The TMAPC has posted the latest Final PlaniTulsa Plan for our development for the next 20-30 years!

We urge you to take the time to read through the latest document and see if it includes what you want to see and excludes what was wrong before.

This is your plan for developing Tulsa in the many years to come. No matter what the content, money will be spent and earned based on the content of this document. All we want is to be sure the resident homeowners needs are met and protected while furthering the development and redevelopment of Tulsa.

Please follow this link to www.planitulsa.org for this new document.

There will be an important Public Comment Meeting next week where you will be allowed to make your final comments and concerns known.

Date: Tuesday, June 15, 2010
Time: 4:00 p.m.
Place: City Hall, 175 E 2nd Street, 2nd Floor, Council Chamber

Live coverage on TGOV, Cable Channel 24

These are very exciting times. See you at the meeting!

Dear TMAPC, PlaniTulsa, and City Councilors:

Preservation of historic resources in this country is important for many reasons.

Among them are:

It focuses on sustainability. It extends the life of older historic buildings, it emphasizes adaptive reuse, it doesn’t fill the dump with old growth timber. Core samples of landfill of cities in this country reveals over 40% is building materials. It influences climate change and carbon footprint. The greenest building is one that already exists.

The most vital gathering places in most major cities are historic places. Miami’s Southbeach, Capitol hill in Washington, Manhattan’s West Village, or locally, Cherry street, or Bricktown in Oklahoma City.

Preservation focuses on heritage travel. It provides genuine, learning experiences, cultural relevance, and many jobs. A local example is Route 66. The National Trust for Historic Preservation National Meeting here last year is another.

A developer is proposing bulldozing through the middle of two adjoining neighborhoods in Tulsa for a yet-to-be defined “medical corridor.” The hospitals have made it clear in public and private meetings they don’t need it and don’t want it. It is only the developer, motivated only by greed, and using false need as an excuse, who wants to do this. The homes involved are occupied, well-kept, affordable, sustainable housing nestled among peers, in attractive vibrant neighborhoods with a mix of old and new residents all of whom bought here in part because of the neighborhood’s historic architectural relevance, a fact which allowed both to be listed on the National Register of Historic Places in the first place. Less than half a percent of the land surface area in Tulsa is so designated. There are many other places to develop.

