Recently in Tulsa::Zoning Category

Recent articles of interest on urban policy, both in Tulsa and elsewhere:

Daniel Jeffries posts a map of the present-day University of Tulsa campus, comparing it to a map from the 1960s, showing the removal of the street grid over the last half century, and adding this comment:

TU continues to degrade the surrounding urban neighborhoods by destroying access points to the campus, reducing the number of streets within the campus itself, built an 8-foot-tall fence around the entire campus, tearing down homes and forcing traffic onto just a few streets.

This mindless policy of destruction serves no good and shows a huge lack of forethought, planning, and is extremely reckless.

It should be noted that the expansion of TU, a private university, has been greatly facilitated by the City's use of eminent domain.

Along the same topic of street connectivity: Redsneakz commented here a while back on my link to an op-ed about transit-oriented development around Tysons Corner in Fairfax County, Va. He's written two posts: The Problem with Tysons Corner and More on Tysons and central Fairfax. The Metro extension, he writes, won't fix what's wrong:

What we don't have in our "fair city" is cross streets. What we do have are large loop roads circling the area. They're almost all four lane roads, with relatively few traffic signals, all of which leads to traffic traveling at fairly dangerous (to pedestrians) speeds. The office buildings are all "campus style," which means that the developers made large buildings with extensive above-ground parking areas and largely uncontrolled egress onto these surface roads, with some amount of greenspace thrown in for aesthetic reasons. The greatest number of these office buildings is north of Route 7.

Part one of the redesign plan is to extend Metro out as far as Dulles Airport, with an initial phase having four stops within Tysons. This seems like a pretty good idea, because you can basically eliminate a couple of thousand cars per day entering the traffic sink that is Tysons, and people can actually walk to their jobs... uh, hold on. Walking around the area is incovenient at best, and dangerous at worst.

In the second piece, he notes that NoVa's traffic problems are out of proportion to the area's population:

For sheer number of traffic jams, neither LA nor New York can really be beat, at least here in the US.... But here's the thing; the New York Metro Area has something on the order of 19 million people living there; Los Angeles Metropolitan area, 17 million....

Metropolitan DC, by contrast, has a population of 4 million or so, yet the traffic here is infamously bad. Every workday, without exception, the western and northern quadrants of I-495 are pretty much rock solid bad traffic. Unsurprisingly, the focus of the bad traffic, on this section of highway, is Tysons Corner....

Poor planning is a big part of the problem. One possible relief route across the Potomac was eliminated by default:

Policy decisions, though, allowed subdivisions to be created on the Virginia side nearly up to the 100 year flood mark, and a golf course on the Maryland side, right at the optimal crossing point. That bridge could have been the anchor of a long dreamed of Outer Beltway, linking Maryland Route 28 to the Fairfax County Parkway.

Oops.

Speaking of planning, Oklahoma City's Blair Humphreys has a piece in the Oklahoma Gazette about the launch of Oklahoma City's comprehensive plan update, called planOKC.

The most recent plan, created in 1977 and last updated in 2000, set out to preserve and revitalize existing neighborhoods and improve the efficiency of the continued outward suburban growth. And the most recent update in 2000, perhaps following the lessons learned from MAPS, added a commitment to revitalizing the city's central core.

While these plans have certainly had an impact on Oklahoma City's growth and development, there is a significant difference between what we have planned to do, and what we have actually done.

For instance, although the 1977 plan focused on preservation and called for efficient growth, the development that has occurred over the past 33 years ostensibly runs counter to those objectives. Since 1977, our population has increased by 40 percent, but land development has occurred at approximately two-and-a-half times the rate of population growth. And in order to provide "convenient" access to this scattered development, we have expanded our street network at a frenetic pace, increasing the amount of paved right-of-way by 275 percent during the same period.

Brian J. Noggle starts with wayfinding signs in Springfield, Mo., and winds up with a comment on the propagation of urban improvement fads and the irony that proponents of local exceptionalism are often advocates of copycat solutions:

I can't be the only one to notice that candidates for office often stress that they've lived in an area all their lives and know the solutions the region needs, and then they go on a junket-I mean fact-finding mission or conference trip-to some fabulous location and come back with a bunch of imported ways to spend money to make this city look like thatcity.

Charles G. Hill links to Noggle's item and notes:

We have no shortage of would-be hipster urbanists who want this town to look exactly like [fill in name of municipal role model] -- only completely different.

Amy Alkon features a video about an unattended, automated parking garage in Budapest. Very cool, and something similar was built in Hoboken, New Jersey, some years ago; local blogger Mister Snitch covered at length the political complications affecting the project. And here's a story on NJ.com about a 2009 malfunction at the garage.

There's a tube station on the 3rd floor of a London office building, part of a training center for London Underground.

Today at 4 at Tulsa City Hall is what may be the final session of the Tulsa Metropolitan Area Planning Commission's public hearing on the PLANiTULSA comprehensive plan. (You can download the June 2010 Final Draft of the PLANiTULSA policy documents here.) Work obligations preclude me from attending today, but I have submitted the following comments to the TMAPC via e-mail:

In general, this is a solid plan that should be moved forward to the City Council. Rereading the plan again, I was pleased by the emphasis on connectivity (something sadly neglected in the build-out of south Tulsa, to the detriment of traffic flow), walkability, and a much more sensible approach to parking, including shared parking districts and realistic parking ratios. I'm pleased to see an important role for historic preservation, particularly in the downtown area. I applaud the inclusion of "protects and stabilizes existing neighborhoods" in the list of criteria to guide zoning decisions (Land Use Policy 5-7, p. LU-80).

That said, I have several concerns, particularly with the land use chapter, and I urge the TMAPC to amend the document to address these issues:

* While the Land Use plan sets out a new "policy structure" for land use planning (p. LU-56), it also seems to provide several large loopholes that seem to undercut the new policy structure and keep Tulsa in the mode of reactive, spot "planning."

For example, p. LU-62: "Small area plans need not be used for more routine planning actions, such as developments or subdivisions of land under single ownership. In these instances, a subdivision, zone change, PUD or other process under the zoning code is sufficient." Surely there should be a size limit on this exclusion. This loophole would seem to allow some very large developments to bypass any scrutiny of connectivity, walkability, and fit with the overall plan.

Then on p. LU-75, these statements would have Tulsa continuing to zone first and plan later, retrospectively correcting the comprehensive plan to reflect zoning decisions made in conflict with the plan.

"[The Land Use Plan] should be amended to conform to zoning changes.... Housekeeping updates and maintenance to reflect development approvals should be made annually."

Instead, a zoning change proposal in conflict with the comprehensive plan should trigger a review of the plan for the surrounding area. If a small area plan is in place, it should be reviewed in light of the proposed change. If there is no small area plan, a zoning change proposal in conflict with the overall land use plan should lead to the creation of a small area plan for the area of the proposed change and its environs. Land development doesn't happen in isolation, and good planning requires consideration of the impact of a proposed zoning change on the surrounding area.

Under our current system, INCOG staff treats a zoning change in conflict with the plan as if it were isolated from its surroundings, and so they only propose a spot change to the comprehensive plan. That's not planning; it's bookkeeping. The language I quoted above from pages LU-62 and LU-75 seems to suggest that this spot planning approach will continue indefinitely, to the city's detriment.

* The paragraph on Existing Residential Neighborhoods (p. LU-33) should merge the language of the previous version with the June draft, in order to make it clear that the goal of the "clear and objective ... development standards" is to ensure that infill in a stable neighborhood is consistent with character of the neighborhood. I propose the following substitute for the third sentence of the paragraph:

"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. These clear and objective development standards in the zoning code should be designed so that infill development complements the character of the neighborhood and is consistent in form, scale, rhythm and proportion as seen from the street."

This language is consistent with that on p. LU-54 which discusses "older neighborhoods that are looking for new ways to preserve their character and quality of life" and mentions Florence Park as a neighborhood where the aim is to "maintain present character."

* Statements specifying the Tulsa Metro Chamber (p. LU-20, p. LU-67) as a partner in economic development should be changed to refer to the business community generally. Over years and decades, how the business community expresses itself organizationally may change. Long-time organizations may fail to adapt to changing conditions and may be supplemented or supplanted by newer expressions of business-to-business cooperation. New organizations may be more or less formal, may be focused on specific neighborhoods or regions of the city on on particular market segments. City government should plan to work with all of them.

It is imprudent for a flexible, future-oriented comprehensive plan to prescribe a fixed, privileged position for a controversial organization of questionable effectiveness. Such rigidity interferes with the dynamism we need in Tulsa's business community. Business organizations, just like individual businesses, should prove their worth in the free market, rather than using privileged government connections to protect themselves against competition. It is especially inappropriate to specify a privileged position for the Tulsa Metro Chamber in a land use policy plan. That the Tulsa Metro Chamber felt it necessary to insert themselves into a land use policy document only demonstrates their weakening political position and organizational confusion.

I note that the economic development chapter appropriately lists the Tulsa Metro Chamber as only one among many potential business-community partners for the city (e.g. p. ED-8). Priority 2, Goal 3 (p. ED-18) should, however, be changed to begin "The City and the business community work closely with institutions of higher education...."

* Finally, a technical comment about the quality of the online PDF documents: The maps and charts are almost illegible, because of the image compression method used to reduce the document size. Zooming in to get a closer look reveals pixelation and other artifacts, blurring details. Often, the colors used in a map's legend don't match the colors that appear in the map (e.g. the transportation map). I urge the PLANiTULSA team to make higher resolution versions of the maps and charts available to the public, using non-lossy compression methods such as PNG. JPEG compression is designed for use with photos, not for maps or graphics that use a small number of distinct colors with sharp boundaries.

I would also urge making documents, maps, and charts available in the native format in which they were originally laid out (e.g., Photoshop, GIS, AutoCAD). Those Tulsans with the appropriate software would be able to download the files and turn layers of content on and off to see the details more clearly.

No, I haven't gotten completely absorbed in the upcoming elections. I haven't forgotten PLANiTULSA. But my last few nights have been short, so I'll keep this short and get some sleep.

The final draft of the PLANiTULSA comprehensive plan was released earlier this week. There are actually nine separate PDF files to download:

• Our Vision for Tulsa
• Policy Plan Chapters
• Land Use
• Transportation
• Economic Development
• Housing
• Parks, Open Space, & Environment
• Appendix
• Stability and Growth Map
• Land Use Map

You can also download KMZ (Google Earth) files of the two maps and the Discussion Change Log and Consent Change Log.

What is possibly the final session of the Tulsa Metropolitan Area Planning Commission (TMAPC) public hearing on PLANiTULSA will take place next Tuesday, June 15, 2010, at 4 p.m., in the City Council chambers at Tulsa's City Hall (2nd & Cincinnati). This PDF explains the procedures for the PLANiTULSA public hearing. If you can't be there in person, you can submit PLANiTULSA comments online. (That link also lets you read previously submitted comments. More about the PLANiTULSA adoption process and calendar here.)

I will take some time over the next few days to review the final plan and call your attention to anything notable. I hope you'll do the same.

Tulsa Mayor Dewey Bartlett Jr's nomination of ousted City Councilor Eric Gomez to the Tulsa Metropolitan Area Planning Commission is on tonight's City Council agenda. The nomination is likely to be defeated by a supermajority, based on public statements by the councilors, but it's still worth expressing your concern to your councilor, particularly if your councilor has expressed support for Gomez's nomination. If you're wondering why you should be concerned, please read my earlier entry on Eric Gomez's TMAPC nomination, which links to earlier evaluations of his record on zoning and development issues.

By the way, I notice that the agenda for tonight's meeting includes no backup information on Eric Gomez or the other mayoral nominees being considered tonight. The Council usually gets a fact sheet on each nominee, with a resume. Certainly a prospective planning commissioner's sources of income would be a matter of public interest, and in this case there are rumors of a connection between Gomez and a developer who is notoriously hostile to homeowners; those rumors need to be either confirmed or dispelled.

"He is either totally clueless or absolutely in your face, one of the two."

"I guess he wants everybody mad at him."

"He's appointing a councilor that threatened to sue one of his constituents over a planning issue to the planning commission?"

