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Downtown Housing Study Downtown & Surrounding Neighborhoods Housing Study & Strategy Prepared for Analysis – Housing & Market The City of Tulsa May 2020 Chapter 2 Chapter 1 Chapter 2 Housing & Market Analysis Acknowledgments Steering Committee Neighborhood Stakeholder Group Jared Andresen Delia Kimbrel Kevin Anderson Polly Robinson Michael Reed Commercial Oklahoma (Cushman Impact Tulsa Pearl Cherry Street Lacy Park Council Wakefield) Robert Leikam Chris Armstrong Bob Fleischman Christine Rodgers Chris Benge American Residential Group Blue Dome Tulsa Arts Gunboat OSUCHS Terry McGee Jonathan Belzley Patrick Fox Arolynn Smith Thomas Boxley McGee Enterprises Tracy Park SOBO Legacy Tulsa Development Authority; KIPP Tulsa Kara Joy McKee Leanne Benton Diane Haney Roxanne Snider Clarence Boyd Tulsa City Council District 4 Pearl Cathedral Owen Park Coalescent Community Development Corp - Simmons Bank Andy McMillan Libby Billings Kevin Harrison Tom Wallace Cherokee Nation Businesses Deco Crosbie Heights Tulsa Arts Sharyn Cosby North Tulsa Ministers Conference Zechariah Harjo Tony Bluford Lance Hays Kirk Wester Muscogee (Creek) Nation Crutchfield Owen Park Emerson Gordy Guest Downtown Coordinating Council; Burlinda Radney Marsha Campbell Twan Jones Bill White Cyntergy; Tulsa Regional Chamber Keller Williams Realty Legacy The Heights Dunbar Vanessa Hall-Harper Jeff Smith Norma Cheadle Nantelle Kemp Kandy Whitley-White Tulsa City Council District 1 Tulsa Homebuilders Association University Park Village 1 Dunbar Elian Hurtado Shagah Zakerion Julie Collins Mary Lewis Jerod Widemon Economic Development Commission; Williams Crutchfield Greenwood Joe Louis Tulsa Habitat for Humanity Gerald Davis Stuart McDaniel Daquet Wilson Emily Hutton Greenwood East Village Greenwood Tulsa Public Schools Rich Eagleton Miriam Mills Riverview Crosbie Heights Downtown & Surrounding Neighborhoods Housing Study & Strategy & Surrounding Downtown 2 Project Co-Leads Client Team Consultant Team Becky Gligo Jim Coles Development Strategies City of Tulsa - Housing Policy City of Tulsa - Economic Development Matt Wetli, Principal Travis Hulse Nick Doctor Justin Carney, Principal INCOG - Tulsa Planning Office City of Tulsa - Community Development & Policy Andy Pfister, Project Director Jeff Hall Miriam Keller, Project Manager Tulsa Housing Authority Megan Hinrichsen, Art Director Gary Hamer Richa Singh, Project Planner City of Tulsa - Grants Steve Schuman, Real Estate Strategist Kian Kamas Tejashree Kulkarni, Real Estate Analyst City of Tulsa - Economic Development Liam Flood, Market Analyst Brian Kurtz Tiffany Bae, Graphic Designer City of Tulsa - Downtown Coordinating Council Jen Concepcion, Geospatial Analyst Dwain Midget City of Tulsa - Working in Neighborhoods MKSK Susan Miller Chris Hermann, Principal and Strategic Advisor INCOG - Tulsa Planning Office Ashley Philippsen Image credits: Unless otherwise specificed in the report, City of Tulsa - Community Development & Policy all images of Tulsa are from Development Strategies. Krystal Reyes City of Tulsa – Resilience and Equity OC Walker Tulsa Development Authority 3 Chapter 2 Housing & Market Analysis Downtown & Surrounding Neighborhoods Housing Study & Strategy & Surrounding Downtown 4 Contents 7 Introduction & Summary 19 Housing & Market Analysis 43 Feasibility Considerations 53 Housing Goals & Strategy 55 “ 87 Implementation 101 Appendix 5 Chapter 1 Introduction & Summary Downtown & Surrounding Neighborhoods Housing Study & Strategy & Surrounding Downtown 6 1 Introduction & Summary – Introduction & Summary – Introduction Chapter 1 Chapter 7 Chapter 1 Introduction & Summary Study Background & Purpose Development and Reinvestment Quality of Life This study and strategy was Since 2010, Downtown and some of the Recent placemaking investments have contributed commissioned by the City of Tulsa— surrounding neighborhoods have experienced to high-quality living experiences in Tulsa’s urban in partnership with the Downtown significant growth and reinvestment, including core neighborhoods. It is evident in the popular Coordinating Council, Economic 690 new multifamily units (with an additional use of Arkansas River trails that promote health Development Commission, Tulsa 1,200 proposed or under construction) and $1.4 and fitness; Guthrie Green in the Arts District Development Authority, and Tulsa billion in building permits just in Downtown. where Tulsans gather on the lawn to listen to Planning Office—to comprehensively Nearly $1 billion in public investment through music and play; and the Gathering Place, a 65- re-assess housing needs Downtown Vision Tulsa was also key in fueling this dynamic acre world-class riverfront park with year-round and in the surrounding neighborhoods, transformation, supporting projects like the