive, walk, or bike ride from home. These community or town centers could also provide a mix of additional housing options, including townhouses, apartment, and condominiums. Neighborhoods that blend these amenities, connectivity, and housing options together are known as complete communities. Many of Tulsa’s oldest and most cherished neighborhoods were built in this manner. But most new housing developments, however, do not have these amenities. Even if a grocery store is within walking distance from home, as the crow flies, discontinuous and impermeable street networks can make the trip to get there significantly longer. And because street networks are not designed to connect with adjacent neighborhoods, going from one neighborhood to the next requires travel on major arterials. Transportation connectivity standards should be developed to ensure that new communities are connected and easily travelled by foot and bicycle, as well as car (see Transportation Appendix III). Cities that have adopted such measures also use street patterns LU 18 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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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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