Those were the instantaneous reactions of my lovely bride to the news that Mayor Dewey Bartlett Jr has nominated former Councilor Eric Gomez to the Tulsa Metropolitan Area Planning Commission. ("He" meaning Mayor Bartlett Jr.)

At this moment, the TMAPC is considering whether to approve a new comprehensive plan, deciding whether to substantially approve the plan that came out of the two-year-long PLANiTULSA process or whether to remodel it to suit a couple of squeaky-wheel developers named John Bumgarner and Joe Westervelt -- developers who happen to have donated to Eric Gomez's recent unsuccessful campaign for City Council. Bartlett Jr's nomination of Gomez sends a clear message to the thousands of Tulsans who invested their hopes and energy into the PLANiTULSA process: It's going to be business as usual -- a continuation of the bad land use planning decisions of the past -- if Bartlett Jr gets his way.

Before last fall's election, I set out a long list of bad decisions by Eric Gomez during his brief, single term of office. One prime example: Approving Bumgarner's Folly -- a straight rezoning of most of a large, formerly residential block near Cherry Street, a block that is now vacant and apparently will be for a long time:

During his term of office, Eric Gomez has offered no resistance to bad development plans that set bad precedents. Now we're stuck with an ugly open lot at 14th and Utica where there used to be homes and sturdy brick apartment buildings. Gomez voted to rezone that land to OH -- Office High Intensity. It was a straight rezoning, not a PUD, so (under our outdated zoning code) there are no requirements to encourage compatibility with the investments of neighboring property owners. Gomez accepted the developer's proposal to put development conditions in a covenant, which could only be enforced by the city filing a lawsuit, rather than a PUD, which can be enforced by administrative action.

Gomez voted for the PUD for the Bomasada development on 39th east of Peoria, despite the project's violation of the very recently adopted Brookside Infill Plan, which is officially part of our Comprehensive Plan.

Both projects have been halted by the economy's decline, but we're stuck with the bad zoning decisions regardless, and the precedents they set to put development conditions in hard-to-enforce covenants and to ignore a recently crafted and adopted portion of the Comprehensive Plan.

As I wrote in endorsing Eric Gomez's defeat last November:

One of the key issues at this point in Tulsa's history, as we move toward adoption of a new Comprehensive Plan, is whether we have land use rules that are fair, clear, consistently applied, and that encourage compatible new development or whether we continue to allow developers to warp those rules and to build in ways that undermine the investments of neighboring property owners. Maria Barnes is on the right side of that issue. Eric Gomez is on the wrong side.

And as my wife noted, Eric Gomez is emphatically on the wrong side of the related issues of (a) keeping homeowners in the dark and (b) threatening to sue someone for criticizing his political actions.

While I supported Gomez in 2004, when he ran as a neighborhood advocate against the development lobby's pick -- incumbent Tom Baker -- he's changed since then. Now a developer himself, he's wholeheartedly adopted the agenda of the "build anything I want anywhere I want" development community, and he's attacked even mild, watered-down versions of the kinds of laws our peer cities use to allow change to occur in a predictable way that protects the stability and character of neighborhoods.

In answer to the question in the title of this post: No, I don't think Mayor Bartlett Jr is serious about his nomination of Eric Gomez. Gomez has at most three supporters on the council, and I suspect those three are mainly a matter of friendship rather than endorsement of his planning philosophy. This nomination is a delaying tactic, I believe, to reset the 60-day clock and prevent the City Council from appointing Al Nichols, a long-time neighborhood leader from east Tulsa who would bring both geographical and (as someone not involved in real estate or development) professional balance to the TMAPC.

A political friend of mine opined that Councilor Maria Barnes (who was beaten by Gomez in 2008 and beat him in 2009) would "show her [posterior]" over this appointment -- in other words, make a fool of herself by loudly opposing the nomination of her political rival. I disagreed. She doesn't have to say a word and likely won't. A majority of her colleagues are already well aware that Eric Gomez is the wrong choice for the TMAPC, particularly at this crucial time in the development of a Tulsa's first comprehensive plan in a generation.

MORE: Here's an example of Eric Gomez's philosophy of zoning from a 2008 candidate forum:

"Doesn't all zoning infringe on property rights, and if so, why is the idea of conservation district different from that? Why is it a further infringement on property rights that are already infringed by zoning?"

Gomez's verbatim reply: "We already regulate land use. We already regulate what you can and cannot do with your property. When people buy a property, they look at what the policies are, they understand what the zoning is, and if that should change, there has to be a--it's a fine line, I believe, between private property rights and zoning, and absent of covenants that are not easily enforceable, when you buy a property in an older neighborhood--I live in an older neighborhood--you do understand that these things may happen and it, um..." As his voice trailed off to a mumble, he sat down.

AND FINALLY: At a candidate forum last fall, Eric Gomez responded to a question (click for video) about public officials suing their constituents, as he threatened to do, but he wasn't too excited about his response being recorded for posterity.

Cato Institute senior fellow Randal O'Toole will speak in Tulsa on Saturday, April 24, 2010, 1:30 p.m., on the topic of comprehensive planning. The talk is sponsored by Oklahomans for Sovereignty and Free Enterprise (OK-SAFE) and will be held at the Hardesty Library, 8316 E. 93rd St. The event is free and open to the public. Here's their blurb about the event:

Heard a Lot Lately About:

A Tulsa Without Cars...A Light Rail System...
New Urbanism...MAPS 3 and PlaniTulsa...

Wondered What it's All About?

Randal O'Toole, senior fellow with the Cato Institute and author of The Best-Laid Plans: How Government Planning Harms Your Quality of Life, Your Pocketbook, and Your Future and Gridlock: Why We're Stuck in Traffic and What to Do About It, discusses how government attempts to do long-range, comprehensive planning inevitably do more harm than good by choking American cities with congestion, making housing markets more unaffordable, and sending the cost of government infrastructure skyrocketing. Does this effect how, and whether, churches are built?

O'Toole will also speak in Oklahoma City on Monday, April 26, 2010, at 6:30 pm at the Character First Center, 520 W. Main.

While I disagree with OK-SAFE's opposition to PLANiTULSA, I respect the fact that it is grounded in principle. (That's in contrast to groups who are trying to derail or mutilate Tulsa's first comprehensive plan in a generation in order to serve their own institutional and commercial self-interests.) It's certainly reasonable to be skeptical about large scale, long-range government planning. A good deal of the sprawl and urban destruction of the past fifty years was the product of a previous generation of government planning. And the places that urbanophiles hold most dear were built before zoning and planning took hold of our cities.

It should be said, however, that developers of that era had a sense of self-restraint -- think of the long-standing gentleman's agreement that no building in Philadelphia would be taller than the William Penn statue atop City Hall. And the way development was financed in that earlier era encouraged permanence. Typically, you were building for yourself, not building something to flip as quickly as possible. At some point construction shifted from being a craft performed as a service and turned into a commodity-producing industry.

As Paul Harvey used to say, self-government won't work without self-discipline.

I would urge OK-SAFE members to look at the PLANiTULSA documents, what they actually say, as opposed to what someone calling himself a new urbanist said on a website somewhere. What they'll find, I think, is something very different from the large-scale, overly-prescriptive comprehensive plans of the '50s and '60s. They won't find anything calling for a "Tulsa Without Cars." Existing single-family residential developments are labeled as Areas of Stability (much to the chagrin of the development industry). If implemented, PLANiTULSA would allow for types of development that are currently very hard to do under our existing zoning code. Parking requirements would be reduced, so you wouldn't need to buy as much land to put up a commercial building.

As long as you have people living in close proximity, you're going to need rules, since what I do with my property affects my neighbor's enjoyment of his. As long as local government is involved in building and maintaining streets, water lines, and sewer lines and providing police and fire protection, local government is going to need to be involved in urban planning. The question then becomes whether your planning process and philosophy reflects your city's values and an accurate understanding of how people interact with the built environment.

A commenter on another website noticed that I hadn't said anything about behind-the-scenes machinations by the INCOG -- the Indian Nations Council of Governments -- to modify the PLANiTULSA vision and policy plan, particularly the part that recommends that the City of Tulsa bring in-house the planning functions it currently outsources to INCOG. Here are the paragraphs that have INCOG leadership's knickers in a twist, from the Strategies section of Our Vision for Tulsa, p. 44, Step 6: Organize Planning and Development Functions for Implementation:

Organization matters, and currently Tulsa's planning and development functions are spread between many agencies and departments. Development services and economic development functions reside in different departments. The city's redevelopment activities and programs are carried out by the Tulsa Development Authority, and staffed by the City's economic development and real estate management staffs. Neighborhood planning functions are a part of city government. While the city is leading PLANiTULSA, long range planning and zoning is staffed by INCOG under contract with the City, and the Tulsa Metropolitan Area Planning Commission (TMAPC) with both county and city appointees is the key planning advisory body and is responsible for both zoning and comprehensive planning.

For PLANiTULSA to be successful it is critical that the city coordinate development-related activities so they work together to effectively address changes desired by Tulsans. The City of Tulsa should enhance staff capacity and technical skills and consolidate city development-related activities into a Community Development Department as well as bring the current and long range planning functions that are currently outsourced to the INCOG into this new structure. This would result in City staff providing the review and analysis of development requests as well as staffing the Tulsa Metropolitan Planning Commission. The City of Tulsa should continue to support INCOG's leadership role in regional planning and transportation. INCOG's support and regional leadership is critical to implementing the PLANiTULSA vision.

I could launch into commentary at this point, but I've noticed a lot of confusion about what INCOG is, how it relates to the TMAPC and the City of Tulsa, and what would be the practical consequences of implementing the strategy described above. Here are the facts:

INCOG has two core roles. It serves as the Council of Governments (COG) for a sub-state planning district, one of 11 established by the State of Oklahoma in 1970 to cover the entire state, and it is a Metropolitan Planning Organization, fulfilling federal regional planning requirements tied to federal funding.

The Oklahoma Association of Regional Councils (OARC) is the association of Oklahoma's 11 COGs, a group that includes INCOG, COEDD (Central Oklahoma Economic Development District), and SODA (Southern Oklahoma Development Association). The OARC website explains the origin of Oklahoma's COGs and their core responsibilities:

Regional Councils are voluntary associations of local governments formed under Oklahoma law. These associations deal with the problems and planning needs that cross the boundaries of individual local governments or that require regional attention. Regional councils coordinate planning and provide a regional approach to problem solving through cooperative action. Although known by several different names, including councils of governments, regional planning commissions, associations of governments and area councils, they are most commonly referred to as "regional councils" or COGs. No legal distinction exists among the different names.

Regional councils are defined by law as political subdivisions of the state, but they have no regulatory power or other authority possessed by cities, counties, or other local governments. Decisions by regional councils are not binding on member governments. These decisions are considered and adopted as members needs require. As political subdivisions, regional councils are subject to state laws governing open meetings, access to public records and conduct of public officials.

So a COG is a local government version of the United Nations -- a place for governments to talk, but with no power to tax or legislate. Any agreements are only enforced to the extent that member cities and counties choose to do so through their legislative process.

Here is a map of Oklahoma's sub-state planning districts. INCOG's district is Tulsa, Osage, and Creek Counties -- the Tulsa Standard Metropolitan Statistical Area from 1963 to 1973.

INCOG is also a Metropolitan Planning Organization (MPO). Wikipedia explains:

A metropolitan planning organization (MPO) is a federally-mandated and federally-funded transportation policy-making organization in the United States that is made up of representatives from local government and governmental transportation authorities. In 1962, the United States Congress passed legislation that required the formation of an MPO for any urbanized area (UZA) with a population greater than 50,000. Federal funding for transportation projects and programs are channeled through this planning process. Congress created MPOs in order to ensure that existing and future expenditures of governmental funds for transportation projects and programs are based on a continuing, cooperative, and comprehensive ("3-C") planning process. Statewide and metropolitan transportation planning processes are governed by federal law (23 U.S.C. § 134-135). Transparency through public access to participation in the planning process and electronic publication of plans now is required by federal law. As of 2005, there are 385 MPOs in the U.S.

