North Tulsa: Existing Conditions Report

Transcription

1
INTRODUCTION
SECTION 1
N
INTRODUCTION
orth Tulsa is rich in history, culture, and potential. The area, which includes
several unique and distinct neighborhoods, is adjacent to Downtown Tulsa,
surrounded by roadways that provide access throughout the city, region, and
state, and made up of a combination of traditional neighborhoods and areas ready for
reinvestment.
The North Tulsa Neighborhoods Plan will articulate a vision for the area. The Plan
will define intended land use and development characteristics, transportation
improvements, strategies to enhance parks and open spaces, and other
recommendations aimed at maximizing opportunity in North Tulsa. This document,
the North Tulsa Neighborhoods Plan Existing Conditions Report, is the first interim
deliverable in the planning process. It provides a snapshot of where the community
is today and is built upon public outreach, data provided by the City, TDA, and other
sources, technical analysis, and other research.
The North Tulsa Neighborhoods Plan will be a “Sector Plan,” which is a specific kind of
document used by the City of Tulsa, Tulsa Development Authority, and other entities
to guide the use of public or quasi-public resources related to housing, commerce and
employment, mobility, recreation, and other aspects of neighborhood and community
development. The Plan is being funded by the Tulsa Development Authority.
Tulsa Development Authority
and the City of Tulsa
The North Tulsa planning area falls within the City of Tulsa, and is therefore subject to
the services, regulations, and standards maintained by City government. However, the
City is not alone in providing local services or supporting investment in this portion
of the city. The Tulsa Development Authority (TDA) is an important partner that
supports the City through investments in property acquisition, infrastructure, housing,
commerce, and other aspects of community development. The TDA has a strong
presence in North Tulsa, and has played a direct or supporting role in several recent
successes, including:
• Rehabilitating 22 single-family structures for low to moderate-income
families in partnership with Wells Fargo, Tulsa Habitat for Humanity, and
Crossover Community Impact;
• Oversight of the North Peoria Tax Increment Financing district to support
the Lacy Community Kitchen renovation, Peoria streetscaping project, and
investment in the Booker T. Washington High School neighborhood;
• Development of the Lansing Business Park;
• Ownership and management of the Lansing Center, a multi-tenant building
offering small office and shop/warehouse spaces for small businesses; and
• Investment in commercial and economic development, including the
Shoppes on Peoria, Albertson’s Grocery Store and North Pointe Business
Center.
NORTH TULSA NEIGHBORHOODS PLAN EXISTING CONDITIONS REPORT
2
INTRODUCTION
Study Area
The Plan study area includes several neighborhoods of North Tulsa bounded by
I-244/Crosstown Expressway on the South, Highway 75/Cherokee Expressway on
the East, the Gilcrease Expressway on the North, and L.L. Tisdale Parkway on the
west, excluding those areas east of Yorktown Avenue. The study area also includes a
triangular site on the east side of Highway 75 bounded by Pine Street, Utica Avenue,
and Highway 75.
While the study area in made up mostly of residential neighborhoods, it also includes
educational facilities, religious institutions, commercial nodes and corridors, and office
and industrial areas. Prominent landmarks include the Brady Heights Historic District,
Oklahoma State University’s Tulsa campus, the historic Booker T. Washington High
School, and Lacy Community Center. Located directly north of Downtown, North Tulsa
is well served by the major transit corridors that surround the area, providing access
to the greater Tulsa region.
Regional Context
The City of Tulsa is the second largest municipality in the State of Oklahoma, with
a 2010 population of 391,906 residents. Tulsa is also central to the Tulsa–Broken
Arrow–Owasso Metropolitan Statistical Area, which has a total population just under
1 million residents. Situated in northeastern Oklahoma along the Arkansas River, Tulsa
is part of the Green County region, an area of transition from heavily wooded Ozark
Mountain foothills in the east to the farthest reaches of the Great Plaines in the west.
The Tulsa Port of Catoosa is the most inland river port in the United States with access
to international waterways. In recent years, Tulsa has received recognition as one of
America’s most livable large cities.
History
The City of Tulsa was first settled in 1836 by Native Americans as part of the Native
American Relocation Act. The Lochapokas tribe, part of the Creek Nation, named
their settlement “Tulasi,” meaning “old town.” Largely unsettled, the area remained
wilderness until after the Civil War, when a railroad was constructed to serve the
growing cattle industry. The railroad helped to spur modest growth in Tulsa as a
frontier town, leading to incorporation on January 18, 1898.
In 1901 the discovery of oil in Red Fork, near modern day Glenpool, lead to an oil
boom, with investors and entrepreneurs flocking to Tulsa. Known as Sue Bland No. 1,
the oil well would contribute to a growing industry and population. A second group
of oil discoveries between 1915 and 1930 would result in continued growth and
settlement, earning Tulsa the name “Oil Capital of the World.” When incorporated
in 1898, Tulsa had roughly 1,100 inhabitants. By the 1930s, Tulsa would be home to
more than 140,000 residents.
Given their proximity to Downtown Tulsa, the North Tulsa Neighborhoods saw growth
and development consistent with that of the City as a whole. The oil booms of the
early 1900s had a distinct impact on the local history and culture. The oil industry
supported Tulsa throughout the 1900s until 1980, when the “oil bust” emphasized the
need for new industries.
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INTRODUCTION
REgional Setting
75
TULSA AIRPORT
NORTH TULSA
NEIGHBORHOODS
244
11
44
244
412
DOWNTOWN
44
244
CITY OF TULSA
169
244
51
44
244
75
364
DOWNTOWN
TULSA
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INTRODUCTION
The North Tulsa Neighborhoods have a close relationship with the historic Greenwood
District, once dubbed “Black Wall Street.” The Greenwood District, located just south
of I-244/Crosstown Expressway, was home to a number of the country’s wealthiest
African-American business owners during the 1910s. Supported by the oil boom,
African-American owned businesses in the Greenwood District were an important
part of the Tulsa economy. The neighborhood would also have an impact on the local
culture, bringing jazz and swing to Tulsa in the Roaring ‘20s.
The majority of the Greenwood District was destroyed during the Tulsa Race Riot
in 1921, which also had a significant impact on the North Tulsa Neighborhoods. In
1921, racial tensions between Black and White residents reached a peak. Following
the alleged assault of a white female, a mob of white residents moved into the
Greenwood District intent on lynching the accused black male. Angered by the
frequency of unpunished lynching in the City, black residents stood their ground
against the mob, which quickly lead to violence. From May 31st to June 1st, 1921, 16
hours of rioting resulted in 39 deaths (though in recent years, historians have argued
the death toll may be closer to 300), 800 hospitalizations, and 35 city blocks destroyed
by fire. This resulted in an estimated 10,000 residents being left homeless. Today, the
cultural and social significance of this event remains an important element of the area.
North Tulsa is home to the historic Booker T. Washington High School, which in
2010 was listed as one of the 75 top high schools in the country. The High School
was founded in 1913, located at Elgin Avenue and Easton Street in a four building
facility. Originally a segregated high school, in 1970 a small group of white students
chose to transfer to the school as part of a desegregation program called “Metro.”
Following the success of the program, Booker T. Washington High School implemented
an integration program, one of the first of its kind to be used in a historically black
neighborhood.
Previous Plans and Policies
The North Tulsa Neighborhoods Plan will describe a vision for this collection of
neighborhoods. However, there are several plans and policies already in place that
may serve as a foundation for the new Plan. They are summarized below.
Tulsa Sector Plans
In 2004 and 2005, the City of Tulsa adopted the Tulsa Sector Plans, a series areaspecific documents intended to address specific issues within distinct communities of
the City. Each document identifies objectives for improvement as well as a detailed
land use plan. Compared to other planning documents, the Sector Plans are written in
a style consistent with the regulation and policy of a zoning ordinance, with standards
for the type and style of use within each area.
The North Tulsa Neighborhoods Plan being developed will build upon and replace a
number of existing sectors plans that relate to the area. Currently, the North Tulsa
neighborhoods are addressed in plans for the specific sectors of Crawford, Lincoln,
Booker-T, Franklin, Cherokee, Seminole Hills, Elm-Motte, Dunbar, Extension, Moton,
Cheyenne, B-West, Unity, Carver, Lansing, Kenosha, King, Hartford, Mt. Zion, Sunset,
Douglas, Emerson, and Osage. These sectors have been combined to form the North
Tulsa planning area.
5
INTRODUCTION
North Tulsa Sectors
32nd
31st
ase E
xpy
31st
Wheeling
Gilcre
d
Blv
Xanthus
wk
a
Moh
31st
wy
se Expy
Garrison
29th
30th
Hartford
Frankfort
30th
Garrison
Tisd
ale P
k
Gilcrea
28th
28th
26th
Yorktown
Xanthus
Lincoln
Young
Booker-T
Xyler
Whe
Seminole HILLS
Ute
Utica
Ute
Troost
Tecumseh
Tecumseh
Seminole
Seminole
Dunbar
Midland
Hartford
Greenwood
Frankfort
Frankfort Pl
Frankfort
Elgin
Detroit
Reading
Reading
Queen
Cherokee
Queen
Pine Pl
Moton
Quaker
Cheyenne
Peoria Ave
Tecumseh
Douglas
Seminole
Queen
Franklin
Virgin St
Virgin St
Ute Pl
Ute
eling
Woodrow
Owasso
Norfolk
Madison
Garrison
Victoria
Pine St
PineSt
Elm Motte
Owasso
Pine St
Oklahoma
Oklahoma
Newton
Latimer
Douglas
Latimer
Emerson
Latimer
King
King
King
Kenosha
Marshall
Latimer
75
Lansing Ave
Marshall
Iroquois
Boston Pl
Marshall
Lansing
Unity
Newton
Greenwood Ave
Newton
Carver
Detroit
B-West
Martin Luther King Jr Blvd
Elgin
Oklahoma
Tisdale Pkwy
Trenton
g
Xyler
Woodrow
r
nve
Young
Zion
Youn
Woodrow Pl
d
Blv
Zion
Woodrow
Woodrow
De
Garrison
Crawford
Young
Zion
Zion
Lansing
Xyler
Owasso
Zion
Midland
Young
Denver
Elwoo
d
Young
Rockford
Apache St
Zion Pl
Young Pl
27th
26th
Apache St
Zion
Louis
Quincy
Peoria Ave
Mohawk Blvd
26th
Madison
27th
27th
Quaker
28th
27th Pl
Main
Denver
28th
Sunset
Jasper
Boston
Main
Cheyenne
Denver
Independence
Kenosha
Haskell
John Hope Franklin Blvd
Elgin
Osage
iew
v
Fair
412
Mt. Zion
244
DOWNTOWN
TULSA
Hartford
6
INTRODUCTION
PLANiTULSA
In 2010, the City of Tulsa adopted a new Comprehensive Plan that was drafted
over a two-year process through intensive public engagement. The Plan, entitled
PLANiTULSA, is the City’s first since the 1970s and focuses on five core themes; Have
a Vibrant & Dynamic Economy, Attract & Retain Young People, Provide Effective
Transportation, Provide Housing Choices, and Protect the Environment & Provide
Sustainability. The Plan is organized around five core chapters addressing fundamental
comprehensive planning elements, such as land use and transportation planning.
These include Land Use, Transportation, Economic Development, Housing, and Parks,
Trails and Open Space. The Plan also includes six strategies for implementation:
• Revise the city’s zoning code so that it is easier to use, allows a diverse
range of mixed-use building types, allows innovative automobile parking
solutions, and aligns development incentives with planning goals.
• Create a redevelopment strategy that broadens the range of housing
options, creates new spaces for different types of employers, and makes
efficient use of existing infrastructure.
• Develop a new transportation strategy that focuses on mending and
improving Tulsa’s network connectivity and supporting land use and
redevelopment strategies.
• Build upon the tradition of neighborhood and small area planning in key
areas to jump-start priority projects and initiatives.
• Cooperate on developing key PLANiTULSA innovative building types as
demonstration projects.
• Organize city planning and development functions to implement the vision.
North Tulsa in PLANiTULSA
The neighborhoods in North Tulsa were a particular focus in many of the PLANiTULSA
chapters and the area was generally highlighted as a place for reinvestment and
considerable opportunity. The area’s proximity to Downtown was highlighted as a
strength, as well as the presence of higher education. Specific Plan elements related
to North Tulsa include:
• Apache Street: This corridor is envisioned as maintaining its mixed-use and
neighborhood centered activity that supports surrounding neighborhoods.
• Lewis & Apache: The Plan proposes a mixed-use district along Lewis
Avenue and a neighborhood center at the intersection with Apache Street.
• Pine Street: This corridor is envisioned as having a series of neighborhood
centers at key intersections, with a transition into a major Town Center at
the Pine Street interchange with U.S. 75/Cherokee Expressway.
• Downtown Neighborhood: The vacant blocks south of Hill Park, adjacent
to Brady Heights, are envisioned as becoming a downtown neighborhood
with a close relationship Downtown Tulsa and the university campuses.
• Universities & Employment: A central feature to the vision for North Tulsa
is leveraging the university campuses as a major Regional Center as well as
the Lansing Business Park as a major employment hub.
• Pine Street Corridor: Pine is outlined as a multi-modal corridor,
concentrated on the “Main Street” building block type, with a focus to
improve pedestrian, cyclist, and transit accessibility.
• The Transit “T”: Peoria Avenue is one of two critical alignments proposed
to form the “T” of a new higher-frequency and expanded transit system,
connecting to the 21st Street corridor near Utica Square.
• Downtown Streetcar: A potential Downtown streetcar “loop” alignment
would link the 21st Street corridor to the Central Business District and the
OSU-Tulsa campus.