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SPEAK UP AND SUPPORT PLANITULSA! – Today! TMAPC Public Hearing: Wed, 3/10, 1:30-4:30 PM City Hall, 2nd and Cincinnati
Olly, olly, oxen, free!
This is it, folks. Send your email TODAY to show support for PLANiTULSA.
Comments may be sent to: planning@cityoftulsa.org and TMAPC@incog.org.
Better yet, show up in person to speak at today’s TMAPC meeting at City Hall from 1:30 – 4:30 PM.
We know that some members of the development and real estate industry will show up en mass to sway the debate. So it’s important that average citizens voice their support for the plan as written.
Who is this “Miss Information” person?
If you remember the intimidation and mis-information campaign that erupted over neighborhood conservation districts a few years ago, you won’t be surprised that the same groups are trying to muddy the water once again. After the most transparent public process in Tulsa’s history (which has received overwhelming public involvement for the past TWO YEARS), these groups are crying foul: “they haven’t had enough time” to review PLANiTULSA yet!
This is simply a stalling tactic, so they will have time to confuse people about the issues. Alarmist emails are being spread in a last-ditch effort to frighten people, in a lame attempt to change the plan according to their desires. (Copy and paste the same old lies: “It’s a Communist plot! Your property rights will be taken away! Your neighbors will tell you what color to paint your house!”)
Targeting “Areas of Stability.”
The concept of “Areas of Stability” and “Areas of Change” is integral to the PLANiTULSA Land Use plan. It basically states that stable, healthy, and historic neighborhoods shouldn’t expect massive change. The Land Use chapter states:
“Development activities in these areas should be limited to the rehabilitation or improvement of existing homes, or small-scale infill that complements the character of the neighborhood and is consistent in form, scale, rhythm and proportion as seen from the street.”
Sounds pretty straightforward, right?
Certain developers wish to strike this language and replace it with:
“Development activities in these areas should be limited to the rehabilitation, improvement or replacement of existing homes, and small-scale infill projects, as permitted through clear and objective setback, height, and other development standards of the zoning code.”
Subtle, eh? (They already got rid of the statement that infill should take place on empty lots in Areas of Stability.)
Targeting “Classic Neighborhoods”
The Home Builders Association also wants to delete the following section from p. 54 of the Land Use chapter:
“Historic designations are often considered the only way to protect classic neighborhoods; this is a valuable policy tool to preserve a neighborhood’s special qualities. However, most neighborhoods do not meet the requirements necessary to qualify for historic designation. The concept of stability and change is specifically designed to enhance the unique qualities of older neighborhoods that are looking for new ways to preserve their character and quality of life.”
In addition, they keep trying to insert language that supports demolition of homes in areas of stability. (Some folks prefer “re-fill” to “in-fill” development. And they would prefer to build McMansions in Brookside than transformative new development in areas of change.)
Targeting Small Area Planning & Public Input
The HBA also appears to oppose Small Area planning…and public input of all kinds. (No shock, no awe.) Indeed, their comments repeatedly attempt to DELETE references to Small Area Planning!
Here’s a Land Use Goal that they want to see deleted:
5.3 Create a robust and meaningful public involvement process that emphasizes long-term consensus rather than project-by-project evaluation and approval. • Develop and use a standard small area or neighborhood planning process to develop a long-range vision for new centers, neighborhoods, and areas in need of revitalization and reinvestment. • Design the small area and neighborhood planning process to maximize local public input and identify key implementation steps. The resulting plans should reflect neighborhood needs and desires and support citywide Vision and goals. • Small area or neighborhood planning process shall result in an implementable plan and a clear land use program that enables build-by-right zoning standards for desired buildings and uses.
Unnecessary Road Widening
Other issues for debate include INCOG’s desire to add several miles (hundreds of millions of $) for road widening to the plan. (PLANiTULSA recommends the use of new intersection technology that would improve traffic flow at a fraction of the cost, and make street widening unnecessary.)
If one developer doesn’t like something…
The great thing about PLANiTULSA is that you can see exactly who is lobbying for changes to the plan.
View the public comments that were submitted between March 5-9:
View the items for TMAPC debate:

Be informed. Stay involved. Speak up!
If you would like to speak at the TMAPC meeting, be sure to read the Procedures for TMAPC Public Hearings on PLANiTULSA
Citizens are encouraged to sign up ahead of time to speak at the public hearings by calling (918) 576-5684.
You can also submit comments in lieu of testimony at the public hearing. These comments should include your name and contact information.
Email your comments to:
planning@cityoftulsa.org and TMAPC@INCOG.org
MORE INFO: www.planitulsa.org

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It’s time…for TulsaNow!

I went to the well attended PlaniTulsa TMAPC hearing last Tuesday and heard inner-city real estate developer, home builder and Tulsa resident Jamie Jameson speak about his enthusiastic support for the PlaniTulsa plan approval.  He was one of many there who gave strong support for this plan with the message that our current out-of-date comprehensive plan does NOT work.  If we want Tulsa to be the progressive, vital city it was once, we need PlaniTulsa. Please follow this link to Mr. Jameson’s letter.

PlaniTulsa TMAPC advocacy from Jamie Jamieson

I urge everyone who has seen or experienced changes to their neighborhoods that they wish were not there, or want changes that you have been left out of to take this last chance, on Wednesday, March 10 at 1:30 pm at TMAPC meeting on the 2nd floor of City Hall, to speak up for this new plan that will lead Tulsa into a bright future for all its citizens.

DO NOT ASSUME that this plan will move forward exactly as the citizens of Tulsa have requested. Special interest groups will make certain their opinion is considered in the adoption of PlaniTulsa.  Do not let their influence stop the progress Tulsa needs so desperately. Send an email to Theron Warlick, Project Manager, twarlick@cityoftusa.org and let the Planning Commisssion know that you want this PlaniTulsa   Plan.

Thank you,

Barbara VanHanken

Co-founder of PreserveMidtown