As one of Oklahoma's three MPOs, INCOG coordinates regional transportation planning for the Tulsa Transportation Management Area (TMA), which covers Tulsa County and parts of four other counties: southeastern Osage (including Skiatook Lake), southwest Rogers (including Claremore), western Wagoner (including Coweta and all of Broken Arrow), and northeastern Creek (including Sapulpa, Kiefer, and Mounds). INCOG conducts ongoing 25-year long-range transportation planning in a five-year cycle -- the latest, Connections 2035, is underway.

(Two other MPOs serve Oklahoma: ACOG for the Oklahoma City TMA, which covers Oklahoma and Cleveland Counties, plus parts of Logan, McClain, Grady, and Canadian Counties, and the Lawton Metropolitan Planning Organization, which covers the urbanized central portion of Comanche County.)

INCOG provides these core services on behalf of its member local governments. Member governments pay dues proportional to population and have representation on the INCOG Board of Directors.

You may have noticed that the statement in the PLANiTULSA document affirms both of these core roles for INCOG.

What's at stake is INCOG's role in the City of Tulsa's zoning and land use planning process. Since 1980 (according to former State Rep. Bruce Niemi), the City of Tulsa has outsourced staffing for the Tulsa Metropolitan Area Planning Commission and the City of Tulsa Board of Adjustment to INCOG, through an annual contract. Before 1980 these roles were performed by the City of Tulsa's planning department; PLANiTULSA proposes restoring that situation.

Staff at INCOG's Land Development Services, headed by Wayne Alberty, process applications for rezoning, subdivision plats, special exceptions, and variances. Land Development staff maintain the records of past zoning and planning decisions. They also analyze these zoning and planning applications and make recommendations to the TMAPC and the BoA to approve, approve with changes, or reject. Often, when a zoning application is not in accordance with the Comprehensive Plan, INCOG staff will recommend approving the rezoning and then amending the Comprehensive Plan to match the rezoning.

According to INCOG's own website, this is an unusual arrangement:

INCOG is one of a few councils of government in the nation that also staffs local and metropolitan planning commissions. It provides staff services to the Tulsa Metropolitan Area Planning Commission (TMAPC) and to the City of Tulsa and the Tulsa County Boards of Adjustment. INCOG also serves more than a dozen other local planning commissions and boards of adjustment in cities and counties in the Tulsa metropolitan area.

There's a lot of confusion about the relationship between the City of Tulsa, INCOG, and the TMAPC. Here are the facts:

INCOG Land Development Services provides staff for the City of Tulsa Board of Adjustment, the Tulsa County Board of Adjustment, and TMAPC.

Despite the word Metropolitan in its name, TMAPC only handles zoning and land use planning for the City of Tulsa and unincorporated portions of Tulsa County. Every other Tulsa County municipality has its own planning commission.

TMAPC, organized by the City of Tulsa and Tulsa County in 1953, is the only planning commission organized under Oklahoma Statutes, Title 19, Section 863.1 et seq. -- joint city-county metropolitan area planning commissions for counties over 180,000. (Oklahoma County/Oklahoma City would be eligible, but Oklahoma City has a city planning commission organized under Title 11, Chapter XLVII -- city planning commissions for cities over 200,000 -- and Oklahoma County has a planning commission under Title 19, Section 868.1 et seq. -- county planning commissions for counties over 500,000.)

INCOG's Community Planning division provides planning staff to a number of smaller municipalities, each of which has its own municipal planning commission.

The vital point here is that the City of Tulsa's relationship with INCOG as Metropolitan Planning Organization and the COG for the Sub-State Planning Area, its relationship with INCOG as provider of land planning services, and its relationship with TMAPC are not legally or logically interconnected. The City could choose not to renew its contract with INCOG for land use planning services and instead staff TMAPC and BoA internally. The City could move to a city planning commission like Oklahoma City's, while continuing to contract land use planning to INCOG. The City could even retain INCOG for land use record keeping but give City of Tulsa planners the job of analyzing and making recommendations on zoning applications and comprehensive plan modifications.

All of those choices are independent of each other, and none of them would affect Tulsa's relationship with INCOG as the COG for the sub-state planning area or as the Metropolitan Planning Organization for regional transportation planning.

There's the what. In a future post, I plan to address the why -- why some people want to take Tulsa's land use planning back into City Hall and why others want to be sure it stays put at INCOG.

RELATED LINKS:

The Census Bureau has lists of Metropolitan Areas going back to 1950 and historical info on metropolitan area definitions going back to 1910.

The Federal Highway Administration explains the special geographical entities -- urbanized zones, urban clusters, metropolitan planning areas, transportation management areas -- that play a role in transportation planning and funding.

Here is a map of the Tulsa Urbanized Area (UZA) based on the 2000 Census, which includes parts of Tulsa, Sand Springs, Sperry, Catoosa, Broken Arrow, Coweta, Bixby, Jenks, and Sapulpa. Note that Owasso, Glenpool, Skiatook, and Claremore are separate Urban Clusters, because of wide rural swaths separating them from Tulsa. Note too the large sections of north, east, and west Tulsa that are outside the urbanized area or were as of April 2000.

This directory covers the Tulsa urbanized area with seven more detailed maps showing the streets bounding urbanized areas.

A list of Oklahoma counties, municipalities, metropolitan and micropolitan areas, urbanized areas, urban clusters, school districts, and county subdivisions with their FIPS codes.

I wasn't able to attend the March 23, 2010, TMAPC hearing in person, but I watched the last hour or so of the hearing on TGOVonline.org. The on-demand version should be posted in a couple of days.

I submitted an email comment in response to an impassioned speech that seemed to be suggesting we could have a unanimously shared comprehensive plan if only we jettisoned the particulars that might upset one faction or another. Here's what I said:

"It is not possible to draft a plan with meaning and substance that will satisfy everyone. Surely [the speaker] would not want to delete all language in PLANiTULSA about sustainability and mixed-use development to satisfy conspiracy theorists who believe these terms mean Tulsa would be enslaved to the whims of an oppressive, UN-led one-world government. Likewise, we shouldn't begin jettisoning key components of this plan or severely limiting other components just to calm the irrational fears of some excitable members of Tulsa's development community.

"As a planning commission adopting a master plan for Tulsa's future development, you would be failing Tulsa if you allow this long-term vision and plan to be held hostage by a few voices motivated mainly by their own short-term gain.

"I agree strongly with homebuilder Will Wilkins' comments that Tulsa's development community can work successfully within this new plan, just as they have worked successfully under our existing comprehensive plan. There isn't any planning or land use concept in PLANiTULSA that hasn't already been successfully implemented in many other cities in the US."

Further arguments against jettisoning parts of the plan in hopes of unanimous consensus:

At this point in the process, anything TMAPC changes to make one faction happy is likely to make another faction upset.

There is an interconnectedness to elements of the plan, an internal consistency and cohesion. If key elements of the plan are removed, that cohesion begins to unravel.

I truly believe that, despite the fears of the homebuilders, the plan as released is a win-win for developers along with the rest of Tulsa. It opens the door to types of development not currently possible, and it reduces burdensome process and regulation.

I thought back to a comment by a developer during the 1998-9 infill task force. It may have been Joe Westervelt, who was at the time one of Susan Savage's appointees to the TMAPC. The gist of the comment was that if Tulsa had design guidelines for commercial districts like Brookside, national retailers wouldn't want to locate here. They have a standard building and site plan and that's all they want to build -- so the thinking goes.

But anyone who has traveled has seen national chains that have adapted their stores to meet the required characteristics. I've seen examples of McDonalds, Walgreens, Barnes and Noble, Wendy's, Kroger, Publix, and CVS designed to fit into a walkable urban environment. Tulsa needs to have as much self-esteem as our peer cities.

Regarding the plan to reopen public comments following a March 31 meeting by the TMAPC: The Tulsa Metro Chamber is trying to claim credit, but they had nothing to do with it. In fact, this is good for ordinary Tulsans, since before the public hearing is reopened, we'll see what kind of amendments to the plan the TMAPC will approve. Then we'll have the opportunity to persuade and rebut after those amendments are on the table.

Tonight, March 23, 2010, starting at 6 pm, is what may be the final session of the Tulsa Metropolitan Area Planning Commission's public hearing on PLANiTULSA, Tulsa's first comprehensive plan in a generation. If not everyone can be heard who wishes to speak, the TMAPC has the option to continue the public hearing on a later date, as they did following the March 10 session, but the members seem antsy to move on to the deliberation phase. If you have a comment on the plan and you can't be there in person, you can complete an online comment card or email your comments to planning@cityoftulsa.org and TMAPC@incog.org.

The application of small-area planning -- a key component of PLANiTULSA -- continues to be a point of controversy, with the Home Builders Association of Greater Tulsa requesting that the use of the small-area planning process be restricted to "Areas of Change." It appears that the HBAGT wishes to preclude any planning process that might lead to adjustments in zoning for an area that they see as a target for redevelopment. The HBAGT also objects to using small-area planning in greenfield areas. Here (PDF format from original Microsoft Word file) are the HBAGT's comments on PLANiTULSA submitted by Paul Kane, CEO of the HBAGT, back on March 8, 2010.

In a nutshell, it would seem that the HBAGT doesn't want PLANiTULSA to change anything about the way they do business. It would seem that the HBAGT has no problem with other aspects of PLANiTULSA -- mixed-use development, redevelopment in north Tulsa and areas like the Pearl District, new, denser types of residential development -- because they don't have any plans to participate in those types of development.

Here is a link to the consolidated log to which Kane refers. (This link takes you to a collection of links to all submitted PLANiTULSA comments to date.)

I can't be at tonight's meeting, but I submitted a comment today urging the TMAPC to retain the original PLANiTULSA language regarding the use of small-area plans and not to accept language that would limit their use only to areas the HBAGT doesn't care about:

I am writing again to urge adoption of the PLANiTULSA vision and policy documents as our city's new comprehensive plan and to urge that they be adopted without substantial modification. If you choose to make substantial modifications, I urge you to forward both the original version (with minor scrivener's errors corrected) and the TMAPC-modified version for the City Council's consideration.

I am writing specifically to object to any modification that would rule out the use of small-area planning for Areas of Stability. Tulsa has already used the small-area planning process to develop an infill plan for Brookside, which covers an Area of Stability (residential) and the Area of Change (the business corridor along Peoria) it surrounds.

The same process would be useful for both Areas of Change and Areas of Stability: Define an area, identify the area's strengths, weaknesses, opportunities, and threats, define the desired development for the area, define an implementation plan (zoning, infrastructure, capital improvements, incentives, etc.), approve the plan (via TMAPC and City Council). The process may be simpler and require less planning manpower for an area of stability than for an area of change, but the same general steps would be involved.

On p. 62, the PLANiTULSA Land Use document says, "A small area plan is any plan that addresses the issues of a portion of the city." Saying we will only use small area plans for Areas of Change would rule out the city's ability to work with area stakeholders to define such a plan to protect the desirable characteristics of a stable area from being undermined by destabilizing influences.

Blueprint Denver, a comprehensive plan developed by Fregonese Associates, identifies as criteria for selecting areas for Small Area Plans "stabilizing conditions that threaten Areas of Stability" and areas where there are "opportunities for substantial infill or redevelopment." Clearly, there are Areas of Stability in Tulsa where there are opportunities for substantial infill and where there are conditions that threaten stable areas. It is appropriate in such circumstances to gather area stakeholders and work with them to define the area's challenges and strengths, define the area's desired characteristics, and define an implementation plan to achieve those characteristics.

How small area plans for stable areas would be implemented in zoning is a matter for discussion and refinement during the implementation phase of PLANiTULSA. It is crucial, however, that at this phase we do not remove a useful tool -- small area plans -- from our planning toolbox and that we not restrict its use.
I also urge retaining the ability to use small area plans for greenfield development. It is crucial for traffic flow and for pedestrian and bicycle access to consider the development of new subdivisions in the context of abutting development, rather than in isolation. Tulsa has suffered from disconnected subdivision development patterns which force local traffic onto arterial streets and make it impractical for people to walk or bike to shopping, jobs, and recreation.