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INTRODUCTION
PLANITULSA
LAND USE PLAN
32nd
31st
ase E
31st
Wheeling
Gilcre
d
Blv
Xanthus
wk
a
Moh
xpy
31st
wy
se Expy
Garrison
29th
30th
Hartford
Frankfort
30th
Garrison
Tisd
ale P
k
Gilcrea
28th
28th
26th
Midland
Garrison
Xanthus
Xyler
Woodrow
Whe
eling
Woodrow
Owasso
Garrison
Norfolk
Madison
Xyler
Woodrow
Virgin St
Virgin St
Ute Pl
Utica
Ute
Ute
Ute
Troost
Tecumseh
Tecumseh
Seminole
Midland
Hartford
Greenwood
Frankfort
Frankfort Pl
Frankfort
Queen
Elgin
Detroit
Reading
Quaker
Seminole
Peoria Ave
Tecumseh
Seminole
Reading
Queen
Queen
Pine Pl
Pine St
PineSt
Owasso
Pine St
Oklahoma
Oklahoma
Newton
Latimer
Iroquois
Marshall
Latimer
75
Lansing Ave
Marshall
Greenwood Ave
Boston Pl
Marshall
Newton
Detroit
Newton
Elgin
Oklahoma
Tisdale Pkwy
Yorktown
Trenton
Owasso
g
Young
Victoria
r
nve
Young
Youn
Woodrow Pl
d
Blv
Zion
Zion
Young
Woodrow
De
Zion
Zion
Lansing
Xyler
Young
Denver
Elwoo
d
Young
Young Pl
Rockford
Apache St
Zion
Zion
27th
26th
Apache St
Zion Pl
Louis
Quincy
Peoria Ave
Mohawk Blvd
26th
Madison
27th
27th
Quaker
28th
27th Pl
Main
Denver
28th
King
King
LAND USE PLAN LEGEND
Jasper
Boston
Main
Cheyenne
Independence
Denver
Kenosha
Latimer
Latimer
Haskell
Elgin
view
Fair
412
Existing Neighborhood
Commercial Corridor
New Neighborhood
Regional Center
Neighborhood Center
Employment
Downtown Neighborhood
Parks
Town Center
244
DOWNTOWN
TULSA
8
INTRODUCTION
36th Street North Corridor Small Area Plan
The 36th Street North Corridor Small Area Plan was prepared to explore current
conditions and future potential within the 36th Street North Corridor, located
just north of the Gilcrease Expressway. The plan aims to identify major capital
improvements and both public and private investments that will help encourage
change and create reinvestment in the area.
Acknowledgements
DRAFT SUBJECT TO REVIEW
36th Street North Corridor
Small Area Plan
Located just north of the North Tulsa study area, the 36th Street North Corridor could
have a significant effect on North Tulsa neighborhoods. Separated by the Gilcrease
Expressway, the two areas are unlikely to have a significant impact in terms of adjacent
land uses. Rather, depending on the effectiveness of implementation of small area
plan, increased traffic to the area due to residential and commercial growth could
impact northern sections of the North Tulsa study area. In addition, investment in the
36th Street North Corridor could challenge the market potential of other North Tulsa
Neighborhoods.
i
Tulsa Public Schools Strategic Plan 2010-2015
The Tulsa Public School’s Strategic Plan 2010-2015 establishes an overall vision,
mission, and core goals that will guide Tulsa’s schools in providing high quality
education. The strategic plan identifies two major issues facing the district. First,
schools in the district are not preparing students for higher education and entering
the work force. Second, academic achievement gaps exist along racial, ethnic, and
socioeconomic lines. To address these issues, the Strategic Plan identifies five core
goals on which the district will focus:
2010–2015
Strategic Plan
• Student Achievement
• Teacher and Leader Effectiveness
• Performance-Based Culture
• Financial Sustainability
• Safe and Secure Schools
03.28.2011
Tulsa Parks and Recreation Master Plan
Completed in 2010, the Tulsa Parks and Recreation Master Plan includes a complete
inventory and analysis of the Tulsa parks system, including over 6,000 acres of
parkland maintained by the Tulsa Parks and Recreation Department. Given the
extensive parks system, comprised of 135 parks and additional special purpose
facilities, the Master Plan provides recommendations that focus on improvement of
the existing system. One of the key recommendations is a review of all existing parks
to identify locations with aging facilities that could benefit from capital improvements.
Walkability was also emphasized due to Tulsa’s low density, with the goal of better
connecting park facilities and neighborhoods with community and regional trails.
Overall, the Master Plan provides recommendations for improved coordination of
programming and finances. While the Parks and Recreation Master Plan does not
directly address the Study Area, the potential for improved park facilities and better
connected trails systems will benefit the North Tulsa Neighborhoods.
February 2010
Tulsa Parks and Recreation Master Plan
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INTRODUCTION
DOWNTOWN DAREA
MASTER PLAN
r a f t
Downtown, Near Downtown and Arkansas River Connections
VOLUME 1 – “THE PLAN”
Prepared by:
Jack Crowley, PhD, FAICP, FASLA
Special Advisor to Mayor on Urban Planning
The Mayor’s Office
City of Tulsa
and the
Planning Department
Community Development and Education Division
City of Tulsa, Oklahoma
Prepared in Collaboration with:
Downtown Tulsa Master Plan
July 2010
Page 1 of 56
Downtown Area Master Plan
Adopted in 2010, The City of Tulsa’s Downtown Area Master Plan acts as an area
specific document for capital improvements within the Downtown. Focusing on
transportation, open space and recreation, urban design, historic resources, and
development opportunities, the plan provides specific projects that will help improve
the Downtown area and further establish a unique and distinctive city center. The
southern edge of North Tulsa is included within the Downtown Master Plan Study
Area, particularly the Brady Heights neighborhood, Oklahoma State University’s Tulsa
Campus, and the industrial site northeast of the Greenwood District. Though the
Plan largely focuses on the area south of I-244, some transportation corridors, trail
opportunities, and development sites have been identified within the North Tulsa
study area. Overall, the Plan aims to better connect the Downtown to surrounding
neighborhoods through transit, trail extensions, streetscaping, and new development.
Implementation of the Downtown Master Plan may have an impact on the nature of
the adjacent North Tulsa Neighborhoods and strengthen the relationship between the
two areas.
Planning Process
The planning process was specifically designed to result in a plan that specifically
responds to the needs of the North Tulsa Neighborhoods. Central to the process
is public engagement with a variety of community stakeholders, including local
residents, business owners and operators, key service providers, elected and
appointed officials, and municipal staff. Functioning as an interim document, the
Existing Conditions Report is a significant benchmark, summarizing analysis and
data collected during the first 4 steps of the process. The complete planning process
includes the following 8 steps:
Step 1: Project Initiation (Complete)
The planning process began with preliminary meetings with key staff from the Tulsa
Development Authority and representatives from involved City departments. These
meetings established the project objectives, responsibilities, and schedule and offered
a first opportunity for the consultant team to become familiar with the study area.
Step 2: Define Boundary (Complete)
An initial analysis of the Sector Plan Study Areas was conducted to develop simplified
boundaries that better reflect the function, character, influences, and opportunities
that impact the North Tulsa Neighborhoods. This included collapsing and combining of
existing Sector Plan Study Areas to allow a more effective approach to managing and
implementing outreach and the development of plan recommendations.
Step 3: Community Participation (On-Going)
Community outreach was conducted to allow residents to participate in the process,
identify local issues and opportunities, and aid in the establishment of short- and longterm priorities. This included both traditional “face-to-face” community workshops as
well as web-based tools for public engagement. As the planning process progresses,
additional opportunities for outreach will be provided.
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INTRODUCTION
Step 4: Assessment-Inventory
and Analysis (Complete)
A complete analysis of existing conditions and future potentials within the study area
was conducted, based on information provided by the Tulsa Development Authority;
field reconnaissance; data sources such as ESRI and the U.S. Census; inventories; and
reviews of past plans, studies, and policies. The results of this analysis, along with
Steps 1-3, are summarized in this Existing Conditions Report.
Step 5: Vision Statement
This step includes the development of an overall vision for the North Tulsa area.
This is intended to provide focus and direction for subsequent planning activities,
serve as the cornerstone of the consensus-building process, and identify a path for
development, improvement, and investment. Central to this step will be a community
visioning charrette that will allow the community to put pen to paper and illustrate
their vision for the future of the area.
Step 6: Civic Responsibilities
and Citywide Context
This step ensures that the North Tulsa Neighborhoods Plan is consistent with those
of the greater Tulsa community and City as a whole. The vision, goals, and objectives
of the Neighborhoods Plan will be reviewed using the guiding principles of the
PLANiTULSA Comprehensive Plan to confirm they reflect and are consistent with
citywide policy.
Step 7: Plan Recommendations
& Implementation
This step includes the preparation of draft and final plan documents for the
North Tulsa Neighborhoods Plan. This will include the development of plan
recommendations and implementation strategies tied directly to specific issues and
goals. Documents will be presented for review and consideration prior to adoption.
Step 8: Adoption Process
This step includes adoption of the North Tulsa Neighborhoods Plan through a multistep adoption and approval process by the Tulsa Development Authority, The Tulsa
Metropolitan Area Planning Commission, and Tulsa City Council.
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COMMUNITY
OUTREACH
SECTION 2
COMMUNITY OUTREACH
P
ublic input is an essential element to the development of the North Tulsa
Neighborhoods Plan. Through outreach events and online tools, residents and
community stakeholders were able to provide insight regarding local issues,
concerns, and opportunities. Public engagement helps to establish an understanding
of the community and its surroundings in the existing conditions report and will
directly inform recommendations and policy within the resulting Neighborhood Plan.
Citizen Advisory Team
In support of the planning process, a Citizen Advisory Team (CAT) was formed as a first
line of communication with residents and stakeholders. The CAT will help ensure that
the Neighborhoods Plan is aligned with the needs, aspirations, and concerns of the
North Tulsa community. Throughout the planning process the CAT will meet to review
and discuss interim reports, draft documents, and plan recommendations.
Public Workshops
As the core element of community outreach, public workshops provide “face-toface” opportunities for community members to get involved in the planning process.
Workshops are designed to facilitate open dialogue and discussion among citizens,
ask pointed questions, and collect a detailed understanding of the community. Each
workshop included a short presentation about the project and an exercise to collect
input regarding local issues and concerns, potential projects, and the neighborhood’s
top strengths and assets.
Community Workshop
On March 24, 2015, nearly 100 members of the North Tulsa community gathered to
discuss issues and opportunities in their neighborhood. The following is a summary
of the thoughts, comments, and opinions received. Some comments were shared
with the entire group, while others were recorded privately on worksheets. It is
important to note that the items identified in this summary are not recommendations
or observations of the consultant, but rather feedback and comments received from
citizens who participated in the workshop.
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COMMUNITY
OUTREACH
Priority Issues & Concerns
Participants were asked to identify the top issues and concerns confronting the
North Tulsa community. Participants discussed a wide range of issues; however, many
comments centered on a group of related themes. Issues related to the need for more
local businesses and neighborhood services, addressing abandoned homes, branding
and promoting North Tulsa, and building on the area’s Black Wall Street history were
the most common. The complete list of identified issues were consolidated into the
following key themes:
Food Desert
Participants stated that North Tulsa is, in effect, a food desert. Participants stated that
access to produce and healthy food items can be challenging, and other than the
Fiesta Foods at the Seminole Shopping Center on North Peoria Avenue, there are very
few true grocery options in these neighborhoods. Some participants stated that local
residents are traveling a great distance to chain retailers in other parts of the Tulsa
region.
Economic Development
A frequent topic was the need for more economic development opportunities and
new investment in North Tulsa. Participants stated that leveraging Greenwood Avenue
could be a catalyst for additional growth, which could expand into the King, Pine,
Peoria, and Apache corridors. Participants stated that more employment, retail, and
professional service options were needed in North Tulsa and that local, small business
growth was more desired than large chains with limited ties to the area. Participants
stressed interest in long-term, sustainable economic growth that benefits the local
community.
Black Wall Street Revitalization
Participants stressed that Black Wall Street is a unique part of Tulsa history and it
should be more widely promoted and celebrated. Participants also saw the economic
development potential to use Black Wall Street as a catalyst to revitalize North Tulsa
more broadly and establish it as a destination for entrepreneurship and small business
growth.
Abandoned Homes
Participants stated that abandoned homes and heavily vegetated, overgrown lots
are a problem for North Tulsa and the health of local neighborhoods. Participants
stated that homelessness, vandalism, juvenile loitering, crime, illegal dumping, and
other safety concerns are negatively impacting the neighborhoods and blocks most
impacted by vacancy and abandoned structures.
North Tulsa Promotion
Participants feel that North Tulsa receives a disproportionate amount of negative
media attention within the metropolitan region and it needs to more effectively
promote success stories from their neighborhoods. From Booker T. Washington High
School to community volunteerism to other examples of the dynamic residents and
small businesses found in North Tulsa, participants felt that the area’s story is not
being heard and addressing the area’s image and identity needs to be addressed.
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COMMUNITY
OUTREACH
Street Lighting
In general participants discussed a variety of factors that all stressed the need for
more street lighting in North Tulsa’s neighborhoods. Specifically, participants cited the
need for more rapid repairs and bulb replacements to existing lights; the installation of
new street lights; the need to add light to areas with a lot of vacant parcels and crime
issues; and the need to work with private property owners to add lighting to their
homes and yards.