new events for all ages. and craft a holistic development and BMX national headquarters, Arena District Master policy framework to guide equitable Plan implementation, Bus Rapid Transit routes, Legacy of Inequity Route 66 revitalization, and much more. housing investments in the area. While the market environment, economy, and quality of life have significantly improved in many In 2010, the City of Tulsa commissioned a study Employment Growth parts of Tulsa’s urban core, some neighborhoods to assess the potential demand for residential The new and expanding job markets highlight have seen little private investment over this same development in Downtown and near-Downtown an increased interest from employers who value period, and have not yet shared in Downtown’s neighborhoods. The study identified robust quality of life, public safety, and infrastructure growing prosperity. As the 100-year anniversary demand for new housing in the Study Area— to attract and retain talent both now and in of the Tulsa Race Massacre approaches, including as many as 1,600 new rental housing the future. Downtown contains the largest acknowledging and discussing history and its units—and offered several recommendations employment density in the City of Tulsa with impact on the Tulsa seen today is at the forefront for stimulating housing production to meet nearly 35,000 jobs in just 1.3 square miles. of civic dialogue. Historic racial bias in policy those housing needs. Implementation of the Regional job growth is highlighted by the new and investment decisions—such as redlining, study’s recommendations led to the creation of a campus of The Greenheck Group (more than Urban Renewal, and racial zoning—continue to revolving loan program known as the Vision 2025 900 jobs), the new Amazon fulfillment center hold many neighborhoods behind and create Downtown Housing Fund, which alongside other (1,500 jobs), an 800,000 square foot expansion significant barriers to equitable participation in programs, has invested more than $20 million of Whirlpool’s existing facility (150 jobs), the the area’s renewed prosperity. An understanding Downtown and supported the development of creation of 600 new jobs and $550 million in of the challenges and disparate experiences of the hundreds of residential units. investment by American Airlines, along with many African-American, Hispanic, and Native American other businesses who plan to locate and expand communities and other residents of color will be Repayment of the revolving loan funds began in operations in Tulsa. needed to ensure that the strategies outlined in 2018, with the full balance of funds to be recouped this report meet the needs of all Tulsans. by 2024. As the City looks to the potential redeployment of these funds, it must re-assess the housing needs based on changing circumstances and the need to embrace equity in policymaking. Downtown & Surrounding Neighborhoods Housing Study & Strategy & Surrounding Downtown 8 Purpose of this Study and Strategy In light of changing market conditions and a renewed focus on the need to overcome Tulsa’s inequities, the City of Tulsa and its partners commissioned this housing study and strategy to reassess the potential for residential development in Downtown and the surrounding neighborhoods (herein referred to as the Study Area), and craft a The holistic strategic framework for meeting housing Study needs. Area The assessment’s process and approach also placed a new focus on: • Engaging communities in and around Downtown to ensure that community 2010 Study experience and feedback closely guided the Boundary work; • Identifying opportunities to align investments with community priorities to ensure that recommended strategies support the goals of the area’s broad range of stakeholders; and • Identifying tools that address the housing needs of all residents including long-time residents, new community members, and residents with a wide range of affordability levels. The Study Area for this current assessment is expanded to include a broader set of neighborhoods that represent core focus areas for equitable reinvestment by the City and its partners. – Introduction & Summary – Introduction Chapter 1 Chapter Study Area extents 9 Chapter 1 Introduction & Summary Approach: Three Big Ideas also contribute to a sense of place, making the Growth and the Cost of Housing area more attractive to prospective downtown While housing in Tulsa is relatively low cost today, This assessment of housing needs and employers and residents. the City and its partners must also plan for a strategies is guided by three core ideas Tulsa has made incredible strides with its future in which these conditions change. If Tulsa that together recognize the complexity Downtown, investing in quality development,
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