I regret that I will not be able to attend tonight's meeting in person. I would welcome the opportunity to answer any questions you may have.

I also made a suggestion for clarifying language regarding the use of small area plans in Areas of Stability. These ideas are scattered throughout the plan, but rather than be coy about these aims, we should say plainly what our goals are and how small area plans can help us reach those goals in a way that is predictable and stable for both homeowners and developers.

"We value our walkable traditional neighborhoods and commercial districts. Not only do we want to build more of them, we intend to protect the handful that have survived from before World War II and the dominance of auto-oriented development. We also value the stable, mature residential areas that have given Tulsa claim to the title 'America's Most Beautiful City.' Although these are in Areas of Stability, they are vulnerable to destabilizing influences.

"We intend to define objective design standards for infill development in these areas, standards that allow new development while protecting the attractive characteristics of these areas, and to incorporate those standards into our land use ordinance. We will use the small area planning process, involving area stakeholders at each phase of the process, to develop infill standards for these areas. Because these areas are developed and stable, an abbreviated version of the small area planning process will be used to plan these areas, which will not be as lengthy, intensive, or demanding on city planning resources as small area plan development for Areas of Change."

Before coming to Tulsa, Fregonese Associates consulted on a new comprehensive plan for Denver, called Blueprint Denver. It's interesting to see that some of what the homebuilders want excised from PLANiTULSA was adopted in Denver. On the main Blueprint Denver page, the following is listed as the first of three major themes (emphasis added):

Areas of Change and Areas of Stability. Direct growth to Areas of Change while preserving the character of Areas of Stability. Areas of Stability include the vast majority of Denver and are primarily the fairly stable residential neighborhoods where no significant changes in land use are expected over the next twenty years. The goal is to maintain the character of these areas and accommodate some new development and redevelopment that maintains the vitality of the area. The majority of new development will be directed to Areas of Change; areas that will benefit from, and thrive on, an infusion of population, economic activity and investment. These areas include the new growth areas of Lowry, Stapleton, the Gateway area, downtown, around transit stations, and along major street and/or transportation corridors.

From the Small Area Plan page (emphasis added):

A small area plan is any plan that addresses the issues of a portion of the city. Small area plans can cover three different geographic scales -- neighborhood, corridor, and district. They can cover as few as 10 acres or as many as 4,500 acres. Small area plans cover a specific geography that often has a cohesive set of characteristics. The result can be a richly detailed plan that addresses the area's unique issues with tailored solutions.

There are three major types of Small Area Plans:

• Station Area Plans (learn more at www.denvergov.org/tod)
• Neighborhood Plans
• Corridor Plans

Criteria for selecting areas for Small Area Plans:

• Evidence of disinvestment, deteriorating housing, and high vacancy, unemployment and poverty rates.
• Significant change is occurring or anticipated.
• Public facilities and/or physical improvements need to be addressed.
• Opportunities for substantial infill or redevelopment are present.
• Opportunities arise to influence site selection, development or major expansion of a single large activity generator.
• Transit station development opportunities.

Also important are criteria that more specifically address the goals of Blueprint Denver:

• Creating opportunity for appropriate development in Areas of Change.
• Stabilizing conditions that threaten Areas of Stability.
• Promoting public investment that increase transportation choice.

Zoning

• Zoning tools include:
• Keep zoning as is
• Amend language in code
• Rezone selected parcels to a new district
• Apply fundamental overlay zones -- e.g. transit or pedestrian overlay
• Utilize a specific overlay zone district
• Evaluate the need for additional development guidelines review

Landmark district

For those buildings or districts with architectural, historical or geographical significance, a landmark district may be recommended to provide protection from demolition or inappropriate remodeling.

View protection

A view of downtown or the mountains from a point in an important public place can be recommended for protection through a view preservation ordinance.

I am writing to urge adoption of the PLANiTULSA vision and policy documents as our city's new comprehensive plan and to urge that they be adopted without substantial modification. If you choose to make substantial modifications, I urge you to forward both the original version (with minor scrivener's errors corrected) and the TMAPC-modified version for the City Council's consideration.

As a member of the PLANiTULSA citizens' team, I have watched the process unfold since its beginning. City of Tulsa planners Theron Warlick and Martha Schulz and the Fregonese Associates team have produced a plan that reflects the vision of the people of Tulsa. As Bob Sober observed, Tulsans spoke and the planners listened.

I've watched Tulsa's planning process for nearly two decades, and I've seen its flaws -- the conflict and uncertainty that our current system creates and the unnecessary limits it imposes. An ideal land use planning and zoning system would have five key qualities:

1. Protect the investments of all property owners, homeowners as well as investors and developers.

2. Be predictable: Clear, objective rules to produce a high degree of certainty about what you can and cannot do with your property and what your neighbors can and cannot do with theirs, not dependent on the whim of city officials or on hiring a expensive zoning attorney.

3. Regulate what matters and leave the rest alone: Stop "protecting" us against situations that really aren't problems, stop getting in the way of creative ideas that would enhance a neighborhood, but do protect us against situations that are harmful to the neighborhood and the city as a whole. A good system allows as much freedom as possible, while not losing sight of the fact that what I do with my property affects the value of my neighbor's property.

4. Accommodate a variety of neighborhood and development types in order to meet a variety of needs and interests. There needs to be a place in Tulsa for an urban, densely developed downtown, for big-box retail, for mixed-use, walkable neighborhoods where car-free living is possible, and for auto-oriented development and residential-only neighborhoods.

5. Be clear and straightforward. The fewer and simpler the rules the better. Extra points for expressing those rules visually, to make it apparent to developers and homeowners alike what is allowed and what is not.

PLANiTULSA meets those criteria. The PLANiTULSA Policy Plan does an admirable job of accommodating growth and redevelopment while protecting the qualities that make most of Tulsa's neighborhoods desirable places to live, shop, play, and work. If the plan's recommendations are adopted and ultimately implemented in the City of Tulsa zoning code, the result will be clear, objective standards and a predictable environment for all stakeholders, including both property owners and developers. That predictable environment will help to reduce conflicts, uncertainty, and costs in redevelopment.

Areas of stability and small-area planning are key components of PLANiTULSA, not mere add-ons. These concepts didn't emerge out of thin air but in response to feedback from Tulsans during the PLANiTULSA process. Tulsans want to see new development, but they don't want it to destroy the qualities that make our best neighborhoods and commercial districts attractive. Designating areas of change and areas of stability reflect that desired balance.

Small-area planning, with the ability to customize rules to the neighborhood, is a tool that nearly every one of our peer cities has under one name or another. Small-area planning is important both to areas of change and areas of stability. In areas of stability, the process can be used to establish objective standards, appropriate to a given neighborhood, for new infill development. Once a small area plan is complete and implemented in the zoning code, as PLANiTULSA recommends, developers would be able to build in accordance with the plan by right without needing a zoning change or a variance or to come before any other board or committee.

The last time I spoke to the TMAPC was to support Jim Glass's Eastbrooke townhouse and office development on 35th Place east of Peoria. I had no personal interest in the project, but I spoke in favor because Glass's proposal was in accord with the Brookside Infill Plan, and I believed it was important to the integrity of our city's planning process for this recently adopted component of the comprehensive plan to be followed. Had the PLANiTULSA approach been in place at that time, corresponding zoning rules would have been adopted to match the small-area plan, and Mr. Glass would have been able to proceed to construction without the delays of going through the TMAPC and the City Council.

Ironically, this approach might have already been in place, but developers successfully lobbied to water down a 1999 task force report dealing with infill development. Small-area planning coordinated with zoning was originally to be included in the task force recommendations, but the development lobby wanted it taken out, and so it was watered down to three pilot infill studies with no promise of future action. More than a decade later, we are still waiting for any of those small area infill studies' recommendations to be reflected in the zoning ordinance.

Back in 2008, at the beginning of this process, PLANiTULSA conducted in-depth interviews and polled a sample of 1000 Tulsans. The survey revealed deep cynicism about the outcome of any planning process. Robin Rather, the pollster, said "A lot of people feel like it doesn't matter how you plan. Folks that have a lot of money, or a lot of influence get to do what they want." Tulsans were telling her, "We engage in the public process, we go to these meetings, we do the hard work, but at the end of the day our expectations are not met." 70% of those polled agreed with the statement, "I'm concerned the plan will be too influenced by those who have a lot of money."

The open, collaborative approach taken by the PLANiTULSA team has done much to allay those fears. The planners listened to what Tulsans wanted, and it's reflected in this plan. But if the TMAPC takes PLANiTULSA, which was developed with the input of thousands of Tulsans, and removes key components to make a powerful special interest group happy, it will reignite that earlier cynicism. It will confirm the fears that at the end of the day, the big shots always get what they want in Tulsa.

In the normal course of business, the TMAPC deals with people who want to change something -- developers who are seeking some deviation from the existing zoning laws in order to build something new. But as you consider this comprehensive plan, remember that its purpose is not only to benefit Tulsa's small community of developers, but all Tulsans, including the vast majority of homeowners who are quite content with the character of the neighborhoods where they live. These homeowners, who have invested both money and love in their homes and neighborhoods, are happy to see a new development replace a run-down building, as long as the new development is generally consistent with the neighborhood.

It is regrettable that, rather than participate in the collaborative PLANiTULSA process and the give and take of citizens' team meetings to raise their concerns, the developers' lobby has opted to try to push its preferences through at the last minute, presuming upon using its influence with the TMAPC. It appears that the developers' lobby's hope is to get the TMAPC to strip out aspects of PLANiTULSA they don't like. These deletions, combined with the TMAPC attorney's opinion that the City Council cannot amend by adding to the plan forwarded from the TMAPC, would, they seem to hope, deprive the City Council of the chance to adopt these aspects of the plan.

The PLANiTULSA policy plan reflects the consensus view, expressed in citywide and small area planning workshops, in citizen team meetings, and in comments from the public, that healthy, stable neighborhoods should be protected against development that would radically change their character, and that small area planning is the best way to develop objective standards for new development in established areas. Removing those ideas from PLANiTULSA effectively destroys the careful balance in the plan.

I urge the TMAPC to forward the PLANiTULSA documents to the City Council as originally presented, with the minor scrivener's errors corrected. If you choose to make significant changes to the documents, I would ask that you forward both the original version (with the minor errors corrected) alongside your modified version, giving the City Council the option to choose between the two plans, rather than seeking to limit the City Council's options as the development lobby seems to want. The councilors are, after all, the elected representatives of the people, and the City Council is our city's legislative body, entrusted with making policy decisions on behalf of Tulsa's citizens.

In addition to the lovely winter storm we're enjoying on the first day of spring, there's a storm swirling around PLANiTULSA, Tulsa's first comprehensive plan since the late '70s.

After almost two years of public input from thousands of Tulsans, the PLANiTULSA policy plan, vision document, and land use map have been submitted to the Tulsa Metropolitan Area Planning Commission (TMAPC). The TMAPC is in the midst of a public hearing on PLANiTULSA, with the third and possibly final session of that hearing this coming Tuesday, March 23, 2010, at 6 p.m. in the City Council chambers. After the public hearing is closed, the TMAPC will stop taking public comments and will deliberate, possibly making significant modifications to the plan. They will then forward the plan to the City Council for final approval, at which point there will be another public hearing.

Here at the end of the process, several groups -- traditional Tulsa power brokers with declining influence -- have emerged asking for significant, even radical, changes to the plan and are asking for an extension of the public comment period to give them more time to twist arms for their pet provisions. They were given a seat at the table, had representatives on the citizens' advisory team, and even had private meetings with the PLANiTULSA consultant team. Now they claim they haven't had enough time to read and evaluate the plan, and they're presenting changes that would unbalance the plan to suit their self-interests.

Jim Beach, a former INCOG land use planner and now a land use consultant for Wallace Engineering, has a blog post asking these groups, "Where have you been the last two years?"

Over 6,000 individual Tulsans took their opportunity seriously when invited to attend numerous workshops and have their opinions heard openly during the past two years of PLANiTULSA. The result is a world class Comprehensive Plan proposal that an unprecedented number of people have helped create in a healthy, open, engaging, and democratic process. It has been inspiring and refreshing.