Other Issues and Concerns
Other issues and concerns identified by participants are organized by category below,
listed in no order of priority:
Land Use & Development
• The need for a multicultural community building
• Expand this Plan area to 56th North
• More responsive, efficient, and effective code enforcement
• Build Greenwood/Botanical garden as a destination
• Address blight
• Farmers’ market/community gardens
• Very little encouragement for any growth
• Vacant/abandoned buildings (commercial and other)
• Lack of quality retail
• Shopping center
• No restaurants or entertainment venues
• Redevelopment of vacant OSU properties
• Incorporate North Tulsa as a separate entity
• Need for many big box, national retailers
Parks & Recreation
• Need for more parks and rec centers
• No parks for kids to play
• Rec center and parks with youth focus
Transportation & Infrastructure
• General infrastructure investment
• Add lighting to and install new sidewalks
• Peoria from 26th to 46th need sidewalks
• Tisdale Corridor/Gateway is in poor condition
• Lack of access to transit
• Availability of public transit service (i.e. days, times)
• Repair potholes/street condition
• Expand Pine Street infrastructure (and other arterials)
City & Social Services
• Better police protection and communication for businesses
• Address drug issue with a task force
• More accountability/transparency with elected officials
• Addressing crime (business friendly)
• Stray animals
• Need more public health resources
• Poor communication between the city and residents
• Need for shared service programs for schools, adult education, and access
to computers
14
COMMUNITY
OUTREACH
Image & Identity
• Lack of public art
• Reputation of the community
• Need to capitalize on school strength
• Junk cars and other trash
Housing
• Preserving historic housing
• Hold landlords accountable
• Maintaining housing stock (ownership issues, code enforcement)
• Quality senior housing and assisted living
• Maintaining housing affordability
• Offer tax abatement for residential redevelopment
• Program to help transition housing ownership (seniors, descendants)
• Need a housing campaign for more owner-occupied houses and condos
• Need for jobs and job training
• High commercial rents, need for incentives to reach tenant businesses
• Attract big businesses using incentives
• Long-term commitment from business investment when using incentives
• Ensure the plan creates sustainable local economy resources
• Keep local dollars in the neighborhood by supporting local businesses
• Create local loans/grants/funds for North Tulsa businesses
• Ensure implementation produces results
• Need to promote entrepreneurship and prevent Brain Drain
• Need a North Tulsa Development Master Plan and vision to utilize good
plain areas for development
Community & Social Capital
• Quality of life issues
• Host more youth events
• Have programs that encourage, educate, and uplift our youth
• Invest in human potential/capital
• Remove labels of “low achievers” and “at risk”
• Racism, animosity, and separatism
• Lack of parental involvement and parenting knowledge that is needed to
keep kids off the streets
• Social structure/social conditions
Local Service Needs
During the course of the workshop, the group also wanted to address specific service
needs in North Tulsa. Community members identified several areas that are in
immediate need of improvement and play a critical role in the community.
• An improved Post Office
• More retail options
• Youth/Family Rec Center and related programming
• The need for more infrastructure investment: sidewalks, roads, lighting,
bicycling, crosswalks, speed humps/tables, traffic calming on residential
streets
• Small business incubator space
• Library improvements
• Grant funding for local homeowners and small businesses
15
COMMUNITY
OUTREACH
Projects and Actions
North Tulsa community members were asked to identify the specific projects
or actions that they would like to see undertaken. These actions could directly
address the issues and concerns discussed previously or identify new or ongoing
improvements.
Land Use, Development & Redevelopment
• Develop the Evans/Fintube Brownfield site
• Develop retail for different incomes levels: low, middle, and upper
• Discourage the use of prime land for warehousing
• Develop new businesses
• Develop the motor site
• Improve and revitalize the 36th Street/Phoenix District
• Redevelop OSU-Tulsa
• Construct speculative housing and business buildings
• Reopen “Black Wall Street” as a prominent business district
• Build more parks, not splash pads – promote swimming programs
• Develop a new grocery store
• Incorporate Greenwood
• Develop a multi-purpose entertainment complex
• Develop OSU land as a mixed-use commercial corridor with market-rate
homes that fit the
• template of the 1920s neighborhoods: utilize alleys, prioritize walkability
• Implement the “Jack Crowley Plan” ULT land east of Brady Heights
Housing
• Hold landlords and homeowners accountable for keeping property
maintained
• Develop quality mixed-income housing
• Create community land trusts to keep housing costs affordable but build
equity through home improvement
• Create job training that is approachable
• Secure Community Development Block Grant (CDBG) funding
• Create partnerships with banks and lender for low-interest home and
business loans
• Create an incentive fund for residential and commercial development
• Create subsidized enterprise zones
• Hold classes to train business owners and residents about how to apply for
grant funding
• Mimic the Tisdale Food Forest to create local jobs for teens
• Actively recruit youth and young men for jobs (neighborhood cleanup)
Image, Identity, Arts & Culture
• Clean up and beautify the arterial streets and expressways
• Create a “Black Wall Street”-inspired museum
• Recognize the history of the community
• Improve the image of North Tulsa
16
COMMUNITY
OUTREACH
Transportation & Infrastructure
• Install covered bus shelters on Peoria from the Pine Gateway to Mohawk
Boulevard
• Install street lights on all major thoroughfares
• Operate public transportation 24 hours per day
• Build a sidewalk over Flat Rock Creek so children and pedestrians do not
have to walk in an unlit street with cars traveling at 40 mph
• Build sidewalks
Community & Social Services
• Increase the accountability of local council and other representatives
• Improve the local schools, especially the high school
• Put inmates to work to clean neighborhoods
• Foster partnerships between police and neighbors
• Better utilize historic resources
• Start a charter school
• Use the Community Schools Model as a pilot program for high schools in
North Tulsa
• Improve the image and branding of North Tulsa by decreasing crime levels
• Expand and build upon the success of the Rudisill Regional Library
• Add clinics geared to affordable healthcare for low-income
• Create a Citizens Review Board and Bill of Rights
• Stop wasteful spending by the government (local, state, and federal)
• Have a parent education program to raise youth that will respect the
community
Strengths and Assets
To conclude the Community Workshop, participants were asked to name the key
assets and strengths of the North Tulsa community. By identifying the strengths of the
community, a positive foundation can be built upon as the North Tulsa Neighborhood
planning effort continues. Community strengths and assets include:
• Strong values and beliefs
• Compassion for neighbors
• Resiliency
• Quality health services
• Dedicated residents that are willing to improve the community
• Neighborhood loyalty, protection, and support
• Room for growth
• Location to downtown and the airport
• Community diversity
• Mohawk Zoo
• Long-term homeowners
• Trees and greenery
• Educational facilities: early childhood, Carver, Booker T Washington High
School, and OSU-Tulsa
• YMCA – Hutcherson
• Architecture
• Neighborhood associations
• Strong faith-based involvement
• National model for childcare school
• North Tulsa Flea Market
• Mama’s Boy’s Foundation
17
COMMUNITY
OUTREACH
Business Workshop
On March 25, 2015, 25 members of the North Tulsa business community, as well as
city staff and members of the Tulsa Development Authority, gathered to discuss the
issues affecting the business climate. The Business Workshop allowed business owners
and representatives to identify specific concerns and challenges, as well as propose
projects that would improve business community.
The following is a summary of the thoughts, comments, and opinions received. Some
comments were shared with the entire group, while others were recorded privately
on worksheets. It is important to note that the items identified in this summary are
not recommendations or observations of the consultant, but rather feedback and
comments received from those who participated in the workshop.
Priority Issues & Concerns
Participants were asked to identify the top issues and concerns confronting the North
Tulsa business community. Participants discussed a wide range of issues; however,
many comments centered on a group of related themes. Issues related to the need
for a grocery store and more retail choices, new commercial investment, improving
the area’s image within the region, and economic development programming were
the most common. The complete list of identified issues were consolidated into the
following key themes:
Commercial Investment
Participants overwhelmingly cited the need to attract investors to the North Tulsa
neighborhood. Participants stressed that I order to maintain retail investment the
neighborhood also must be willing to invest in the area. This means both investing in
local businesses, and supporting local business through patronage in the community.
Some participants stated that small businesses are either struggling or closed
because they cannot compete with national chains on price, and therefore North
Tulsa residents travel away from the neighborhood and do not always support local
businesses.
Grocery Store & Basic Retail Services
Participants noted the lack of grocery stores in the neighborhood, citing the need
to drive elsewhere in Tulsa for fresh food and retail options. In addition to a lack
of grocery choices in North Tulsa, participants generally cited that local residents
drive all over the Tulsa region to do their shopping, taking spending out of their own
community. Participants feel that local business growth and ‘shop local’ efforts are a
critical part of providing more opportunities in North Tulsa.
Image
The negative reputation and outside image of North Tulsa is a significant
neighborhood issue that is affecting local businesses. Some participants indicated that
the neighborhood receives negative media attention due to crime and gang violence
and it is deterring not only customers but potential new business growth.
18
COMMUNITY
OUTREACH
Economic Development Director
Participants felt that the City of Tulsa’s resources are spread thin and that North Tulsa
would benefit from a dedicated economic development specialist focused solely
on these neighborhoods and commercial corridors. Some participants proposed
an Economic Development Director position specifically working on issues within
North Tulsa that would help create, establish, and maintain economic development
programs in the community. Participants also identified the opportunity to leverage
Downtown’s recent wave of reinvestment and promote North Tulsa as the next logical
extension of that economic growth.
Responding to Changing Demographics
Business owners reported a change in neighborhood and city demographics versus
prior decades. Some participants expressed a concern that homeownership is
declining and that the older, middle-class families that supported local North Tulsa
businesses are aging or moving away.
Branding & Marketing
Participants identified the need to market North Tulsa in order to strengthen its
“brand” throughout the region and Oklahoma more broadly. The area is in need of
a clearly defined identity, as one participant noted that out-of-towners are not able
to distinguish North Tulsa from other areas of the city, and local residents likely only
know the area from negative media attention.
Other Issues & Concerns
Other issues and concerns identified by participants listed below, in no order of
priority:
• Extension of Highway 11
• Keep the youth here
• Workforce development, partnership with the community college
• Stable job force/employers
• Need more jobs
• Development of healthcare
• North side is “Forgotten”/passed over
• Downtown influence
• Food trucks/mobile stores
• Stability in business community and neighborhood
• Transportation
• Big businesses provide better prices but there is a need to support local
• Businesses competition and unsustainably diluting the market
• Available commercial space
• Lack of commercial rental space for small businesses
• Reasonable rent for commercial properties
• Recognition of heritage
• Educational system
• Strategic planning for community collaboration
• Need to fix sidewalks and lighting from 36th Street North to 56th Street on
Peoria
• Removal/rehabilitation of sub-standard buildings with accompanying
redevelopment/infill
19
COMMUNITY
OUTREACH
Projects and Actions
Participants were asked to describe specific projects that would improve the
neighborhood’s business climate. Projects could either address the issues listed
previously or present a separate improvement project. These projects and actions are
listed below:
• Economic development in general
• Create a positive image for Tulsa and promote it
• Utilize mobile food trucks to provide access to healthy food and snacks
• Appoint a leader for North Tulsa Economic Development
• Develop an image/branding campaign
• Obtain mainline investor support to target redevelopment in this area
• Install sidewalks and lighting on Peoria from 36th Street North to 56th
Street
• Revitalize the shopping center at 52nd North and Peoria with a grocery
store and other businesses
• Develop a program to attract a diverse population of residents (age, race,
income)
• Develop workforce programs
• Extend Highway 11 and complete the Gilcrease outer belt
• Improve coordination between the Metro Chamber and Greenwood
Chamber
• Launch a “self-awareness” campaign for residents to reinforce community
pride, strengths, and assets
Strengths and Assets
To conclude the Business Workshop, participants took time to recognize the existing
strengths and assets of the North Tulsa neighborhood. These are community assets
that should be preserved or enhanced going forward.
• Spring and winter festivals that celebrate the community
• Vibrant place with history
• Establish a Main Street Program that targets economic development
activity
• Higher education facilities
• Land availability
• Human capital
• Osage Casino
• Botanical garden
• Health facilities
• Central location with great access
• Mohawk
• Good schools
• Beauty
• Lacy Park
• Airport
20
COMMUNITY
OUTREACH
Online Outreach
Online outreach opportunities are intended to supplement more traditional
outreach by increasing accessibility to the planning process. Through the online
tools, participants were able to respond in their own time and according to their
own schedule, helping to capture feedback from those unable to attend in-person
events. Online outreach opportunities included resident questionnaires, business
questionnaires, and sMap, an interactive mapping tool.
As part of the planning process, a project website was developed to act as a “central
hub” for information regarding planning efforts, interim reports, upcoming workshops,
and online outreach tools. From the website, residents and community stakeholders
were able to fill out questionnaires and utilize the sMap mapping tool.
Resident Questionnaire
Due to the low frequency of respondents, the findings of the resident questionnaire
are not sufficient to establish overarching themes regarding the North Tulsa
Neighborhoods. Overall, responses received are consistent with the findings of
other community outreach events and tools. The following reflect the results of
the questionnaires answered at the time of drafting this Existing Conditions Report,
though it should be noted these items may not be applicable to the community as a
whole:
• The majority of respondents live in the Emerson sector of North Tulsa.
• Location, housing costs, and arts and culture were cited as the biggest
advantages to living in North Tulsa.
• The lack of available shopping, schools, job opportunities, quality of roads,
and business environment were cited as the biggest disadvantages to living
in North Tulsa.
• Local streets, sidewalks, regional arterials roads, and landscaping on public
property are seen as in poor condition within North Tulsa.
• While many respondents felt North Tulsa’s housing stock is currently in
poor condition, a strong majority believe the quality of housing is getting
somewhat better.
• Respondents were generally satisfied with the quality of life in North Tulsa
and are optimistic about quality of life getting better in the future.
• Poorly maintained or vacant properties were cited as the biggest threat to
quality of life in North Tulsa.
• The majority of respondents feel North Tulsa neighborhoods will improve
in the next five years.
• Respondents strongly favored improved mass transit and trails in North
Tulsa.
• Respondents felt it is important to attract new businesses to all commercial
areas within North Tulsa, and would support the use of tax incentives to do
so.
• The majority of respondents did not think the local government is
effectively dealing with local issues and concerns.
• Respondents strongly support the development of single family homes,
restaurants, retail stores, mixed-use developments, and entertainment in
North Tulsa.
• The top three issues for the Plan to address according to respondents are
neighborhoods, schools, and development and growth potential.
21
COMMUNITY
OUTREACH
Business Questionnaire
Due to the low frequency of respondents at the time of this drafting, the findings of
the business questionnaire are not sufficient to establish general trends regarding
the North Tulsa Neighborhoods. Overall, responses received are consistent with the
findings of other community outreach events and tools.
sMap
sMap is a map based outreach tool which allows individuals from the community
to create a map of their community and place points related to various issues or
aspirations. This enables comments and feedback from the community to be tied to
a specific space or area in the North Tulsa study area. Users were able place points
based on eight different categories: community assets, development priority sites,
problematic intersections, public safety concerns, undesirable uses, key transit
destinations, desired uses or developments, and areas of poor appearance.
A total of 45 points were created on the North Tulsa Neighborhoods sMap. Points
were largely concentrated in the southern neighborhoods of the study area, near
Downtown Tulsa. The following is a summary of common themes across the maps
created:
• Community Assets. A variety of community assets were identified, largely
focused on neighborhood schools, parks and outdoor areas, and historic
elements such as the Brady Heights Historic Neighborhood.
