Wednesday, March 10, 2010


TMAPC Public Hearing:
Wed, 3/10/2010, 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: and

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:



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