This process didn't happen behind closed doors. It's not the product of special interest deal making. It didn't happen by following the old familiar back scratching methods we're all familiar with and with which many are vaguely uncomfortable but generally accept as "the way it's done."

If you are a member of one of the groups just now opening your door and coming out to delay, derail, or dilute the work of thousands of people over thousands of hours, you are demonstrating exactly the behavior that creates a vast divide between "us and them".

Read the whole thing. (And you'll also want to read his remarks to the TMAPC, urging approval of PLANiTULSA.)

Beach points out that what's at stake is not just the substance of the plan but also how we handle major public decisions in this town. If you've been involved at all in Tulsa civic matters, you know the old pattern of task forces and vision processes: a public input phase, followed by the special interests hijacking the process for their own purposes, with the resulting conclusion being whatever the powers-that-be wanted in the first place. PLANiTULSA -- so far -- is a complete break with that pattern, but we need to show up and speak out if we don't want a relapse to occur:

If left unchallenged, the old methods will continue to be effective in their tried and true, subversive ways.

Part of the paradigm shift that has already occurred through the PLANiTULSA process includes fundamental changes in how we approach the process of public engagement. There is a renewed expectation that everyone has a place at the adult table and if you want to be part of the discussion, you need to show up on time and have your say.

It is absolutely crucial that as many of us as possible make it clear to the TMAPC that we want them to recommend approval of our new Comprehensive Plan - as we created it, with a solid and well documented background of vision development and citizen input.

My intention is to write something specific today about each of three groups who feel threatened by PLANiTULSA and are trying to alter the plan for their own purposes. I hope to explain why the points of the plan they are challenging are worth defending. (Will I get that done? I'm trying to juggle time with family and the hectic final stages of a major project at work -- the job that actually pays the bills -- with staying engaged on this important process through its conclusion.)

But even before we get to the the 11th-hour complainers and the substance of their complaints, the integrity of the PLANiTULSA deserves to be defended. The city planners running PLANiTULSA and the consultant team have been committed to an open and above-board process, driven by public input. We shouldn't sit complacently while traditional power brokers with a sense of entitlement try to remake our plan to serve their narrow interests.

I spoke at Wednesday's TMAPC public hearing on PLANiTULSA, Tulsa's first comprehensive plan in a generation. I haven't had time to write my thoughts on the event, but my friend Jamie Jamieson copied me on an email to a Pearl District neighborhood leader. He did a fine job describing yesterday's PLANiTULSA hearing at the TMAPC and analyzing the undercurrents among the special interest groups seeking to delay the process and dismember the plan. With his permission I'm publishing it here.

At the end of the meeting, the TMAPC decided not to end the public hearing, but to continue it until March 23, at 6 p.m. The public will again have the opportunity to speak, and comments may be also submitted online between now and the end of that meeting (unless the commissioners decide again to extend the time).

Let me underscore what Jamie says about the need for ordinary Tulsans to make your voices heard. If you participated in PLANiTULSA, in the citywide workshops, the small-area workshops, the survey, or some other way, if you want your input to matter, you need to express your support for the plan to the TMAPC.

I will be [unavailable for the March 23 meeting]. I delayed [an event] so that I could be present at and speak at yesterday's meeting, which I believed would be the last such hearing. As it was, so many people spoke - at length and to good purpose - that I didn't get to speak. It was a well-run hearing in that many people had their say and the Commissioners took time to engage closely with speakers in detail. The Commissioners handled it pretty well, particularly Bill Leighty and Liz Wright who both asked incisive questions. All the fog of misinformation circulated in recent days evaporated after a series of close questioning by BIll Leighty at the very outset of the hearing. I think it is imperative that the official voice of the Pearl District is heard, from the President at the next hearing. Christine [Booth] did very well, at short notice at the first hearing, and I spoke at that meeting too. We both sat through yesterday's 3.5 hour hearing, when we could have been doing our day jobs. We now need others to take up the slack.

It's starkly clear that the homebuilders, realtors and the Chamber, all of whom showed up to complain yesterday, are mounting a serious effort to torpedo key features of PLANiTULSA. They give the impression of having lain in wait for two years.

It looks as if the strategy is to drag out, obfuscate, confuse, conflate, alienate, discredit and ultimately emasculate the Plan to suit a myopic view of their own narrow interests, at the expense of Tulsa and Tulsans. A tactic in this is (i) to show up at the tail-end of the process when normal people have made their contribution to the process, and are at their day jobs, (ii) to gradually wear everyone else out to a point where no one else shows up except them, and (iii) to connive and lobby behind closed doors. They are now variously asking for a 60 or more days delay for their 'members' to consider PLANiTULSA's 200 pages. Never mind that everyone else has already read it. Perhaps - being charitable - they're just slow readers.

The Chamber, of which I am a long-time and slightly embarrassed member in particular made itself look hopelessly out of touch: it sent a new and floundering employee along to ask for a delay with the flimsiest of rationales. It seemed pretty clear that it's been 'got at' by the Home Builders, who merely succeeded in making the Chamber look stupid - to the extent that the audience laughed at the Chamber's first utterances. Their representative left early. 'Mission accomplished'. Engagement Over.

It seems to have escaped these organizations' notice that their respective, individual members are also Tulsans, who have had the opportunity to engage at any point in the last two years with PLANiTULSA. In fact many individual members such as I have actually done so. I am hoping that the Commissioners, who are an intelligent group of mature people, see through this for the sham - and shame - that it is.

While these respective groups have every right - and indeed duty - to speak at hearings, their seemingly calculated absence from the PLANiTULSA discussion process until the last minute is at best negligent, and at worst cynical, irresponsible and reprehensible. Up to 6,000 other Tulsans like them spent more than two years working on this project, as individuals. Now these organizations think they can come in and over-ride it at the last minute with a torrent of proposed corrections (most of which have actually been accommodated - almost to a fault - by the PLANiTULSA team).

An inspired, progressive, constructive, mature, public process is threatening to turn into a tedious yet predictable struggle of unimaginative, vested interests wishing to preserve a crumbling status quo (characterized by back-room deals, with scant regard to the real world) versus Tulsa's residents and the true interests of Tulsa and its economic and fiscal viability.

It's enough to make me want to move to Portland, along with everyone else under 30: the vocabulary there is about progress, adaptation to a radically changing world, innovation, new ideas. Our public policies here in contrast seem orientated around protecting the interests and personal feelings of a bunch of good ole boys whose time has... gone. The intellectual and policy high ground has transferred to the neighborhoods and to hitherto sidelined planners. Philanthropists and tax-payers meanwhile pay for the intellectual deficit - in hard cash.

So I trust you and other neighborhoods will show up and speak on March 23. Whilst the critics of PLANiTULSA were heavily out-numbered yesterday some opponents still haven't spoken, and will take up their right to do so at the next - and, I trust, final - hearing.

This is, sadly, a fight that in my view will determine whether Tulsa has much of a future.

As Jamie says, the hearing was very well handled. I felt I was heard. At many public hearings of this sort, the committee or board hears the speaker without response or interaction, and the speaker doesn't know how the members will process the information until the board discussion has begun, at which point there's no opportunity to clarify or rebut. After I spoke at Wednesday's hearing, however, a number of TMAPC members asked me questions that indicated they'd been paying attention and that gave me a chance to clarify and expand on my prepared comments. They did this for all the speakers, and that's why it seemed to take 20 minutes to hear each person, despite the 5 minute time limit.

As for the special interests asking for a delay and/or at the last minute requesting massive changes to the plan: These groups all were given a seat at the table. Home Builders Association executive VP Paul Kane and homebuilder Ken Klein were both members of the Citizens Advisory Team for PLANiTULSA, as was Al Unser, the head of the Greater Tulsa Association of Realtors, and Mike Neal, president and CEO of the Tulsa Metro Chamber. Many more people connected with the Chamber and the development industry were appointed by Mayor Taylor to those committees. (I was rather worried about it. I needn't have worried, apparently, as they opted not to participate actively. The two-tier distinction between advisers and partners was quickly collapsed into the single tier of the citizens team.)

These interest groups should have been following the process all the way through and should have raised their concerns earlier on, to be discussed by the Citizens Team. If they came to the meetings, they never seemed to have much to say. It's as if they thought it beneath their dignity to have their concerns aired amongst οἱ πολλοί. The concept of "Areas of Change and Stability," the issue that has the Home Builders Association upset, has been under discussion since spring 2009. It was included in the online background material for the "Which Way Tulsa" survey, issued in May, and it was in the draft Vision document issued on September 15, 2009.

Today is the final public hearing before the Tulsa Metropolitan Area Planning Commission for adoption of the PLANiTULSA vision and policy documents as Tulsa's first comprehensive plan in a generation. The hearing is in the City Council chambers today at 1:30, and I urge you either to attend and speak in support of the plan or send in a comment card for the TMAPC's consideration. Comments must be received before the close of the public hearing in order to be considered.

If you cannot appear in person, but would like to submit your testimony to the Planning Commission, please complete this online comment card or email your comments to planning@cityoftulsa.org and TMAPC@incog.org

PLANiTULSA supporters need to speak up. Elements of the developers' lobby in Tulsa are trying to strip away key components of the plan. These developers -- particularly the homebuilders -- object to the notion of "areas of stability" as it would appear to interfere with their ability to scrape midtown lots and turn leafy midtown neighborhoods into subdivisions full of Plano Palaces. (Here are the comments on the plan submitted Monday by Paul Kane, Home Builders Association of Greater Tulsa Executive Vice President.)

P. 75 of the land use chapter of the PLANiTULSA policy plan defines areas of stability and the kind of development the plan anticipates for such areas:

2.9 Establish criteria for identifying areas of stability. Define areas of stability as:

• Established neighborhoods
• High performing commercial and industrial areas
• Historic districts and areas with concentrations of historic structures

Planning/investment priorities for areas of stability include:

• Connectivity and streetscapes improvements


• Housing/neighborhood revitalization and rehabilitation programs


• Redevelopment of aging strip centers or corridors


• Small-scale infill that complements the character of the neighborhood and is consistent in form, scale, rhythm and proportion, as seen from the street

The developers also want to gut the small-area planning concept. PLANiTULSA proposes an extension of the sort of thing we're already doing (e.g. the Pearl District Plan, the Brookside Infill Plan), but the PLANiTULSA approach is to turn those plans, once they're complete and have been adopted, into zoning rules, so that a developer would be able to build something in accordance with the plan by right, rather than needing special TMAPC or BOA permission to proceed. This approach would make things much easier for developers in areas targeted for redevelopment, but the developers want things easier for themselves everywhere. The developers particularly don't want small-area planning applied to areas of stability, where the process could be used to develop design standards for infill redevelopment in established neighborhoods.

The developers' lobby strategy seems to be grounded in a legal theory that if the TMAPC takes elements out of the plan, the City Council can't put them back in. As seven of the nine city councilors were elected over the developers' lobby's objections, the TMAPC is their best shot at getting their way and blocking the council from adopting the complete plan. That's why it's important for ordinary Tulsans to have their voices heard by the TMAPC today.

While leaders of development and real estate organizations and prominent developers were appointed to the PLANiTULSA Citizens' Advisory Committee, they never seemed to participate in the give-and-take of the plan development process. I guess they thought they could swoop in at the last minute and have the TMAPC remake the plan to their liking.

Back in April 2006, I wrote a column in which I described five characteristics of an ideal land use planning and zoning system for Tulsa. Here are those five characteristics:

1. The aim of an ideal system would be to protect the investments of all property owners. That means homeowners as well as investors and developers.

2. My ideal system would be predictable. Before you invest in a piece of property you should be able to know with a high degree of certainty what you can and cannot do with your property and what your neighbors can and cannot do with theirs. If permission is dependent on the whim of city officials or on hiring a sufficiently expensive zoning attorney, the system isn't working as it should.

3. My ideal system would regulate what matters and leave the rest alone. Too often, our zoning code "protects" us against situations that really aren't problems, getting in the way of creative ideas that would enhance a neighborhood, while blithely permitting situations that are harmful to the neighborhood and the city as a whole. A good system allows as much freedom as possible, while not losing sight of the fact that what I do with my property affects the value of my neighbor's property.