• Public Safety Concerns. Safety concerns largely focused on areas closest
to Downtown Tulsa and areas near the major transportation roadways
circling the North Tulsa Neighborhoods. In addition, speeding along Denver
Avenue, a residential street, was noted.
• Desired Use. A number of vacant or undeveloped areas were marked, with
respondents calling for additional parkland, businesses, and restaurants in
the area, particularly a neighborhood grocery store.
• Brady Heights. Many of the points mentioned or discussed the importance
of the Brady Heights as a near north side neighborhood for Downtown
Tulsa. Points stressed the need to demonstrate what these area has
to offer, better connect it with the Downtown, and build off existing
opportunities.
23
DEMOGRAPHIC &
MARKET ANALYSIS
SECTION 3
MARKET &
DEMOGRAPHIC ANALYSIS
A
n analysis of North Tulsa’s demographics and market potential was conducted
to guide the planning process and provide the necessary background
information for developing market-viable policy recommendations. This
analysis focuses on three topics: (1) demographics, (2) employment and commerce,
and (3) housing. Each section presents and assesses current trends, highlights
important market implications, and where possible, notes future growth and
development challenges and opportunities. Information is presented to allow for
both external comparisons (comparing North Tulsa to the City of Tulsa) and internal
comparisons (comparing different blocks within North Tulsa to one another).
Data Sources
Data for this study were acquired from a variety of sources, including the 2000 and
2010 U.S. Census, the 2009-2013 American Community Survey (ACS), and ESRI
Business Analyst, a nationally recognized provider of business and market data. For
purposes of clarification, data from 2000 and 2010 are actual figures from the U.S.
Census. 2009-2013 American Community Survey data reflects a five year average
based on surveys conducted by the U.S. Census Bureau during that time period.
Aligning Available Data with
Study Area Boundaries
The North Tulsa study area boundaries were defined through a mixture of outreach,
civic and governmental priorities, and past plans and studies. Data collection by the
aforementioned sources varies based on the variable and provider. In some cases,
data could be obtained for the exact study area geography. In other cases, data for
the study area had to be approximated based on Census geographies. An explanation
of how available data was aligned with the study area boundaries is presented below,
organized by chapter topic.
Demographics & Housing. The smallest geography for which the U.S. Census
Bureau publishes demographic and housing data are block groups. Block groups are
composed of multiple contiguous city blocks, and generally contain between 600 and
3,000 people. Because the boundaries of Tulsa’s block groups are not coterminous
with the boundaries of the North Tulsa study area, the consulting team assessed all
block groups comprising the study area to build a collection of census blocks that
closely approximates the boundaries of the study area. However, because block
groups cannot be split, this collection of census blocks mirroring the study area does
include territory that falls outside the study area. Any Census block group boundaries
or numbering that changed between the 2000 and 2010 Censuses were re-aligned,
where possible, to ensure consistency in comparison over time and accuracy in data
analysis.
Employment & Commerce. Data for the employment and commerce section was
available for the study area geography and includes data for only the North Tulsa study
area.
24
DEMOGRAPHIC &
MARKET ANALYSIS
Demographics
Population Change
Population
awk
The population of North Tulsa decreased
slightly between 2000 and 2010. In 2010,
North Tulsa contained 14,029 residents, a loss
of 385 residents from 2000 (-2.7%). The City of
Tulsa’s population also declined between 2000
and 2010, however, at a lower rate (-0.3%).
Moh
Gilcre
d
Blv
ase E
xpy
se Expy
Gilcrea
Peoria Ave
Mohawk Blvd
Apache St
Population loss was not equal across the
study area. While the majority of census block
groups within the study area lost population
(ranging from between -16.4% to -4.1%), three
block groups did gain in population (gaining
between 13.8% and 31.7%).
1,473
(14%)
1,721
(-16%)
Apache St
818
(-4%)
790
(-14%)
1,502
(-7%)
Woodrow Pl
1,545
(32%)
Virgin St
Peoria Ave
Tisd
ale P
k
wy
1,060
(24%)
877
(-5%)
607
(-7%)
Virgin St
831
(-16%)
Pine St
PineSt
810
For context, 3.6% of the City of Tulsa’s
population lived in North Tulsa in 2010.
574
(-13%)
1,421
(-5%)
Tisdale Pkwy
(-13%)
X
(%)
Population (2010)
% Change in Population
(2000-2010)
Less than -13%
-13% to -10%
-10% to -5%
-5% to 2%
Greater than 2%
North Tulsa
14,029 2010 Population (-2.7%)
City of Tulsa
391,906 2010 Population (-0.3%)
Demographic Summary (2000, 2010)
North Tulsa & City of Tulsa
North Tulsa
2000
2010
Change
Population
14,414
14,029
-385
-2.7%
Households
5,927
5,835
-92
-1.6%
Average Household Size
2.4
2.4
0.0
0.0%
Median Age
36.0
35.4
-0.6
-1.7%
Median Income
$28,734
$26,219
-$2,515
-8.8%
% Racial Minority
94.4%
90.0%
--
-4.4%
City of Tulsa
2000
2010
Change
Population
393,049
391,906
-1,143
-0.3%
Households
165,743
163,975
-1,768
-1.1%
Average Household Size
2.4
2.4
0.0
0.0%
Median Age
34.5
34.7
0.2
+0.6%
Median Income
$47,776
$41,241
-$6,535
-13.7%
% Racial Minority
29.9%
37.4%
--
+7.5%
Source: U.S. Census Bureau; Houseal Lavigne Associates; Income is in 2013 dollars; Median
Age & Income for North Tulsa reflect an average of the census block group medians.
25
DEMOGRAPHIC &
MARKET ANALYSIS
Age
Age Distribution (2010)
North Tulsa’s population became slightly
younger between 2000 and 2010, and
remains younger than the entire city.
Between 2000 and 2010, the median age
in North Tulsa decreased from 36.0 years
to 35.4 years. The City of Tulsa’s population
increased very slightly from 34.5 years to 34.7
years during the same period. Although these
trends deviate from one another, the changes
remain fairly minimal and the median ages of
both North Tulsa and the City of Tulsa remain
relatively close to one another.
City of Tulsa & North Tulsa
18%
16%
14%
12%
10%
8%
6%
4%
2%
0%
0-9
10-19
20-29
30-39
40-49
City of Tulsa
50-59
60-69
70-79
80+
Comparing age cohorts, youth comprise a
larger portion of the population within North
Tulsa than within the entire city. In North Tulsa,
roughly 1 in 3 residents (33.2%) are under
the age of 19, compared to only 27.3% in the
entire city.
North Tulsa
Median Age (2000, 2010)
34.5
City of Tulsa
34.7
36.0
North Tulsa
35.4
20
22
24
26
28
2000
30
32
34
36
38
2010
26
DEMOGRAPHIC &
MARKET ANALYSIS
Race & Ethnicity
3.2% of North Tulsa residents identified as
Hispanic in 2010, a slight increase from 2.0%
in 2000. This is notably less than the citywide rate of 14.1%. (Note: The U.S. Census
considers Hispanic an ethnicity and not
mutually exclusive with racial categories. For
example, a resident may identify as both black
AND Hispanic.)
awk
Moh
Gilcre
d
Blv
ase E
xpy
se Expy
Gilcrea
84%
(-4%)
Peoria Ave
86%
(-3%)
Mohawk Blvd
Apache St
Apache St
82%
(-9%)
88%
(-3%)
75%
(-6%)
Woodrow Pl
Virgin St
82%
(-12%)
86%
(-8%)
89%
(-3%)
Peoria Ave
wy
88%
(-3%)
Virgin St
84%
(-9%)
Pine St
PineSt
73%
(-7%)
43%
(-8%)
Tisdale Pkwy
Within the study area’s block groups, the racial
make-up of each census block group is fairly
consistent, with 73.3% to 88.8% identifying
as black, not including one block group in the
southwestern portion of the study area where
the black population totals 43.0%.
Black Population
Tisd
ale P
k
North Tulsa is an overwhelmingly minority
community relative to the entire City of
Tulsa. The racial composition of the study
area in 2010 was 81.8% black, 9.5% white,
and the remainder made up of other racial
minorities, such as those identifying as Native
American, Asian, multi-racial, or some other
racial category. For comparison, the racial
composition of the City of Tulsa in 2010 was
62.6% white, 15.9% black, and the remaining
21.5% composed of other racial minority
groups. Between 2000 and 2010, the minority
share of the population within North Tulsa
declined from 94.4% to 90.0% at the same
time that the minority share of the overall city
population rose from 29.9% to 37.4%.
83%
(-5%)
North Tulsa
81.8% Black Population (2010)
%
% Black Population (2010)
Less than 50%
50% to 75%
Greater than 75%
(%)
% Change in share of
Black Population (2000-2010)
City of Tulsa
15.9% Black Population (2010)
27
DEMOGRAPHIC &
MARKET ANALYSIS
Income
Incomes in North Tulsa declined between
2000 and 2013 and remain significantly
lower than city-wide incomes. In 2013, the
median household income was only $26,219,
a decrease of roughly $2,500 from 2000 levels,
adjusted for inflation. While city incomes
also declined during the same period, in line
with national trends, the city-wide median
household income remains roughly $20,000
greater than that of North Tulsa.
Median Income (2013)
d
k Blv
aw
Moh
Gilcre
ase E
xpy
se Expy
Gilcrea
$31,447
(0%)
Peoria Ave
$19,766
(-34%)
Mohawk Blvd
Apache St
$21,183
(0%)
$52,679
(40%)
Woodrow Pl
Virgin St
$15,089
(-15%)
$27,446
(21%)
Virgin St
Within the study area’s block groups, median
incomes vary between $13,419 and $52,679.
The central, western portion of the study area
is wealthier relative to other block groups.
However, the median income of nearly
all block groups fall below the City-wide
median.
$14,500
(0%)
$26,591
(-17%)
$30,000
(-2%)
Apache St
Peoria Ave
Tisd
ale P
k
wy
$13,419
(-35%)
Pine St
PineSt
Tisdale Pkwy
$28,409
(-3%)
$
Median Income (2013)
$17,062
(-32%)
Less than $20,000
$20,000 to $30,000
Greater than $30,000
$16,838
(-29%)
(%)
North Tulsa
$26,219 - Median Income (2013)
% Change in Median Income
(2000-2013)
City of Tulsa
$40,781 - Median Income (2013)
Median Income (2000, 2013)
$60,000
$47,776
$50,000
$41,241
$40,000
$30,000
$28,734
$26,219
$20,000
$10,000
$0
North Tulsa
City of Tulsa
2000
2013
28
DEMOGRAPHIC &
MARKET ANALYSIS
Poverty
North Tulsa’s poverty rate is rate is
significantly higher than both the city-wide
and national rate. In 2013, North Tulsa’s
estimated poverty rate was 38.8%, nearly
double the city-wide rate of 20.1% and nearly
2.5 times greater than the national rate.
Poverty
awk
d
Blv
ase E
xpy
se Expy
Gilcrea
24%
45%
Peoria Ave
4%
wy
Tisd
ale P
k
Within the study area’s block groups, rates
range widely from 24.0% to 47.3%. However,
all block groups have higher poverty rates than
both city-wide and national rates.
Mohawk Blvd
Apache St
Apache St
25%
47%
Woodrow Pl
38%
Virgin St
Virgin St
Peoria Ave
24%
57%
47%
Impact Assessment
35%
Between 2000 and 2010, North Tulsa’s
population decreased, became slightly
younger, remained mostly black or AfricanAmerican in composition, and experienced
declining incomes and heightened poverty.
These demographic changes may affect the
market in several ways:
• Stagnant or declining population
inhibits collective demand for new
goods and services within the study
area. Additionally, it can contribute
to increased housing vacancy and
lower property values.
• A youthful population increases
the demand for public services,
including education and schooling,
youth programming, and parks and
recreation.
• Declining incomes causes increases
in poverty. Studies show that high
neighborhood poverty is closely
linked to a number of negative
outcomes, including worse
public health, lower educational
attainment, and higher rates of
crime, among others. Additionally,
household incomes are often used
by national businesses in choosing
where to locate. Low household
incomes can prevent the siting of
new businesses that can support
day-to-day life in North Tulsa.
Moh
Gilcre
Pine St
PineSt
58%
Tisdale Pkwy
32%
31%
X
Percent Poverty (2010)
Less than 10%
10% to 25%
25% to 40%
Greater than 40%
North Tulsa
39% Poverty Rate (2010)
City of Tulsa
20.1% Poverty Rate (2010)
Poverty Rate (2013)
City of Tulsa & North Tulsa & United States
North Tulsa
38.8%
City of Tulsa
20.1%
National
15.4%
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
50%
29
DEMOGRAPHIC &
MARKET ANALYSIS
awk
Moh
Employment
& Commerce
d
Blv
Gilcre
kwy
ase Ex
py
Expy
Total Employment
Tisd
ale P
Gilcrease
The number of jobs within North Tulsa
remained fairly steady between 2007 and
2011. In 2011, North Tulsa contained 1,806
primary jobs, a slight decrease from 1,927 in
2007 and 2,022 in 2008. However, the number
of jobs has, on the whole, stayed relatively
constant, fluctuating yearly by about one to
two hundred jobs.
Peoria Ave
Mohawk Blvd
Apache St
Apache St
Peoria Ave
Virgin St
Employment Density
412
Lansing Ave
75
Greenwood Ave
Tisdale Pkwy
Pine St
244
70 or fewer
jobs per sq. mi.
596-1053
jobs per sq. mi.
71-267
jobs per sq. mi.
1054 or greater
jobs per sq. mi.
The largest concentrations of employment
within the study area are found along the
eastern part of the study area, near East Pine
Street, North Peoria Avenue, and US Route 45
interchange. Other employment areas include
along Apache Street and Martin Luther King, Jr.
Boulevard. These areas area home to the study
area’s commercial, civic, and industrial areas.
268-595
jobs per sq. mi.
Total Employment (2005-2011)
North Tulsa
2,500
2,000
1,927
1,806
1,500
1,000
500
0
2007
2008
2009
2010
2011
30
DEMOGRAPHIC &
MARKET ANALYSIS
Commute Shed
Major Industries
One in three jobs located within North Tulsa
is within the healthcare and social assistance
industry. In 2011, North Tulsa’s top five major
industries were:
The commute shed depicts where North
Tulsa residents work. The majority (73.6%)
work within the City of Tulsa, however, others
travel to a variety of locations outside of
Tulsa, including Oklahoma City (137 people;
3.6% of those employed), Broken Arrow (109
people; 2.8%), and Owasso (43 people; 1.1%).