4. My ideal system would accommodate a variety of neighborhood and development types in order to meet the variety of needs and interests in a city as big as Tulsa. There needs to be a place in Tulsa for an urban, densely developed downtown, as well as for big-box retail. There needs to be a place for both mixed-use, walkable neighborhoods where car-free living is possible, and for auto-oriented development with big-box stores and residential-only neighborhoods.

5. My ideal system would be clear and straightforward. The fewer and simpler the rules the better. Extra points for expressing those rules visually, to make it apparent to developers and homeowners alike what is allowed and what is not.

I support adoption of PLANiTULSA because, if adopted and if implemented, it will come close to creating the ideal system I outlined.

URGENT UPDATE: I've heard that Ms. Cobb sent an email blast that's generating some panicked comments attacking PLANiTULSA. If her email is as misinformative as her remarks to the TMAPC (see below), her influence will need to be countered by those who have actually read the PLANiTULSA policy plan and understand it. Your last opportunity to weigh in is tomorrow (March 10, 2010), at the TMAPC public hearing, beginning at 1:30. You can also fill in a comment card but it must be submitted before the TMAPC public hearing tomorrow in order to be considered by the TMAPC.

If you're wondering about the opposition to PLANiTULSA, Tulsa's first comprehensive plan update in a generation, here is one example, from the Feb. 23, 2010 TMAPC public hearing on the plan. Martha Thomas Cobb is a Realtor, and during her remarks to the TMAPC, she says that she tells her potential buyers that they can't remodel a house in a Historic Preservation zoning district without their neighbors' permission, and so the buyers decide they'd rather not buy houses in those districts. Therefore, in her view, overlay zoning and design guidelines are harmful to a neighborhood. She objects to the PLANiTULSA policy plan because of its advocacy of "areas of stability" where infill should be compatible with existing development.

Watch her comments for yourself in the TGOV video of the Feb. 23, 2010, TMAPC public hearing on PLANiTULSA. The key quote is about 1:20:36 into the video:

Swan Lake and North Maple Ridge are areas that have also added designations of preservation. As a Realtor, once I explain the fact that somebody cannot remodel without the plan being approved by their neighbors, unless they are happy with the house as it stands -- which nobody ever is when you're showing them property -- they choose other locations in town without this obstacle.

There are a couple of significant errors in her statement. In the first place, HP overlay zoning in Tulsa governs only what is visible from the street. You can remodel the interior of a home in an HP district to your heart's content without needing any special approval peculiar to the HP district. See Title 42, Chapter 10 A, for all the details, but here's the key provision, section 1053 C:

Within a Historic Preservation District, work, as defined in this Chapter, shall not commence unless a Certificate of Appropriateness has been first issued; provided however, that work related to the following shall not require a Certificate of Appropriateness:

1. Ordinary maintenance and repair which shall include the removal, installation, or replacement of guttering; the removal or replacement of roof covering with like material; and the application of any paint color to non-masonry surfaces.

2. Interior of buildings and structures.

3. Portions or parts of buildings, structures, or sites not visible from adjoining streets.

4. Accessory structures or buildings, such as storage sheds, garages, decks, patios, fencing, swimming pools and pool houses that are not part of the primary structure, provided however, such structures and buildings are not located in front yards.

5. Installation of radio or television antenna.

6. General landscape maintenance and planting of new organic materials.

7. Work required for temporary stablization of a building or structure due to damage.

And if you do want to change the exterior facade of the house, your neighbors don't have the power to veto it. Approval is handled by the Tulsa Preservation Commission and is granted or denied on the basis of clear standards in the zoning ordinances, and if you're not happy with the TPC's decision you can appeal it to the City Board of Adjustment.

The kind of design standards anticipated by the PLANiTULSA land use plan to define compatible infill would generally be less stringent than HP standards. From p. 33 of the land use chapter of the policy plan:

The Existing Residential Neighborhood category is intended to preserve and enhance Tulsa's existing single family neighborhoods. Development activities in these areas should be limited to the rehabilitation or improvement of existing homes, or small-scale infill that that complements the character of the neighborhood and is consistent in form, scale, rhythm and proportion as seen from the street.

But getting back to Cobb's comments: Suppose you owned a home in an HP district but had to sell it because your company was relocating you to another city. How would it make you feel, knowing that a Realtor was deterring buyers who were interested in your house with inaccurate comments about the impact of HP zoning on their ability to remodel the house? Those inaccurate comments might mean you're paying on two houses for several months more. I am not a lawyer, but I wonder whether such comments might be grounds for a tortious interference claim. I am not a Realtor either, but as a layman I would think that, at the very least, a Realtor who would let his personal prejudice against and/or misunderstanding of historic preservation overlay districts interfere with acting in the seller's interests could be at odds with state real estate regulations or the Realtor ethics code.

TMAPC member Phil Marshall, himself a Realtor and homebuilder as well as a past president of the Brookside Neighborhood Association, asked Cobb, "Do you find a lot of rundown homes in these areas [Swan Lake and North Maple Ridge]?" Her reply, "Yeah, pretty much." (Marshall's question seemed tongue-in-cheek to me.)

To the contrary, here's a heat map showing the value of recent home sales in the Tulsa area, with North Maple Ridge and Swan Lake right on the $250K border. A quick scan of Zillow for recent home sales show that most homes in these areas are going for around $100 per square foot or better. In Tulsa, that's an indication of strong demand.

The general thrust of Cobb's remarks were that overlay districts with design guidelines are a violation of a homeowner's constitutionally protected property rights. But every parcel in the city has restrictions on setback, lot coverage, height, and use. In an overlay district, those restrictions are customized.

Oklahoma City has had districts of this sort since 1981, governing both residential and commercial areas, including Bricktown and downtown. Wichita, Kansas City, Dallas, Fort Worth, Denver, San Antonio, Austin, St. Louis -- nearly all of our peer cities in this region and beyond have some type of land use district where design requirements for new development are customized to be compatible with existing development in a district. They go by many names -- overlay, conservation, special review, special use.

One more thing: Cobb said she didn't think there were real estate builders and brokers and attorneys involved in the PLANiTULSA process. In fact, representatives from the Home Builders Association and other real estate organizations, including Paul Kane, Executive Vice President of the Home Builders Association of Greater Tulsa, and Al Unser, CEO of the Greater Tulsa Association of Realtors, along with other prominent members of the real estate and development community (e.g. Bruce Bolzle of KMO, Ken Klein of Kleinco, and Paul Wilson of Twenty-First Properties) were members of the PLANiTULSA citizens' team that provided oversight and advice throughout the process.

MORE: If the name Martha Thomas Cobb seems familiar, I wrote about a mass email she sent prior to the 2008 city election that began "CALL YOUR NEIGHBORHOOD COUNCIL REPRESENTATIVE AND TELL THEM YOU ARE AGAINST MIDTOWN TULSA."

This announcement in the latest TulsaNow newsletter is worth your attention. I've also been hearing rumblings about certain special interest groups who have avoided making public comments about PLANiTULSA now trying to get their own way behind the scenes, as they are accustomed to doing.

The PLANiTULSA process has been more open than any public input process I've ever seen in Tulsa, and all the comments submitted by the public have been made available. The documents resulting from the process are balanced and practical, moving us toward the transparent and predictable land use planning process many of us have been hoping for, an approach to land use planning that maximizes opportunities for innovation in new development while respecting the investments made by existing property owners in stable areas.
Anyway, here's the TulsaNow announcement:

TMAPC Public Hearings:
Tues, 2/23, 4:00-7:00 PM
Wed, 3/10, 1:30-4:30 PM
Location: City Hall, 2nd and Cincinnati

Make your voice heard! The Tulsa Metropolitan Area Planning Commission (TMAPC) will hold public hearings to receive your input on PLANiTULSA, consider amendments, and ultimately vote to recommend approval of the plan to the City Council.

Click here to learn more!

After more than two years of an incredibly open and well-received public process, expect various entities to make an eleventh-hour appearance in an attempt to shape the final product to suit their narrow interests. Speak up, and remind the TMAPC of the unprecedented public involvement that created a vision for Tulsa's future that serves the entire community.

Be informed. Stay involved.

This is especially important if you care about protecting the character of healthy, older neighborhoods. (It's interesting to see that certain interest groups have zeroed in on language that defines how infill should fit into areas of stability. Other groups would like to eliminate the entire concept of "areas of stability!")

Thanks to PLANiTULSA's diligent efforts to maintain transparency, you can view the PLANiTULSA Consolidated Log, which includes the comments that have been received by PLANiTULSA, and the responses/changes that have been made by the consulting team in response to public input. (Hint to neighborhood activists: pages 11-13 are especially illuminating.)

Speak up!

Please take a few minutes to communicate your support for PLANiTULSA.

If you would like to speak at one of the TMAPC meetings, 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.

Download a Comment Card that you can fill out online and email, print out and mail, or bring with you to the hearing. Paper copies will also be available at the hearings. These comments should include your name and contact information, and may be submitted in one of the following ways:

Send "snail mail" to:
Ms. Michelle Cantrell, TMAPC
c/o INCOG
Two West 2nd Street, Suite 800
Tulsa, OK 74103-4236

Email to:
PLANiTULSA Team
planning@cityoftulsa.org

MORE INFO: www.planitulsa.org

The formal process of adopting the PLANiTULSA vision and policy plan as part of the City of Tulsa's comprehensive plan will begin this Tuesday, February 23, 2010, with a public hearing from 4 to 7 p.m. at City Hall, 2nd and Cincinnati, on the 2nd floor. The public hearing will be continued to a March 10 TMAPC meeting at the usual time and day of the week.

There is a memo detailing how the TMAPC plans to handle the public hearing process for PLANiTULSA. You can sign up ahead of time for an opportunity to speak by calling (918) 576-
5684.

TMAPC plans to keep the public hearing open through subsequent meetings until everyone who wishes to speak has had a chance.

Unfortunately, once the TMAPC members begin their discussion and begin to consider amendments to the PLANiTULSA documents, the public will no longer have an opportunity to comment. This is normal, but nonetheless frustrating. We won't really know what our TMAPC members intend to change until it's too late to offer comment or rebuttal. I would urge the TMAPC to allow public comment on each substantive amendment taken up for consideration. I would also urge the City of Tulsa planning department and INCOG to make public in advance of the meeting any language they provide to the TMAPC as a possible plan amendment, to allow for public comment in the public realm (if not in the TMAPC meeting itself) prior to the TMAPC considering such an amendment.

It should be noted that the TMAPC does not have the final word, and whatever amendments the TMAPC adopts can be wiped out by the City Council.

MORE: There's one final Council District meeting on PLANiTULSA. It's tonight, Monday, February 22, 2010, from 6 to 8 pm, at Memorial High School, in Council District 7.

A series of meetings about PLANiTULSA, the proposed new comprehensive plan for the City of Tulsa, will be held in each city council district starting tonight and continuing over the next two weeks, hosted by the district councilor. Here's the schedule:

The meetings will include a presentation of the process, concepts, plan elements, and maps. Although these meetings are not public hearings, staff will field questions and comments. 

The official process of deciding whether this plan will be officially adopted as the City of Tulsa's Comprehensive Plan begins with a public hearing before the Tulsa Metropolitan Area Planning Commission (TMAPC). The TMAPC hearing will begin on Tuesday, February 23, 2010, 4 p.m. to 7 p.m. and will be continued to Wednesday, March 10, 2010, 1:30 p.m. to 4:30 p.m.  The TMAPC will make a recommendation (adoption, adoption with amendments, rejection) to the City Council, which has the final decision.

You can review the latest drafts of the PLANiTULSA vision, policy plan, and maps, and submit your comments, at PLANiTULSA.org. 

A busy evening -- was with over 200 Tulsans at the PLANiTULSA public forum, then had to come home to entertain the four-year-old so he wouldn't distract big sister, who had a writing assignment to finish for tomorrow. Thankfully the four-year-old was content to sit on my lap as we watched Scott Brown's victory speech. Later, after the kids were finally in bed, I cracked open a victory bottle of Sam Adams Honey Porter, an appropriate way to celebrate a revolutionary victory.