The remainder work throughout central and
northeastern Oklahoma.
• Healthcare and Social Assistance
(693 jobs; 38.4% of all jobs)
• Retail Trade (275 jobs; 15.2% of all
jobs)
• Wholesale Trade (236 jobs; 13.1%
of all jobs)
• Accommodation and Food Services
(86 jobs; 6.9% of all jobs)
• Manufacturing (90 jobs; 5.0% of all
jobs)
Labor Shed
The labor shed depicts where North Tulsa’s
workers live. Less than half originate from
within the City of Tulsa (45.8%), with workers
traveling from a variety of origins, including
Broken Arrow (105 workers; 5.8% of workers),
Oklahoma City (70 workers; 3.9%), and Enid
(57 workers; 3.2%). The remainder travel
from throughout central and northeastern
Oklahoma.
employment by industry
North Tulsa
Total Primary Employment
Agriculture, Forestry, Fishing and Hunting
Mining, Quarrying, and Oil & Gas Extraction
Utilities
Construction
Manufacturing
Wholesale Trade
Retail Trade
Transportation and Warehousing
Information
Finance and Insurance
Real Estate and Rental and Leasing
Professional, Scientific & Technical Services
Management of Companies and Enterprises
Administration & Support, Waste
Management and Remediation
Educational Services
Health Care and Social Assistance
Arts, Entertainment, and Recreation
Accommodation and Food Services
Other Services (excluding Public Admin)
Public Administration
2007
2008
2009
2010
2011
Count Share Count Share Count Share Count Share Count Share
1,927 100.0% 2,022 100.0% 1,886 100.0% 2,009 100.0% 1,806 100.0%
0
0
0
30
115
211
312
1
56
50
363
7
0
39
0.0%
0.0%
0.0%
1.6%
6.0%
10.9%
16.2%
0.1%
2.9%
2.6%
18.8%
0.4%
0.0%
2.0%
0
0
2
91
111
228
375
4
20
59
371
12
1
22
0.0%
0.0%
0.1%
4.5%
5.5%
11.3%
18.5%
0.2%
1.0%
2.9%
18.3%
0.6%
0.0%
1.1%
0
3
4
23
122
186
286
11
14
59
338
17
0
29
0.0%
0.2%
0.2%
1.2%
6.5%
9.9%
15.2%
0.6%
0.7%
3.1%
17.9%
0.9%
0.0%
1.5%
0
0
2
17
96
228
359
20
10
46
338
10
0
21
0.0%
0.0%
0.1%
0.8%
4.8%
11.3%
17.9%
1.0%
0.5%
2.3%
16.8%
0.5%
0.0%
1.0%
0
3
1
20
90
236
275
25
17
43
34
15
0
21
0.0%
0.2%
0.1%
1.1%
5.0%
13.1%
15.2%
1.4%
0.9%
2.4%
1.9%
0.8%
0.0%
1.2%
6
526
3
130
70
8
0.3%
27.3%
0.2%
6.7%
3.6%
0.4%
8
532
5
111
64
6
0.4%
26.3%
0.2%
5.5%
3.2%
0.3%
17
612
3
87
67
8
0.9%
32.4%
0.2%
4.6%
3.6%
0.4%
19
658
4
89
88
4
0.9%
32.8%
0.2%
4.4%
4.4%
0.2%
112
693
6
124
86
5
6.2%
38.4%
0.3%
6.9%
4.8%
0.3%
Source: U.S. Census “On the Map”; Houseal Lavigne Associates
31
DEMOGRAPHIC &
MARKET ANALYSIS
Retail Spending
Snapshot
Overview
To evaluate the collective spending power
of North Tulsa residents relative to shopping
options available within North Tulsa, a gap
analysis was performed on the study area.
A gap analysis compares the sales of
businesses (“supply”) within North Tulsa
with what North Tulsa’s residents spend
(“demand”). When residents spend more
than businesses earn (demand > supply)
in the market area, residents are spending
dollars outside of the area. This is referred
to as “leakage,” and is displayed in green on
the accompanying graphs. Market areas with
leakage may be potential opportunities for
growth, as local demand for these goods and
services already exists but is unmet by existing
supply.
Conversely, when businesses earn more than
residents spend (supply > demand) in a market
area, the market is saturated with customers
from both within and outside the area. This
is referred to as a “surplus,” and is depicted
in red on the accompanying graphs. As the
market is oversupplied with spending, a retail
category with surplus is challenging for new
retail development.
Typically, a gap analysis considers a market
area based on a drivetime from a particular
intersection. For purposes of this analysis,
however, the focus is merely on the collective
spending power of North Tulsa residents
relative to the supply of options available
to them in their own neighborhood. It is
not meant to assess a broader, cross-city or
regional market area based on drivetimes or
mileage.
32
DEMOGRAPHIC &
MARKET ANALYSIS
Findings
North Tulsa residents spend roughly $67
million annually, most of it outside of North
Tulsa. Based on figures provided by ESRI
Business Analyst, North Tulsa is experiencing
nearly $40 million in retail leakage, or resident
dollars that are being spent outside of North
Tulsa in other commercial areas.
Impact Assessment
• Fairly consistent employment levels
over a five year period is indicative
of institutional stability within
North Tulsa’s major employers.
This bodes well for attracting and
retaining employers.
• The spatial mismatch between
workers and residents identified
within the labor and commute
sheds is not uncommon in major
markets, however, it is important
to ensure that workers have access
to public transportation options
that can allow them to reliably and
safely travel between work and
home on a daily basis.
• North Tulsa residents spend
millions outside of their
neighborhoods on goods and
services elsewhere. While it is
not expected that the full leakage
amount could be translated into
new retail shops within North
Tulsa, it does suggest there may
be market opportunities for
appropriately sized and scaled
neighborhood retail within the
study area.
Retail Spending Summary (2014)
North Tulsa
Retail Gap ($M)
Total Retail Demand ($M)
Total Retail Supply ($M)
$39.2
$67.0
$27.8
Retail Gap by Industry Group
Retail
Retail
Demand Supply
($M)
($M)
Motor Vehicle & Parts Dealers
Furniture & Home Furnishings Stores
Electronics & Appliance Stores
Bldg Materials, Garden Equip. & Supply
Stores
Food & Beverage Stores
Health & Personal Care Stores
Gasoline Stations
Clothing & Clothing Accessories Stores
Sporting Goods, Hobby, Book, & Music Stores
General Merchandise Stores
Miscellaneous Store Retailers
Nonstore Retailers
Food Services & Drinking Places
$12.6
$1.3
$1.7
$1.8
$9.0
$0.0
$0.0
$0.0
$3.6
$1.3
$1.7
$1.8
$7.1
$5.4
$6.9
$3.4
$1.2
$15.3
$2.0
$1.5
$6.7
$4.8
$2.3
$2.7
$1.3
$2.4
$1.0
$0.4
$0.2
$3.6
$2.3
$3.1
$4.2
$2.1
-$1.2
$14.3
$1.6
$1.3
$3.1
Source: ESRI Business Analyst; Houseal Lavigne Associates
Gap
($M)
33
DEMOGRAPHIC &
MARKET ANALYSIS
Housing
Housing Units
awk
Moh
Gilcre
Total Units
d
Blv
The number of housing units within North
Tulsa increased between 2000 and 2010 at
a similar pace as the entire city. In 2010,
North Tulsa contained 6,943 units, a small
2.0% increase of roughly 150 units from 2000
levels. During that same period, the number of
housing units within the City of Tulsa grew only
slightly faster by 3.2%.
ase E
xpy
se Expy
Gilcrea
716
(16%)
Peoria Ave
858
(-3%)
Mohawk Blvd
Apache St
Apache St
740
(-1%)
463
(28%)
407
(-1%)
Woodrow Pl
Virgin St
739
(4%)
Virgin St
Peoria Ave
Tisd
ale P
k
wy
512
(12%)
311
(1%)
Within the study area’s block groups, the
number of housing units ranges from 302 to
858. Generally, eastern census block groups
contain more housing units than those on the
west. 341
(0%)
392
(-16%)
Pine St
PineSt
302
(-12%)
Tisdale Pkwy
397
(1%)
765
(3%)
X
Housing Units (2010)
(%)
% Change in Median Income
(2000-2010)
Less than -5%
-5% to 5%
5% to 15%
Greater than 15%
North Tulsa
6,943 Housing Units in 2010
(+2%)
City of Tulsa
185,127 Housing Units in 2010
(+3%)
Housing Units (2000, 2010)
North Tulsa
6,791
6,943
0
1,000
2,000
3,000
4,000
2000
5,000
6,000
7,000
8,000
2010
34
DEMOGRAPHIC &
MARKET ANALYSIS
Tenure
Less than half of units in North Tulsa are
owner-occupied, and owner occupancy
declined in North Tulsa between 2000 and
2010 while renter occupancy and vacancy
increased. Between 2000 and 2010, the
number of owner occupied units within North
Tulsa fell from 3,336 units to 2,948 (or 49.1%
to 42.5%). Conversely, the number of renter
occupied units rose from 2,591 units to 2,907
units (or 38.2% to 41.9%) and the number of
vacant units rose from 864 to 1,108 (or 12.7%
to 16.0%).
HOUSING VACANCY
awk
Moh
Gilcre
d
Blv
ase E
xpy
se Expy
Gilcrea
Peoria Ave
Mohawk Blvd
Apache St
Apache St
20%
(-6%)
16%
(0%)
Woodrow Pl
16%
(0%)
17%
(-1%)
Virgin St
Compared to the City of Tulsa, a smaller
share of units within North Tulsa were owner
occupied in 2010 (42.5% vs. 51.4%) and a
greater share were vacant (16.0% vs. 7.6%). 22%
(-4%)
19%
(1%)
13%
(0%)
18%
(3%)
14%
(0%)
Virgin St
Peoria Ave
Tisd
ale P
k
wy
6%
(-1%)
Pine St
PineSt
21%
(2%)
Tisdale Pkwy
19%
(0%)
%
Housing Vacancy (2010)
Less than 10%
8%
(0%)
10% to 20%
Greater than 20%
(%)
% Change in Housing Vacancy
(2000-2010)
City of Tulsa
8% - 2010 Percent
Housing Vacancy
North Tulsa
16% - 2010 Percent
Housing Vacancy
Housing Tenure (2000, 2010)
North Tulsa
4,000
3,500
3,000
3,336
2,948
2,907
2,591
2,500
2,000
1,500
1,108
864
1,000
500
0
Owner Occupied
Renter Occupied
2000
2010
Vacant
35
DEMOGRAPHIC &
MARKET ANALYSIS
Median Value
Home values rose between 2000 and 2013,
but remain much lower than city-wide
values. Between 2000 and 2013, North Tulsa’s
median home value rose from $61,647 to
$68,454, an increase of 11.0%. However, North
Tulsa’s median value is roughly only half that
of the city-wide median, which also increased
from $113,096 to $122,200 (+8.0%).
Median Home Value
d
k Blv
aw
Moh
Gilcre
ase E
xpy
se Expy
Gilcrea
(-4%)
Peoria Ave
(-2%)
Mohawk Blvd
Apache St
$83,900
(10%)
$63,600
$64,700
(53%)
Woodrow Pl
Virgin St
Within the study area’s block groups, the
southern, central, and western portions
contain units of higher value relative to other
areas. None of the census block groups have
median values greater than the city median. (11%)
$98,800
(97%)
Virgin St
$58,800
(78%)
$55,000
(10%)
$59,100
(-12%)
Apache St
Peoria Ave
wy
Tisd
ale P
k
$68,400
$49,400
$37,400
(-20%)
Pine St
PineSt
$73,800
Tisdale Pkwy
(15%)
$
$90,700
(-12%)
Median Home value (2013)
(%)
$86,300
(-4%)
% Change in Median Home Value
(2000-2013)
Less than -10%
-10% to 0%
0% to 10%
10% to 25%
Greater than 25%
North Tulsa
68,454 2013 Median Home Value
(11.0%)
City of Tulsa
122,200 2013 Median Home Value
(8.0%)
Median Home Value (2000, 2013)
North Tulsa
$113,096
City of Tulsa
$122,200
$61,647
North Tulsa
$68,454
$0
$20,000
$40,000
$60,000
2000
$80,000
$100,000
$120,000
$140,000
2013
36
DEMOGRAPHIC &
MARKET ANALYSIS
Type
Nearly 8 in 10 of North Tulsa’s housing units
are single family detached homes. In 2013,
79.1% of North Tulsa’s housing units were
single family detached units, with 12.9%
multi-family and the remainder split between
duplexes, single family attached units, and
mobile homes.
Compared to the City of Tulsa, a greater share
of homes are single family detached (79.1% vs.
63.0%).
Housing Type (2013)
North Tulsa
Mobile Home, 1.3%
Multi-Family, 12.9%
Duplex, 4.2%
Impact Assessment
• An increase in new housing units
(+2.0%) coupled with rising home
values (+11.0%) suggests that
despite many obstacles, areas of
North Tulsa are seeing new housing
investment and that certain
neighborhoods remain stable
and attractive to a wide range of
residents.
• Owner occupancy is on the decline,
especially in neighborhoods
primarily composed of single family
detached homes. While an increase
in rentals can often increase the
affordability of the neighborhood,
too great of an increase at any
given time can reduce social bonds
and lead to disinvestment in
properties.
• North Tulsa continues to be
challenged by a high vacancy
rate. In 2010, roughly 1 in 7 units
were vacant. Persistent vacancy
threatens neighborhood stability
and property values, and can create
unique land use challenges.
Single Family
Attached, 2.5%
Single Family
Detached, 79.1%
37
LAND USE &
DEVELOPMENT
SECTION 4
T
LAND USE &
DEVELOPMENT
his section of the Existing Conditions Report describes relevant characteristics
of development in North Tulsa. This includes existing land use, zoning and
regulations that dictate how land can be developed, urban design elements
that define local character, historic resources, and institutional uses that support
quality of life.