This town-by-town map of Massachusetts election results is interesting. I was not surprised to see Democratic nominee Martha Coakley get 75% in my college hometown of Nuclear-Free Brookline or 85% in the People's Republic of Cambridge. I was surprised that Coakley won, and by big margins, in rural western Mass., which once upon a time sent Republicans to the U. S. House. I was pleased to see Brown won the town of Barnstable, which includes the village of Hyannisport, site of the Kennedy Compound. And while Coakley won Martha's Vineyard, her percentages varied inversely to proximity to Chappaquiddick; Edgartown gave her only 55%.

I tweeted the first part of the PLANiTULSA meeting, hope to write more about it tomorrow evening. In the meantime, you can visit PLANiTULSA.org to read the final version of the policy plan and see draft land use and transportation plan maps. There's even a KMZ version of the land use and "areas of stability" maps, so you can view them in Google Earth.

What: PLANiTULSA public forum, led by John Fregonese
Where: Central Center at Centennial Park, on 6th St. west of Peoria
When: Tuesday, January 19, 2010, 6:00 pm to 8:00 pm
Who: Open to the public

John Fregonese, head of Fregonese Associates, which developing the new comprehensive plan for the City of Tulsa, will present the basics of the draft comprehensive plan. There will be an opportunity to use "clickers" to provide instant feedback on key concepts. Light snacks will be served.

Before the meeting, take time to download the working drafts of the Policy Plan from the PLANiTULSA website, look them over, and send in your feedback. The Policy Plan is divided into five components: Land Use, Transportation, Economic Development, Housing, and Parks, Open Space, and Environment.

On the PLANiTULSA.org website, there is a new working draft of the PLANiTULSA policy plan, a component of a new comprehensive plan for the City of Tulsa. The policy plan covers, in broad terms, city policy would be concerning land use, transportation, housing, economic development, and parks, open space, and the environment. The plan is available for review and comment. Sometime in January, the formal public hearings will be held. A final draft will be submitted to the TMAPC. The TMAPC will make their recommendation, which could include amendments, to the City Council, and then the City Council could adopt the plan as recommended by the TMAPC, make further changes to the plan, or reject it altogether. If adopted, the plan would then be used by city officials to shape land use and zoning policy and infrastructure improvements.

Download the documents, read through them, and then send your comments to the City's PLANiTULSA team.

Also today, I attended a brief training class on Return on Investment (ROI) software developed by Fregonese Associates. The system allows you to evaluate the economic viability of a proposed development by specifying a variety of factors affecting the cost of development and the potential revenue (from leasing or selling units). Some of those parameters are derived from the parking requirements in the City of Tulsa's zoning code. It's quickly apparent that our high minimum parking requirements act as a barrier to new commercial development.

Pat Campbell interviewed not-ousted Tulsa Metropolitan Area Planning Commission (TMAPC) member Elizabeth Wright on 1170 KFAQ Wednesday morning. It was an informative interview -- well done to both Pat and Liz. You can listen to the interview on the station's podcast:

TMAPC's Elizabeth Wright interviewed by Pat Campbell, December 2, 2009

County Commissioner Karen Keith's attempt to oust Elizabeth Wright from the Tulsa Metropolitan Area Planning Commission (TMAPC) failed for lack of a second at this morning's Tulsa County Commission meeting. Barring another ouster attempt, Wright will continue to serve on the TMAPC until her term expires on January 18, 2011.

In the course of the ongoing effort by Tulsa County Commissioner Karen Keith to remove Tulsa Metropolitan Area Planning Commission (TMAPC) member Elizabeth Wright, I've heard and read the TMAPC described as a "quasi-judicial body." Accordingly, these same sources claim that TMAPC members are like "referees," that they are to remain impartial throughout the process, and that they should only inquire about and consider very narrow criteria in deciding zoning applications.

In the specific case of Liz Wright, this perspective says that she is wrong to ask questions about issues like stormwater runoff (technical matters beyond the TMAPC's purview, it's said), was wrong to "counsel" the Holland Lakes homeowners about arguing their case to the City Council (regarding a zoning application that the TMAPC had already heard; Wright says she presented standard TMAPC material on how to be effective presenting your case), and was wrong to vote on a zoning application involving a parcel adjoining the neighborhood where she served as neighborhood association president (even though the neighborhood association didn't support or oppose the application and thus had no interest in its approval or rejection).

Apart from the specifics of Liz Wright's situation, I'm concerned that a false understanding of the TMAPC's function and nature hamstrings its ability to engage in actual planning and reduces the TMAPC to little more than scorekeepers for the zoning process. This idea of the TMAPC as quasi-judicial referees in all respects doesn't square with state statutes and city ordinances that define the TMAPC's composition and roles, nor does it fit what I've heard and observed in the eighteen years I've observed the TMAPC's proceedings.

Let's look at the law. The TMAPC is one of at least eight types of planning commissions enabled by Oklahoma statute (that I've found so far), each with its own section of either Title 11 (Cities and Towns) or Title 19 (Counties):

(1) Municipal planning commissions (Title 11, Article XLV)

(2) Regional planning commissions (Title 11, Article XLVI) -- covering three miles around the city limits

(3) City planning commissions for cities over 200,000 (Title 11, Article XLVII)

(4) County planning commissions (Title 19, Section 865.1 et seq.)

(5) Joint city-county metropolitan area planning commissions for counties over 180,000 (Title 19, Section 863.1 et seq.)

(6) Joint city-county planning commissions for smaller counties (Title 19, Section 866.1 et seq.)

(7) County planning commissions for counties over 500,000 (Title 19, Section 868.1 et seq.)

(8) Lake area planning commissions (Title 19, Section 869.1 et seq.)

The TMAPC is the only planning commission in Oklahoma of type (5). You can read the enabling legislation beginning here at 19 O. S. 863.1, and clicking "Next Section" to read through the whole thing. Or you can click this link to see an index of the subsections of 19 O. S. 863. Most of the statute has to do with the planning commission's role regarding county zoning.

The planning commission's role regarding City of Tulsa zoning is defined by Title 42 of Tulsa Revised Ordinances. Also known as the City of Tulsa Zoning Code, Title 42 requires that amendments to the zoning map and zoning code be submitted to the TMAPC for a report and recommendation. You can search through the document yourself for references to "Planning Commission."

Since the Wright controversy regards applications for zoning map amendments in the City of Tulsa, specifically planned unit developments (PUDs) and a straight rezoning, let me highlight the applicable paragraphs:

Section 1107: TMAPC reviews PUD applications. The TMAPC is to determine:

1. Whether the PUD is consistent with the Comprehensive Plan; 2. Whether the PUD harmonized with the existing and expected development of surrounding areas; 3. Whether the PUD is a unified treatment of the development possibilities of the project site; and 4. Whether the PUD is consistent with the stated purposes and standards of this chapter. The Planning Commission shall forward its recommendation, the application, and the development plan to the City Council for further hearing as provided in Subsection 1107.E.

That's a pretty broad set of criteria, and it doesn't seem to preclude a TMAPC member from asking about a particular technical subject. The City Council has the final say.

Section 1700 requires TMAPC input on zoning code amendments:

The regulations, restrictions, prohibitions and limitations imposed, and the districts created may from time to time be amended, supplemented, changed, modified or repealed by ordinance, but no change shall be made until the Planning Commission, after notice and public hearing, files with the City a report and recommendation on the proposed change. In addition to the procedural provisions hereinafter set out, the Planning Commission shall adopt procedural rules for the conduct of zoning public hearings.

Section 1701 sets out criteria for zoning map amendments:

It is the policy of the City of Tulsa that in the consideration of proposed amendments to this code that:

Amendments will be adopted to recognize changes in the Comprehensive Plan, to correct error, or to recognize changed or changing conditions in a particular area or in the jurisdictional area generally.

Sections 1702 and 1703 deal with zoning text and zoning map amendments respectively. In both cases, the TMAPC is to report to the City Council, which has the final decision.

Nothing in these sections limits the kind of information the TMAPC can gather or consider in making its recommendation.

Nothing in the Oklahoma statutes or the City of Tulsa ordinances describes the TMAPC as a quasi-judicial body. The only explicit use of the term quasi-judicial with respect to the TMAPC is in the TMAPC Rules of Procedure and Code of Ethics. These rules are adopted by the TMAPC, and the TMAPC has the freedom to modify them within the scope of the enabling state and city legislation.

Section II. C. of the most recent version of the TMAPC rules says:

Although not forbidden, per se, ex parte communication has the potential to influence a Planning Commissioner's decision on quasi-judicial matters before the Commission. The Planning Commissioner who receives ex parte communication may, if he or she feels that it is appropriate, disclose this prior to public discussion of the subject matter.

The wording here suggests that there are matters before the Commission that are not quasi-judicial.

A section of the state statutes applicable to the TMAPC, 19 O. S. 863.23, provides a clue as to what matters would and would not be considered quasi-judicial:

Any person claiming to be aggrieved by any act of the [planning] commission in administering this act, or any regulations promulgated pursuant thereto, may as to any matter concerning plats, subdivisions and lot-splits, both as to land situated in the corporate limits of the municipality and as to land situated in the unincorporated area of the county, appeal directly to the district court of the county and the district courts of said counties are hereby expressly vested with jurisdiction to hear and determine said appeals....

There shall be no right of appeal from any act of the commission in its advisory capacity to the [city] council and board [of county commissioners] or from any of its acts which are subject to review, repeal or modification by said governing bodies.

So the TMAPC has the final say regarding lot splits, subdivisions, and plats, and those matters can only be appealed to district court. But that isn't the case when the TMAPC acts in an advisory capacity to the legislative body, as with zoning map amendments.

All the issues raised against Liz Wright have to do with applications for city zoning map amendments, which are not quasi-judicial, but legislative. The zoning map is a part of the city ordinances, and changing involves adopting an ordinance. A zoning change is a change of the rules.

The complaints against Wright disappear if they're considered in a legislative context. We don't expect members of a legislative committee to be dispassionate, to have no prior opinion, to avoid contact with interested parties, or to limit the questions they ask about a proposed change in the law. We don't expect a unanimous vote from a legislative committee, and it's normal for a legislator on the losing side of a committee vote to debate against the committee's recommendation when it reaches the final stage of approval.

So how has the impression spread that the TMAPC is a quasi-judicial body? It may be a misunderstanding based on the reality of a few TMAPC functions (approval of lot splits, subdivisions, plats) that are quasi-judicial. But I suspect that there are those interests who want planning commissioners to believe that their discretion on zoning changes is extremely limited, which would make it easier to drive them as a body to the preferred conclusion.

Tulsa County Commissioner Karen Keith has yet to supply Tulsa Metropolitan Area Planning Commission (TMAPC) member Elizabeth Wright with a list of specific allegations justifying Keith's call to remove Wright from the TMAPC over a year before her three-year term is due to end, according to an email from Wright earlier today. The County Commission, which appointed Wright in 2008, is slated to vote on her removal tomorrow, November 30, 2009.

Removing a TMAPC member before the end of the term can only be done for cause. Keith's November 2, 2009, petition to remove Wright named two provisions of the TMAPC code of ethics and a general complaint ("conduct which materially and adversely affects the orderly or efficient operation of the TMAPC") which Wright is alleged to have violated but did not provide specifics -- which actions of Wright's on which dates are supposed to have been violations warranting premature removal.

The public hearing on Keith's petition was held at the Tulsa County Commission meeting last Monday, November 23, 2009, but the final vote was delayed a week to allow Keith to present those specifics and to allow Wright time to respond. Even if Wright receives the list today, she will have less than 24 hours to prepare a defense. The public will not have time to provide input to their County Commissioners.

Because public hearings cannot be continued from one meeting to the next, the public hearing on Wright has already concluded, and the public will not be allowed to address the County Commission about Keith's specific accusations.

The third charge was dropped, and the County Commission agreed to use the 2004 ethics rules as the basis for judgment, not the rules adopted on April 22, 2009, after the violations are supposed to have occurred.