Existing Land Use
North Tulsa is in many ways a fully functional community in that it includes residential
areas, local commerce, employment centers, open spaces, and public facilities. The
historic development of the area has been influenced by several factors that create a
broader framework. These include:
• Proximity to Downtown Tulsa that created the energy for traditional
neighborhoods in the southern portion of the planning area;
• Rail corridors that were the impetus for the growth of local industry in the
southeast portion of the planning area;
• A system of limited-access arterials and interstate roadways that define the
boundaries of North Tulsa and provide a high level of regional mobility; and
• Arterial streets that establish a regular rhythm of commercial corridors and
traffic carriers.
38
LAND USE &
DEVELOPMENT
Residential Areas
The majority of North Tulsa is made up of residential areas. These include:
• Single-family detached housing, or stand-alone dwelling units on their own lots;
• Attached single-family housing, or dwelling units that may share a vertical
wall, such as townhouses or duplexes; and
• Multi-family housing, or dwelling units arranged in a larger building that
share a common entry and resident amenities, such as apartments or
condominiums.
Residential areas are the predominant use in North Tulsa, and surround or are woven
within other uses. There are several areas where vacant lots become prevalent, including
the southeaster, central, and northeastern portions of the planning area. Single-family
housing varies greatly, with areas south of Marshall including 2-story homes from the
early portion of the 20th century, and single-story ranches from the 1950’s and later
prevailing north of Marshall. Attached single-family units exist primarily as subdivided
structures south

of Pine, and in one townhouse complex northeast of Peoria and Pine.
Multi-family developments exist throughout the planning area, and typically consist of
larger structures clustered together as planned developments.
Commerce and Employment
Commercial and employment uses are clustered along arterial streets and key
infrastructure. These uses include:
• Commercial uses, consisting of retail, service, or small office uses catering
to residents in and around North Tulsa; and
• Industrial/business parks, including larger professional offices, distribution,
light manufacturing, and heavy industry.
Commercial uses are concentrated along Martin Luther King, Jr. Boulevard, Peoria
Avenue, Apache Street, and Pine Street. These include stand-alone commercial uses
as well as multi-tenant commercial centers. Industrial/business parks are generally
concentrated along Highway 75 and in the Lansing Business Park, though some are
located east of Highway 75 on Pine Street or on Mohawk Boulevard along the former
rail corridor that now hosts the Old Peoria Trail.
Public Uses
Public uses are scattered throughout the planning area and include the following:
• Parks and open spaces, including programmed parks and natural areas;
• Public/semi-public uses, such as schools, colleges and universities, religious
uses, the Rudisill Regional Library, YMCA, and others; and
• Utilities, including rail corridors, water towers, electrical substations, and others.
North Tulsa enjoys a significant amount of parks and open spaces. These are typically
closely integrated with surrounding residential development. Some, such as Crawford
Park, include substantial areas of wooded or undeveloped areas. Public/semi-public
uses are located throughout the area. The largest cluster is at the southern edge of
the planning area, where Oklahoma State University and Langston University maintain
facilities. Booker T. Washington High School, Carver Middle School, Rudisill Regional
Library, and the YMCA represent other major public facilities. These uses, as well as
religious facilities, are described later in this chapter.
39
LAND USE &
DEVELOPMENT
EXISTING LAND USE
32nd
31st
ase E
31st
Wheeling
Gilcre
d
Blv
Xanthus
wk
a
Moh
xpy
31st
wy
se Expy
Garrison
29th
30th
Hartford
Frankfort
30th
Garrison
Tisd
ale P
k
Gilcrea
28th
28th
26th
Midland
Garrison
Xanthus
Xyler
Woodrow
Whe
Virgin St
Virgin St
Ute Pl
Utica
Ute
Ute
Ute
Troost
Tecumseh
Tecumseh
Seminole
Midland
Hartford
Greenwood
Frankfort
Frankfort Pl
Frankfort
Elgin
Detroit
Reading
Quaker
Seminole
Peoria Ave
Tecumseh
Seminole
Reading
Queen
Queen
Pine Pl
Pine St
PineSt
Owasso
Pine St
Oklahoma
Oklahoma
Newton
Latimer
Iroquois
Marshall
Latimer
75
Lansing Ave
Marshall
Greenwood Ave
Boston Pl
Marshall
Newton
Detroit
Newton
Elgin
Oklahoma
Tisdale Pkwy
eling
Woodrow
Owasso
Norfolk
Garrison
Woodrow
Madison
Xyler
Queen
Yorktown
Trenton
Owasso
g
Young
Victoria
r
nve
Young
Youn
Woodrow Pl
d
Blv
Zion
Zion
Young
Woodrow
De
Zion
Zion
Lansing
Xyler
Young
Denver
Elwoo
d
Young
Young Pl
Rockford
Apache St
Zion
Zion
27th
26th
Apache St
Zion Pl
Louis
Quincy
Peoria Ave
Mohawk Blvd
26th
Madison
27th
27th
Quaker
28th
27th Pl
Main
Denver
28th
King
King
LAND USE LEGEND
Jasper
Boston
Main
Cheyenne
Independence
Denver
Kenosha
Latimer
Latimer
Haskell
Elgin
view
Fair
412
Single-Family Detached
Industrial/Business Park
Attached Single-Family
Parks and Open Space
Single-Family Conversion
Public/Semi Public
Multi-Family
Utilities
Commercial
Vacant
244
DOWNTOWN
TULSA
40
LAND USE &
DEVELOPMENT
Zoning
The City of Tulsa zoning ordinance regulated development throughout the city. In
North Tulsa, the official zoning map includes the following districts:
• Residential
• RS-2 Residential Single-Family Medium Density District
• RS-3 Residential Single-Family High Density District
• RS-4 Residential Single-Family Highest Density District
• RM-1 Residential Multifamily Low Density District
• RM-2 Residential Multifamily Medium Density District
• RMH Residential Manufactured Home District
• Commercial
• OL Office Low Intensity District
• OM Office Medium Intensity District
• CS Commercial Shopping Center District
• CG Commercial General District
• CH Commercial High Intensity District
• IL Industrial Light District
• IM Industrial Moderate District
• Other
• AG Agriculture District (used primarily to preserve open spaces or
transportation rights-of-way)
Throughout North Tulsa, there are several residential blocks where existing
development does not conform to current zoning regulations. For example, blocks
south of Pine Street and west of Martin Luther King, Jr. Boulevard are zoned as RS-4.
The minimum permitted lot width for this district is 50’, and the minimum permitted
lot area is 5,500 square feet. However, residential lots in this area are typically 40’
in width and have a lot area of 5,200 square feet. North of Pine Street and west
of Martin Luther King, Jr. Boulevard, residential lots are zoned RS-3. The minimum
permitted lot width for this district is 60’, and the minimum permitted lot area is 6,900
square feet. However, residential lots in this area are typically 50’ in width and have a
lot area of 7,000 square feet. This discrepancy is a significant barrier to reinvestment,
especially in areas where maintaining the existing character or density is a priority, as
appropriate development will not be permitted.
Commercial and industrial districts tend to closely reflect existing development. Lots
zoned as CH Commercial High Intensity District include traditional neighborhood
commercial with small setbacks and high lot coverage, while the CS Commercial
Shopping Center District is generally clustered at the intersections of arterial streets.
The boundaries of the IL Industrial Light District and IM Industrial Moderate District
align with the existing footprints of heavy industry, the Lansing Business Park, and
local industry throughout the planning area.
There are four Planned Unit Developments (PUD’s) in North Tulsa. PUD’s provide
a means through which an applicant can work with the City to gain approval of a
development that represents a more creative or mutually beneficial product than what
would have been allowed through as-of-right zoning. Examples of this include the YMCA
on Pine Street near Highway 75, residential development fronting on Martin Luther King,
Jr. Boulevard, and the shopping center at Peoria Avenue and Reading Street.
41
LAND USE &
DEVELOPMENT
Current zoning
32nd
31st
ase E
31st
Wheeling
Gilcre
d
Blv
Xanthus
wk
a
Moh
xpy
31st
wy
se Expy
Garrison
29th
30th
Hartford
Frankfort
30th
Garrison
Tisd
ale P
k
Gilcrea
28th
28th
26th
Garrison
Xanthus
Xyler
Woodrow
Whe
Virgin St
Virgin St
Ute Pl
Utica
Ute
Ute
Ute
Troost
Tecumseh
Tecumseh
Seminole
Midland
Hartford
Greenwood
Frankfort
Frankfort Pl
Frankfort
Queen
Elgin
Detroit
Reading
Quaker
Seminole
Peoria Ave
Tecumseh
Seminole
Reading
Queen
Queen
Pine Pl
Pine St
PineSt
Owasso
Pine St
Oklahoma
Oklahoma
Newton
Latimer
Iroquois
Marshall
Latimer
Lansing Ave
Marshall
Greenwood Ave
Boston Pl
Marshall
Newton
Detroit
Newton
Elgin
Oklahoma
King
King
Jasper
Boston
Main
75
ZONING LEGEND
Single Family Residential
RS-2
Haskell
General Commercial (CG)
RS-4
High Intensity Com (CH)
RM-2
RM-3
Elgin
iew
v
Fair
412
244
DOWNTOWN
TULSA
Commercial
Shopping Center (CS)
RS-3
Multi-Family Residential
RM-1
Independence
Cheyenne
Kenosha
Latimer
Latimer
Denver
eling
Woodrow
Owasso
Garrison
Norfolk
Madison
Xyler
Woodrow
Tisdale Pkwy
Yorktown
Trenton
Owasso
g
Young
Victoria
r
nve
Young
Youn
Woodrow Pl
d
Blv
Zion
Zion
Young
Woodrow
De
Zion
Zion
Lansing
Xyler
Midland
Young
Denver
Elwoo
d
Young
Young Pl
Rockford
Apache St
Zion
Zion
27th
26th
Apache St
Zion Pl
Louis
Quincy
Peoria Ave
Mohawk Blvd
26th
Madison
27th
27th
Quaker
28th
27th Pl
Main
Denver
28th
Office
Low Intensity Office (OL)
Med. Intensity Office (OM)
Industrial
Light Industrial (IL)
Moderate Industrial (IM)
Other Districts
Agriculture (AG)
Parking (PK)
Planned Unit
Development (PUD)
42
LAND USE &
DEVELOPMENT
Community Resources
Community Resources include the various facilities, features, and elements of a
neighborhood to contribute to the local quality of life and establish the area as a
desirable place to live and work. This is comprised of those services administered by
the City of Tulsa, public safety and healthcare associations, local schools, economic
development organizations, and community organized institutions. In addition,
community resources can include unique uses, physical features, and historic
elements that help establish a distinct identity for the neighborhood.
Character and Urban Design
The character of development in North Tulsa varies greatly depending on housing
scale, lot sizes, tree canopy, vacancy, and other factors. The character of its
neighborhoods are most directly defined by housing type and the design of the public
realm. In the southeastern corner of the planning area, two-story housing and large,
mature trees create a traditional neighborhood feel. Moving north and northeast,
single-story housing, larger lots, and a less robust tree canopy provide a more
contemporary neighborhood character. In some portions of the planning area, lot
vacancy and a lack of structural or site maintenance detract from the overall character
of the block.
North Tulsa includes several urban design elements that mark entry to the area and
aim to define its character. These include:
• Brady Heights neighborhood markers at Denver and Marshall, and Denver
and Fairview;
• Oklahoma State University’s tower at John Hope Franklin Boulevard
between Detroit Avenue and Cincinnati Avenue; and
• Streetscaping and decorative walls at Pine Street and Peoria Avenue.
Historic Resources
The most significant historic resource for North Tulsa is the Brady Heights Historic
District, which includes the area bounded roughly by Marshall Street on the North,
the alley between Cheyenne Avenue and Main Street on the East, Edison Street
on the South, and the Osage Expressway on the West. Brady Heights is designated
as a historic district both by the National Register of Historic Places and the Tulsa
Preservation Commission, one of 14 residential historic districts in the City. While
the national designation provides general publicity, the local designation acts as a
regulatory overlay, restricting the nature of improvements and modifications within
the district to preserve historic characteristics. Any exterior renovations or repairs in
the district are subject to design review by the Tulsa Preservation Commission.
Additional historic resources include the Mr. Zion Baptist Church and the Oklahoma
Iron Works-Bethlehem Supply Company Building, both of which are designated as
historic places by the national register.
43
LAND USE &
DEVELOPMENT
COMMUNITY RESOURCES
wy
xpy
31st
se Expy
Gilcrea
29th
30th
Hartford
Garrison
Frankfort
30th
Garrison
16
Tisd
ale P
k
32nd
31st
ase E
31st
Wheeling
Gilcre
d
Blv
Xanthus
wk
a
Moh
4
28th
28th
Apache St
15
Midland
Garrison
Midland
Peoria Ave
Pine Pl
PineSt
3
Newton
Latimer
Latimer
Lansing Ave
Marshall
Iroquois
Greenwood Ave
Marshall
Detroit
Boston Pl
Elgin
12
Newton
King
2
8
Jasper
Boston
Independence
Haskell
75
COMMUNITY RESOURCES
Schools
Religious
1
Burroughs Elementary
2
Emerson Elementary
Quasi-Public
Institution or Facility
3
Anderson Elementary
Government
4
Carver Middle School
Parks/Open Space
5
Booker T Washington
High School
Brady Heights Historic District
6
Kipp Tulsa Academy
College Prep
7
7
Elgin
iew
Kenosha
Latimer
Latimer
King
Pine St
11
Oklahoma
Oklahoma
Marshall
v
Fair
412
eling
Queen
Queen
Pine St
Oklahoma
Reading
Owasso
Hartford
Greenwood
Frankfort
Frankfort Pl
Frankfort
Elgin
Detroit
13
Quaker
Seminole
Reading
Queen
Whe
Utica
Troost
Tecumseh
Tecumseh
Newton
Yorktown
Trenton
Rockford
Louis
Quincy
Owasso
Garrison
Ute
Seminole
Main
6
Ute
14Ute
1
Cheyenne
Woodrow
Virgin St
Seminole
Denver
9
Virgin St
Ute Pl
Tecumseh
Tisdale Pkwy
Peoria Ave
Xyler
Woodrow Pl
Woodrow
D
Xyler
Woodrow
Victoria
lvd
g
Youn
5
Young
Young
Woodrow
er B
env
Zion
Young Pl
Zion
Norfolk
Xyler
Zion
Zion
Madison
Elwoo
d
Denver
Young
Zion
Young Pl
Apache St
Zion
Lansing
Young
Zion Pl
26th
Xanthus
26th
27th
Owasso
Mohawk Blvd
26th
Madison
27th
27th
Quaker
28th
27th Pl
Main
Denver
28th
244
DOWNTOWN
TULSA
10
8
Other Resources
Lacy Community Center
9
10
Greenwood Cultural Center
Universities
11
W.L. Hutcherson Family YMCA
Oklahoma State
University Tulsa
12
Morton Comprehensive Health Center
13
Rudisill Regional Library
14
John 3:16 Mission Family &
Youth Center
15
U.S. Post Office
16
North Mabee Boys & Girls Club
and Community Center
Langston University
44
LAND USE &
DEVELOPMENT
Schools
Tulsa Public Schools operates five schools in the North Tulsa area, including 3
elementary schools (Anderson, Burroughs, Emerson), Carver Middle School, and
the historic Booker T. Washington High School. In 2014, enrollment was over 2,900
students, part of Tulsa Public Schools roughly 42,000 students across 86 schools and
education facilities. Also located in the area is Kipp Tulsa Academy, a public charter
school that is part of the national Knowledge is Power Program. The academy offers
free college preparatory education for sixth through eighth grade. In addition, a
number of schools associated with North Tulsa’s various religious institutions are listed
in the area; however, these are often considerably smaller in size.
Higher Education
Two institutions for higher education are located in North Tulsa, both local campuses
for larger regional institutions. Oklahoma State University’s Tulsa campus (OSU-Tulsa)
is located directly north of I-244 along Greenwood Avenue. Langston University’s Tulsa
campus is located north of OSU-Tulsa on Greenwood Avenue. Both campuses offer
graduate and undergraduate programs and are commuter colleges.
Religious Institutions
The North Tulsa neighborhoods are home to several churches and religious
institutions. Churches can be found in high density, including some blocks that contain
four or more. The nature of religious uses within North Tulsa varies greatly in terms
of size, denomination, and congregation, including large congregation churches with
attached schools and community centers as well as small congregation chapels located
in residential or single room structures. Nonetheless, these institutions often act as an
important element in North Tulsa’s social and community structure.
Other Community Resources
In addition to those resources discussed, the North Tulsa neighborhoods include a
number of unique community centers, cultural institutions, and civic buildings. Some
include:
• Lacy Community Center
• Greenwood Cultural Center
• Community Food Bank of Eastern Oklahoma
• W.L. Hutcherson Family YMCA
• Morton Comprehensive Health Center-Lansing Park
• Rudisill Regional Library
• John 3:16 Mission Family & Youth Center
• Rest Haven Nursing Center
• US Post Office
• North Mabee Boys and Girls Club and Community Center
45
TRANSPORTATION &
MOBILITY
SECTION 5
N
Transportation
& mobility
orth Tulsa benefits from a multi-layered transportation system consisting of
roadways, transit routes, bike routes, sidewalks, and rail lines. The following
sections summarize the key transportation influences and issues that may
shape long-term community development.
Roadways
North Tulsa’s roadway pattern includes a comprehensive grid that maintains a
regular pattern, with the exception of select areas where topography, expressways
or rail infrastructure require variation. The Tulsa Metropolitan Area Major Street and
Highway Plan establishes a vision for long-term roadway improvements in the region.
The document establishes a hierarchy of roadway types related to traffic management
objectives, right-of-way needs, design characteristics. The document also establishes
design criteria for roadways serving special purposes, such as Main Streets, Multimodal Streets, and Commuter Streets. The Major Street and Highway Plan serves a
secondary role, as front yard setbacks related to zoning and development regulations
are determined based on the type of roadway on which a lot fronts.
North Tulsa includes the following roadway types:
• Freeways, including Tisdale Parkway, Gilcrease Parkway, Cherokee
Expressway, and I-244, which are limited access corridors providing
regional and interstate mobility;
• Secondary arterials, such as Apache, Pine, Martin Luther King, Jr., and
Peoria, which provide mobility to surrounding areas and require a right-ofway of at least 100’ in width;
• Urban arterials, including section of Pine and Peoria, which connect to
surrounding areas and require a right-of-way of 70’ in width;
• Residential collectors, which include several neighborhood or local
commercial streets, and provide access to local destinations within a 60’
right-of-way; and
• Local streets that host residential uses and provide direct access to local
development.
46
TRANSPORTATION &
MOBILITY
In addition to the basic characteristics linked to each roadway type described above,
the Major Street and Highway Plan overlays standards for Multi-modal Streets. This
designation supports the implementation of bike lanes or transit lanes by prioritizing
a portion of the right-of-way for such amenities. In North Tulsa, Pine Street west of
Martin Luther King, Jr. Boulevard and Peoria Avenue are designated Multi-modal
Streets.
Similarly, the Major Street and Highway Plan designates some roadways and Main
Streets. This supports the prioritization of right-of-way for on-street parking and
expanded sidewalks that would accommodate traditional commercial development
and pedestrian activity. Pine Street between Martin Luther King, Jr. Boulevard and
Peoria is designated as a Main Street.
Roadway-based mobility in North Tulsa is impacted by the following factors:
• The expressways that surround the planning area limit connectivity to
surrounding neighborhoods. The most frequent number of connections
are provided south to Downtown Tulsa under I-244. However, access to
areas west, north and south is limited to Pine Street, Apache Street, Martin
Luther King, Jr. Boulevard, and Peoria Avenue.
• There are several instances where the traditional grid is fragmented due to
undeveloped land. This provides an opportunity to enhance connections
through roadway infill as development occurs over time.
• In some locations, irregular block sizes, orientation, or configurations limit
mobility and create awkward parcel conditions, such as through lots with
roadway frontage on both their front and rear lot lines. Over time, these
areas could be redeveloped and restructured to reflect the traditional grid
pattern that would enhance community character and mobility.
47
TRANSPORTATION &
MOBILITY
street network
ase E
xpy
31st
31st
31st
se Expy
Gilcrea
Garrison
Frankfort
28th
28th
3,100
Madison
Midland
Garrison
8,300
Young Pl
Trenton
Rockford
Louis
Quincy
Xanthus
Owasso
Young
g
Youn
Young
Xyler
Woodrow
Xyler
Woodrow
Virgin St
Victoria
Utica
Ute
Ute
20,600
Tecumseh
Tecumseh
Troost
Ute
Seminole
Seminole
Queen
Queen
Pine Pl
Pine St
2,200
Lansing Ave
Oklahoma
6,800
Elgin
Newton
Newton
Pine St
PineSt
14,400
Oklahoma
Reading
Newton
Owasso
Midland
Hartford
Greenwood
Frankfort
Frankfort Pl
Frankfort
Elgin
Detroit
Reading
Quaker
Seminole
Peoria Ave
Tecumseh
Queen
eling
Whe
Virgin St
Ute Pl
lvd
rB
nve
Woodrow
Owasso
Garrison
Woodrow Pl
Woodrow
Norfolk
Lansing
Xyler
De
Zion
Zion
Madison
Denver
Young
8,300
Zion
Zion
Young
Young
27th
26th
Apache St
Zion
Zion
Quaker
16,600
26th
Zion Pl
Elwoo
d
Peoria Ave
27th
Apache St
5,700
28th
27th Pl
Mohawk Blvd
26th
30th
Yorktown
29th
Hartford
Main
Denver
30th
Garrison
wy
Tisd
ale P
k
27th
Wheeling
32nd
Gilcre
28th
d
Blv
Xanthus
awk
Moh
Oklahoma
75
Marshall
Jasper
King
Boston
Main
Cheyenne
Kenosha
Latimer
Street LEGEND
Functional Classification
Independence
Denver
Iroquois
Latimer
Greenwood Ave
King
Detroit
Boston Pl
Latimer
Latimer
Tisdale Pkwy
Marshall
Marshall
Haskell
Elgin
iew
v
Fair
412
City Designation
Freeway
Multi-Modal Street
Urban Arterial
Main Street
Secondary Arterial
Residential Collector
2,200
Average Daily Traffic
244
DOWNTOWN
TULSA
48
TRANSPORTATION &
MOBILITY
Transit
North Tulsa is served by five bus transit lines that provide regular weekday and
Saturday service, and two bus transit lines that provide night service. Bus transit
service is managed and operated by Tulsa Transit, and is summarized by the following
table.
Route
Service Period
Service Times
101 Suburban Acres
Monday-Saturday
4:45 am -7:30 pm
105 Peoria
Monday-Saturday
5:30 am -8:00 pm
112 Lewis/Jenks
Monday-Saturday
5:45 am -6:45 pm
203 Airport
Monday-Saturday
5:00 am -8:00 pm
222 Pine/41st Street
Monday-Saturday
5:15 am -8:00 pm
840 Nighttime North
Monday-Saturday
8:00 pm-12:45 am
860 Nighttime East
Monday-Friday
8:30 pm-12:00 am
Station facilities on bus transit routes vary in terms of amenities and design. Some
along primary streets include benches designated waiting areas, and bus stop pull-out
lanes. However, most include signed stops or unmarked stops where the bus boards
and alights in a traffic lane.
Bike Facilities
North Tulsa hosts and emerging bike network that includes both dedicated trails
and on-street bike lanes. The following facilities provide mobility throughout the
community and to surrounding areas:
• Tisdale Expressway Trail running along the western edge of the planning
area between Apache Street and Seminole Street;
• Mohawk Boulevard on-street bike lane from Cincinnati Avenue northeast
to Yahola Lake;
• Greenwood Avenue and Frankfort Avenue on-street bike lane between
downtown and Mohawk Boulevard;
• Osage Prairie Trail beginning at Greenwood Park and running north out of
Tulsa to Skiatook; and
• Peoria Trail between Pine and the Gilcrease Expressway.
49
TRANSPORTATION &
MOBILITY
PUBLIC TRANSPORTATION
xpy
se Expy
30th
Hartford
Garrison
Gilcrea
Garrison
Frankfort
29th
31st
105
101
wy
Tisd
ale P
k
30th
32nd
31st
ase E
31st
Wheeling
Gilcre
d
Blv
Xanthus
wk
a
Moh
28th
28th
26th
Garrison
Yorktown
Trenton
Xanthus
Xyler
Woodrow
Whe
Virgin St
Virgin St
Ute Pl
Utica
Ute
Ute
Ute
Troost
Tecumseh
Tecumseh
Seminole
Seminole
Midland
Hartford
Greenwood
Frankfort
Frankfort Pl
Frankfort
Elgin
Detroit
Reading
Quaker
Seminole
Peoria Ave
Tecumseh
Queen
eling
Woodrow
Owasso
Garrison
Norfolk
Madison
Xyler
Woodrow
Reading
Queen
Queen
Pine Pl
Pine St
PineSt
222
Owasso
Pine St
Oklahoma
Oklahoma
Newton
Latimer
Iroquois
Marshall
Latimer
Lansing Ave
Marshall
Greenwood Ave
Boston Pl
Marshall
Newton
Detroit
Newton
Elgin
Oklahoma
Tisdale Pkwy
Rockford
Owasso
g
Young
Victoria
r
nve
Young
Youn
Woodrow Pl
d
Blv
Zion
Zion
Young
Woodrow
De
Zion
Zion
Lansing
Xyler
Midland
Young
Denver
Elwoo
d
Young
Young Pl
203
Apache St
Zion
Zion
27th
26th
Apache St
Zion Pl
Louis
Quincy
Peoria Ave
Mohawk Blvd
26th
Madison
27th
27th
Quaker
28th
27th Pl
Main
Denver
28th
75
105
222
King
King
203
Kenosha
Latimer
Latimer
PUBLIC TRANSPORTATION
LEGEND
Jasper
Bus Stop
Boston
Main
Cheyenne
Denver
Independence
Haskell
Route 101
Route 203
Route 105
Route 222
Elgin
iew
v
Fair
101
412
244
DOWNTOWN
TULSA
50
TRANSPORTATION &
MOBILITY
Pedestrian Mobility
North Tulsa’s older neighborhoods, typically located south of Pine Street and west of
Martin Luther King, Jr. Boulevard, include a comprehensive sidewalk network. Other
neighborhoods south of Pine Street vary, as some blocks have sidewalks, but most
others do not. North of Pine Street, few blocks have sidewalks, but the vast majority
of residential streets provide no pedestrian facilities. In some instances, it is clear that
local land uses have prioritized sidewalk infill. An example of this is the presence of
sidewalks along Woodrow Place between the Peoria Trail and Booker T. Washington
High School.
Generally, formal pedestrian crossing, consisting of pedestrian traffic controls,
crosswalks, and vehicular stopping bars, exist only at signalized intersections along
secondary arterials (where they meet other secondary arterials or residential
collectors.) Pedestrian crossings at expressway corridors vary, as some streets include
sidewalks as part of their overpass or underpass, while others do not. One dedicated
pedestrian bridge exists at the end of Latimer Street, providing access across the
Tisdale Expressway to the west.
51
PARKS,
OPEN SPACE &
ENVIRONMENTAL
FEATURES
SECTION 6
parks, open space &
environmental features
P
arks and recreation is a critical part of quality of life for North Tulsa residents.
Equally important in a dense, urbanized city is the conservation and
preservation of the area’s natural environment and open space. Such amenities
provide valuable social gathering places, facilities for exercise and athletic recreation,
and opportunities for youth development, physical exercise, and general wellness.
Parks and open spaces also strengthen the bonds residents have with a neighborhood,
which can increase a sense of pride and stewardship of the area. This chapter
inventories the various parks, open spaces, and natural features in North Tulsa.
Parks & Recreation
Department
The City of Tulsa owns and operates 135 parks, covering approximately 6,000 acres.
The Parks & Recreation Department is responsible for the City’s parks, community
centers, playgrounds, sports fields and complexes, over 60 miles of trails, skate parks,
picnic shelters, swimming pools, water playgrounds, splash pads, fitness facilities, and
golf courses. The department also includes the Henthorne Performing Arts Center,
Oxley Nature Center, Waterworks Art Center, Biscuit Acres, the Dog Park at Joe Station,
the Tulsa Zoo and Living Museum, and the Tulsa Garden Center. The following parks,
facilities, and open spaces are specifically found within North Tulsa:
• Crawford Park
• Franklin Park
• Hill Park
• Wheeling Park
• Williams Park
• B.S. Robert Park & Greenwood Playground
• Starks Park & Cheyenne Playground
• Lacy Park and Community Center
• Ben Hill Community Center (Closed)
In addition, the follow parks are located within close proximity to the North Tulsa
Study Area and provide nearby recreational access:
• Hawthorne Park
• Lloyd Park
• L.L. Tisdale Memorial
• John Hope Franklin Reconciliation Park
52
PARKS,
OPEN SPACE &
ENVIRONMENTAL
FEATURES
Parks and Recreation
Master Plan
In 2010 the City completed the Tulsa Parks and Recreation Master Plan, including a
complete inventory and analysis of the existing parks system. As part of the plan’s
inventory, park facilities were classified and analyzed both individually and as larger
subarea of the City of Tulsa. This analysis relied on a level of service measure that
evaluates the effectiveness with which parks provide recreational opportunities and
parkland access to residents.
The planning area for the North Tulsa Neighborhoods Plan is part of a larger Parks
and Recreation Master Plan subarea, which includes all of Tulsa north of I-244. Of
the subarea’s almost 40,000 acres of land, 85% have some level of service, with an
average level of service per acre of 58. This indicates that the majority of North Tulsa
has parkland access, with the average acre of parkland representing a high quality
and accessible park facility. When taken on its own, levels of service for the North
Tulsa planning area are likely higher. For a more in depth analysis of the City’s level of
service and parks system inventory, see the Tulsa Parks and Recreation Master Plan.
Parkland Analysis
While the Parks and Recreation Master Plan is generally an accurate reflection of parks
and recreational facilities, a few conditions specific to the North Tulsa neighborhoods
were noted during the planning process. Parklands are well dispersed throughout
North Tulsa and park access to the majority of residential areas, leaving only a few
areas without convenient access to park facilities. The development of smaller “Mini
Parks” maybe help provide spot coverage for areas with poor accessibility, as well as
provide areas for programmed recreation in individual neighborhoods.
The quality of many park facilities and equipment is generally poor, with many areas
needed upgrades or repairs. This is in line with the findings of the Parks and Recreation
Master Plan, which noted that programming in many areas of Tulsa was becoming aged.
The objectives of the Master Plan reflect a dedication to identifying and replacing dated
equipment, something that would benefit park users in North Tulsa.
The Lacy Community Center is an important asset for the North Tulsa area, which
provides both community and cultural activities with programmed sports and events.
Also located In the North Tulsa area is Ben Hill Community Center, which was closed
in 2002. Demolition of the community center was discussed; however, the absence of
redevelopment interest has stalled any plans.
53
PARKS,
OPEN SPACE &
ENVIRONMENTAL
FEATURES
School Parks
Local school grounds serve an important function by providing additional public park
space to the neighborhood. Playground facilities can be accessible and remain open to
neighborhood children and school grounds provide additional open space. Currently,
Emerson Elementary, Anderson Elementary, and Burroughs Elementary Schools offer
recreation facilities open to the general public.
The Kendall-Whittier neighborhood has some opportunities for school-owned
outdoor recreation at Kendall-Whittier Elementary School and Cleveland Middle
School, however, their campuses are densely developed and feature less than an acre
of athletic fields and open space. The University of Tulsa features a wide variety of
outdoor open spaces as well as athletic facilities. Carver Middle School and Booker T.
Washington High School have full-size ball fields and track facilities that could be made
available for special events.
Trails System
The North Tulsa neighborhoods are primarily served by the 14.5 mile long, regional
Osage Prairie Trail, which was developed on the old Midland Valley railroad right-ofway. The trail begins at OSU-Tulsa and continues to Highway 20 in Skiatook. There are
restroom facilities available at trailheads and stops at various points along the corridor,
including several access points equipped with bike racks, water fountains, parking,
and benches. The City of Tulsa Public Works Department maintains the trail between
OSU-Tulsa and 56th St. North. The Tulsa County Parks Department and the Town of
Skiatook maintain the trail corridor north of the City.
Two local trail corridors provide mobility within North Tulsa. First, there is a trail
along the eastside of Peoria Avenue traveling north from Pine Street at the Seminole
Hills Shopping Center to the Gilcrease Expressway. Secondly, there is a bike lane on
Greenwood Avenue traveling north out of Downtown Tulsa, through the university
campuses, serving Carver Middle School and the Dunbar neighborhood, before
traveling as an unmarked bicycle path on Frankfort Avenue. Ultimately this route
intersects at Mohawk Boulevard where it is marked by a designated bicycle lane again.
The Greenwood-Mohawk-Osage Prairie Trail configuration creates an oval-shaped loop
through North Tulsa that connects many of the neighborhoods to local schools and
parks, as well as to Mohawk Park and Downtown Tulsa.
Open Space
Open space includes undeveloped areas that complement the existing system of parks
and facilities. These areas include outdoor natural areas that are free of development
or infrastructure, with the primary purpose of supporting local natural systems,
managing stormwater, or accommodating wooded areas or steep slopes. The North
Tulsa area includes a number of tracts of open space, concentrated adjacent the
Osage Prairie Trail corridor, around Crawford Park, and along Dirty Butter Creek. Many
of these areas are related to local waterways, which restrict development.
It should be noted that the blocks of empty land south of Emerson Elementary School
are not considered open space. These blocks are considered vacant or undeveloped,
as they are envisioned for future development.
54
PARKS,
OPEN SPACE &
ENVIRONMENTAL
FEATURES
Environmental
Considerations
Environmental features include rivers, streams, soils, and other environmental assets
and characteristics specific to the local environment. This can also include floodplains
and areas of extreme topography that have an effect on development. North Tulsa’s
most significant environmental features are the Dirty Butter Creek and related
tributaries which run through the northern section of the study area. The Dirty Butter
Creek connects with a few tributaries just north of the Gilcrease Expressway, flowing
north into Bird Creek. In addition, small naturally wooded areas exists within the area.
In addition to natural areas, transportation infrastructure can create environmental
impacts on surrounding development. North Tulsa is surrounded by limited-access,
high-speed arterials and interstates that generate noise, vibration, and light. They also
impact connectivity between North Tulsa and surrounding parts of the city.
The North Tulsa area also include a few potential brownfield sites, which could be a
challenge to redevelopment. Brownfield sites are abandoned or under-used industrial
and commercial sites that have some level of environmental contamination as a result
of past use. These areas can be redeveloped, but may require significant investment.
Identification of specific brownfield sites, their level of contamination, and required
mitigation techniques will require more detailed analysis in the future.
Floodplains
Land within the northern neighborhoods of the North Tulsa planning area lie within
100-year and 500-year floodplains as a result of the Dirty Butter Creek and related
tributaries. A 100-year floodplain describes an area that is susceptible to flooding
in the event of a 100-year flood, meaning that there is a 1% chance the area will be
flooded in any given year. A 500-year flood describes a similar area where there is a
0.2% chance the area will be flooded in any given year.
Land within the 100-year floodplain includes residential uses, largely concentrated
west of the Osage Prairie Trail and along the Dirty Butter Creek from Franklin Park
to Anderson Elementary School. The floodplain also includes commercial sites along
Apache Street and Madison Avenue.
The 500-year floodplain includes additional residential uses, particularly homes just
west of Lacy Park, a branch of homes running west from Peoria Avenue to around
Williams Park, and commercial uses on the south side of Apache Street. It should be
noted that a 500-year floodplain does represent a considerably rarer flooding event,
and may not limit development.
55
PARKS,
OPEN SPACE &
ENVIRONMENTAL
FEATURES
Existing PARKS &
ENVIRONMENTAL FEATURES
32nd
31st
ase E
31st
Wheeling
Gilcre
d
Blv
Xanthus
wk
a
Moh
xpy
31st
wy
se Expy
Garrison
29th
WILLIAMS
30th
Hartford
Frankfort
30th
Garrison
28th
28th
26th
Garrison
Xanthus
Young
Virgin St
Utica
Ute
Peoria Ave
Seminole
Midland
Hartford
Greenwood
Frankfort
Frankfort Pl
Frankfort
Elgin
Detroit
Reading
Quaker
Seminole
Queen
Pine St
PineSt
Owasso
Pine St
Oklahoma
Oklahoma
Latimer
King
King
Jasper
HILL
Independence
Haskell
Lansing Ave
BS ROBERTS
Kenosha
Latimer
Iroquois
Marshall
Latimer
Latimer
Boston
Newton
Marshall
Greenwood Ave
Boston Pl
Marshall
Newton
Detroit
Newton
Elgin
Oklahoma
Main
Reading
Queen
Pine Pl
Cheyenne
FRANKLIN
Troost
Tecumseh
Tecumseh
Seminole
Denver
WHEELING
Ute
Ute
Queen
eling
Whe
Owasso
Norfolk
Madison
Garrison
Woodrow
Lacy
Virgin St
Tecumseh
Tisdale Pkwy
Xyler
Xyler
Ute Pl
STARKS
Trenton
Owasso
g
Youn
Woodrow Pl
Victoria
r
nve
Young
Woodrow
Woodrow
De
Zion
Zion
CRAWFORD
Young
Woodrow
d
Blv
Zion
Zion
Lansing
Xyler
Midland
Young
Denver
Elwoo
d
Young
Young Pl
Rockford
Apache St
Zion
Zion
27th
26th
Apache St
Zion Pl
Louis
Quincy
Peoria Ave
Mohawk Blvd
26th
Madison
27th
27th
Quaker
28th
27th Pl
Main
Denver
28th
Yorktown
Tisd
ale P
k
Gilcrea
ENVIRONMENTAL LEGEND
Open Space
100-Year Floodplain
Park
500-Year Floodplain
Elgin
iew
v
Fair
DOWNTOWN
TULSA
57
ISSUES &
OPPORTUNITIES
SECTION 7
Issues & Opportunities
T
his section summarizes the major themes that have emerged throughout the
first phase of the North Tulsa Neighborhoods Plan process. While this does
not include all the findings of the Existing Conditions Report, it establishes
a preliminary set of issues and opportunities that the plan should aim to address or
build upon.
Population Loss
North Tulsa is losing population as a greater rate than the city as a whole. This
is resulting in neighborhood disinvestment and decreased market potential for
commercial activity.
Declining Incomes
North Tulsa’s income levels dropped between 2000 and 2013, and there is great
disparity in median income throughout the planning area. This has resulted in
decreased potential for economic development and local spending.
Retail and Commercial Leakage
North Tulsa residents spend nearly 2/3 of their money outside the neighborhood. This
implies an opportunity for local development that meets the basic needs of residents.
Decreasing Owner Occupancy
and Increasing Vacancy
North Tulsa is experiencing negative trends related to owner occupancy and vacancy
in its housing. These trends are directly related to the decreasing population and
household income in the community.
Large Vacant Properties
The area’s large vacant properties, such as the blocks west of Oklahoma State
University and at Virgin and Hartford, disrupt the character of the community.
However, they also provide large project sites that can attract creative development
proposals and transformative investment.
Housing Maintenance
Several areas of the neighborhood are experiencing deterioration of the housing
stock. On some blocks, this warrants targeted efforts in rehabilitation. In other cases,
it may warrant redevelopment with housing that has the potential to attract new
residents.
58
ISSUES &
OPPORTUNITIES
Strong Industrial Base
The North Tulsa area include the Lansing Business Park and other industrial uses.
These represent opportunities for local blue collar or professional employment,
assuming local training can be aligned with industry workforce demand.
Zoning Misalignment
There are several residential areas that do not conform to current zoning regulations.
This may limit rehabilitation, expansion, or appropriate redevelopment. Regulatory
amendments should be considered to remove barriers to investment.
Extensive Public/Semi-public Uses
North Tulsa is home to the Rudisill Regional Library, YMCA, and other public or
semi-public uses. These provide the foundation for neighborhood and community
development, and offer opportunities for supporting programs and social structure.
History and Character
The Brady Heights Historic District, Greenwood Avenue “Black Wall Street” corridor,
Lacy Community Center mural, and other historic assets provide a sense of local
identity and pride unique to North Tulsa. These are important influences that should
help define community character and services.
Strong Schools
Booker T. Washington High School was recently recognized as one of the country’s top
75 schools. North Tulsa’s foundation of well-performing public schools provide the
opportunity to attract new investment to the community and strengthen local pride
and identity.
Religious Presence
The presence of churches and religious institutions in North Tulsa is an important
element in providing social structure and neighborhood involvement. Such institutions
can be important partners in involving residents in local initiatives to improve the
community.
Regional Mobility
North Tulsa benefits from expressways on all its borders. This system of roadways
provides efficient mobility to other parts of Tulsa and the region, and, in many ways,
makes North Tulsa the gateway to the city center.
Limited Access Across Expressways
Though they provide efficient regional mobility, expressways bounding North Tulsa
also limit local mobility to nearby neighborhoods and commercial centers. The
frequency of roadway crossings and the lack of pedestrian infrastructure can inhibit
access to Downtown Tulsa, Tulsa Community College, and other destinations.
59
ISSUES &
OPPORTUNITIES
Expanding Trail Network
There are several dedicated trails or on-street bike lanes throughout North Tulsa.
With additional infrastructure planned, and extensive system of existing parks and
its proximity to Downtown Tulsa, the community has the opportunity to become
a hub for bicyclist seeking an urban lifestyle with access to a range of services and
destinations.
Limited Pedestrian Infrastructure
Most residential and commercial blocks in North Tulsa lack sidewalks. This limits local
access to shopping, parks, schools, and jobs. Additionally, major streets create barriers
between neighborhoods and create divides within the North Tulsa community.
Strong Presence of Parks
The wealth of parkland in North Tulsa is a unique opportunity to attract young families
to the area. However, parks must include modern and well-maintained amenities to
avoid the perception of disinvestment.
Few Environmental Constraints
North Tulsa has few floodplains, wooded areas, or other environmental features that
may inhibit development. Those that do exist, such as potential brownfields, must be
inventoried and mitigated in order to ready the area for investment.