The just thing to do would be to kill Keith's campaign to oust Wright because of Keith's failure to present a specific indictment. In fact, the hearing should never have been scheduled without those specifics. Let Keith come back and try again, from scratch, when she is better prepared.

At the very least, Liz Wright and the public deserve at least a week after those specifics are released before a full public hearing is held and a vote is taken.

I can't attend Monday morning's Tulsa County Commission meeting, so I sent the following letter to County Commissioners John Smaligo and Fred Perry urging them to vote against removing Liz Wright from the TMAPC. (I didn't figure there was any point in sending it to Commissioner Karen Keith, the lead prosecutor and persecutor.)

EARLIER RELATED ENTRIES:

Karen Keith's ex post facto crusade for unfair zoning
Karen Keith trying to bully neighborhood leader off planning commission

Dear Commissioners Smaligo and Perry,

I regret that, due to business meetings, I won't be able to attend Monday's hearing regarding TMAPC member Elizabeth Wright. In lieu of speaking at the meeting, I'm writing to urge you to vote against Commissioner Keith's attempt to have Wright removed from the TMAPC. Removing any board or commission member before his or her term has expired is a drastic action, only justified in cases of corruption or gross negligence. Whatever Commissioner Keith's motivation -- and her stated reasons keep changing -- her prosecution of Liz Wright is completely unjustified.

The "causes" for removal specified by Commissioner Keith involve violations of ethics code provisions that didn't exist when the "violations" reportedly occurred. Retroactive enforcement of laws is not only unfair, it's specifically banned by the U. S. Constitution in Article I, Section 10, one of the few explicit limits placed by the Federal Constitution on state government. It's unconstitutional to be punished for doing something that wasn't against the rules when you did it.

Here's an illustration: Imagine if your former colleagues in the legislature, in this upcoming 2010 session, cut the maximum campaign contribution from $5000 to $500. Then imagine that the State Ethics Commission started proceedings against you because, back in 2006 or 2007, you each accepted $750 contributions from Kirby Crowe, in excess of the new limit but well within the limit that existed at the time. I think you'll agree that this would be unfair to you, but this is exactly what Commissioner Keith is attempting to do to Liz Wright.

As you can see from the TMAPC minutes, the two ethics code provisions cited by Commissioner Keith in her petition against Commissioner Wright were only added to the code on April 22, 2009. (Click the link to view those minutes.)

The subparagraphs of II. E. which Wright is said to have violated did not exist prior to that date. And yet Keith's petition says that Wright should be removed because her appearance at an August 2008 City Council committee meeting violated this April 2009 ethics rule.

II.B.1.b did not exist at all prior to April 2009. Keith's petition doesn't specify when Wright's alleged violation of II.B.1.b. occurred. There are hints that it has to do with a 2008 zoning case on property bordering the neighborhood association which Wright served as president. Here again, the alleged offense occurred before the specified rule existed.

There is one other charge -- "Conduct which materially and adversely affects the orderly or efficient operation of the TMAPC." Commissioner Keith does not specify what this conduct was or when it occurred. I have reviewed the minutes over Commissioner Wright's tenure, and I see no evidence that she was ever disruptive to the proceedings.

Ordinarily, the accused is presented in advance with specific charges -- on what the offense was committed and what actions constituted the offense -- and has the opportunity to prepare a point-by-point rebuttal. In this case however, Commissioner Wright may not even learn about the specifics of the charges until after the public hearing has ended and the County Commissioners discussion commences, too late to prepare a defense.

Commissioner Keith's petition states that the cause is "includes, but is not limited to," the three points discussed above. This opens the door to more charges that may be sprung at the last minute, depriving Wright and the public of the opportunity to prepare a response to the new charges.

It would have been best if you had refused to approve a public hearing until Commissioner Keith provided a complete and specific indictment. In all fairness, you owe the public and Commissioner Wright the time to study and prepare a response to whatever charges Commissioner Keith presents; you should continue the hearing and delay the vote until a later meeting.

Liz Wright's intelligence and her perspective as a small businesswoman and former neighborhood leader are assets to Tulsa and to the TMAPC. I hope the County Commission will see fit to appoint her to a new term in January 2011. But even if you disagree with my evaluation of her performance, I hope you will emphatically reject Commissioner Keith's imprudent and unjust attempt to end her term prematurely.

When I endorsed each of you in the 2006 elections, I had high hopes that you would bring a new spirit to county government, a spirit of openness and fairness that did not previously exist. There have been positive steps in that regard, but how this public hearing is conducted and the decision you make about Commissioner Wright will put those hopes to the test and will weigh heavily as the public evaluates your first term.

Sincerely,

Michael Bates

In February 2004, leaders of neighborhood associations and homeowners' associations showed up by the dozens for a 1:30 p.m. hearing before the Tulsa Metropolitan Area Planning Commission (TMAPC) on zoning protest petitions. Many of those present had to make special arrangements to be at a City Hall meeting in the middle of the work day. Without warning, TMAPC chairman Joe Westervelt struck the item from the agenda. The assembled activists walked across the plaza to City Hall and headed to the 11th Floor to register a protest with Mayor Bill LaFortune. Two years earlier, in June 2002, after reappointing Westervelt over the protests of neighborhood leaders because of Westervelt's contemptuous treatment of citizens appearing before the TMAPC, LaFortune promised that if Westervelt stepped out of line again, he would personally come to the TMAPC to register a protest. So our visit to the 11th Floor was to get LaFortune to live up to his promise and deal with this out of control TMAPC commissioner. The mayor didn't meet with us, but a couple of his staffers did, including Karen Keith, the woman who is now TMAPC Commissioner Elizabeth Wright's chief accuser. Click here to read my account of that day and of previous examples of Westervelt's rudeness. (I don't remember the exact contents of our meeting with Karen Keith that day, but I feel certain that she did not offer to have the mayor seek to remove Westervelt for cause.) And from January 2005, here's another example of Joe Westervelt's mistreatment of citizens speaking before the TMAPC.

Tulsa County Commissioner Karen Keith's bizarre and unprecedented campaign to remove Tulsa Metropolitan Area Planning Commission member Elizabeth Wright (for bogus reasons, a year before her term expires) reaches its climax on Monday, November 23, 2009, at 9:30 a.m., at a public hearing to be held as part of the weekly County Commission meeting. The venue is Room 119 of the County Courthouse, near the 6th Street entrance west of Denver Ave.

As a candidate for County Commission in 2008, Keith received significant campaign contributions from a number of donors connected to the development industry, including a $1,000 contribution from John Bumgarner. The Bumgarner contribution was received one day after the pre-election reporting deadline, so that it didn't have to be made public, via the State Ethics Commission, until after the election. (Here is Karen Keith's post-general-election contribution report.)

Bumgarner is the developer of the now vacant site southwest of Utica and the Broken Arrow Expressway. His extraordinary deal with the TMAPC -- a straight zoning change plus a deed covenant, rather than the usual planned unit development (PUD) with development standards -- prompted Wright's September 16, 2008, appearance before the City Council's committee discussion of the rezoning. She did not speak in opposition but spoke to advise the Council of the unusual nature of the proposal. While PUD development standards are enforceable administratively, through the city's building permits, certificates of occupancy, and code enforcement, a deed covenant is only enforceable by means of litigation. Here is the summary of Wright's statement in the committee meeting's minutes:

Ms. Wright stated there was no input by public. No terms of covenant were given to citizens. The vote may have turned out differently had there been. The procedure, not the development that is in question.

(Here are the TMAPC minutes on the 14th and Utica zoning case, Z-7102. The contrast is striking between, on the one hand, the concerns expressed by Wright and Commissioner Michelle Cantrell about the precedent being set and, on the other hand, the callous disregard of precedent and the Comprehensive Plan by INCOG development staff and the other TMAPC members. The rezoning was approved with only Wright and Cantrell in opposition.)

(UPDATE: Here is archive.org's copy of the December 1, 2004, version of the TMAPC code of ethics. I will continue to look for a more recent version, but in all likelihood, this was the version governing the TMAPC at the time of the alleged offenses. This version was captured by the Internet Archive on September 30, 2006.)

The time of day for the hearing to remove Wright makes it difficult for ordinary homeowners, concerned about fair application of zoning laws and protecting their property values and quality of life, to come downtown to defend one of a tiny number of TMAPC commissioners not tied to the development industry. By contrast, it will be easy for zoning attorneys and development lobbyists to show up en masse to speak in favor of what might be called "viewpoint purity" on the planning commission.

Never mind that Wright's point of view has seldom if ever prevailed in controversial issues; more often she has been the lone vote or one of a few in opposition. Those behind the effort to oust Wright appear to have this goal in mind: The TMAPC must be purged of any member with the intelligence, independence, and courage to contradict the claims of a developer or his attorney. It would seem that winning by a vote of 10-1 or 9-2 isn't enough for the vengeful, scorched-earth branch of the development lobby. Evidently they want to marginalize anyone who might articulate an alternative point of view in the TMAPC's deliberations.

I have been provided with a copy of the petition filed by Karen Keith for the removal of Elizabeth Wright from the TMAPC (1.8 MB PDF). Minus the header and signature, this is the petition in its entirety:

COMES NOW Karen Keith, duly elected Tulsa County Commissioner for District No.2 Tulsa County, Oklahoma and brings this Petition For Removal of Elizabeth Wright as a member of the Tulsa Metropolitan Area Planning Commission ( TMAPC ).

The specific and general cause and basis for this removal includes, but is not limited to, the following:

1. Violation of the Policies and Procedures and Code of Ethics of the Tulsa Metropolitan Area Planning Commission, as Amended April 22, 2009, specifically section II: Code of Ethics -8. Conflict of Interest 1. b.

2. Conduct which materially and adversely affects the orderly or efficient operation of the TMAPC

3. Violation of the Policies and Procedures and Code of Ethics of the Tulsa Metropolitan Area Planning Commission, specifically section II: Code of Ethics - E. Appearance at City Council in August of 2008.

Believing that these grounds constitute "cause" for removal, Petitioner respectfully request that the Tulsa Board of County Commissioners set a public hearing to consider this Petition For Removal.

No specific charges are attached, nothing to specify the date or substance of any alleged violation. There was, attached to copy of the petition provided to me, a

Preserve Midtown, a group working to protect the unique character of midtown Tulsa's neighborhoods through compatible infill development, sent a very short and sweet three-question survey to the candidates for Mayor of Tulsa and the four contested City Council seats.

The questions deal with the city no longer paying INCOG to handle zoning and land use planning and bringing those functions under the City of Tulsa's own planning department, how the city should address damage from stormwater runoff from construction sites, and property owner accountability for methamphetamine labs discovered on their property.

With the exception of District 3, only one candidate in each race provided a written response: Tom Adelson (Mayor), Roscoe Turner and David Patrick (District 3), Maria Barnes (District 4), Jim Mautino (District 6), and G. T. Bynum (District 9). Another mayoral candidate, Mark Perkins, phoned in a response.

Dewey Bartlett did not respond, nor did two candidates who received the vast majority of their campaign funding from outside of their districts, much of it from development interests: Eric Gomez and Dennis Troyer. (Patrick has a similar funding profile. Given the amount of campaign cash he receives from developers and his voting record on the City Council, I would take his responses with a grain of salt. In the end, he will likely do whatever means more convenience and less cost to developers, no matter how it affects neighboring residents.)

Jim Mautino provided a characteristically thoughtful response to the INCOG question:

INCOG should be terminated as a contractor, Zoning and Planning should be incorporated into the Urban Development Department so that there is a continuity between community development plans and the actions of the City Planning Committee and Board of Adjustment decisions that are compatible with the community development plan.

Roscoe Turner gave essentially the same answer, but more forcefully:

Not just yes, but HELL YES! I've been saying this for the last decade. Tulsans should make decisions for Tulsa.

(By way of background: The Indian Nations Council of Governments is a regional planning agency, supported by and municipal and county governments in the Tulsa metro area. INCOG is governed by a board made up of representatives from each of those governments. At present, the City of Tulsa and Tulsa County contract with INCOG to provide support for land use planning. INCOG staffers maintain land use records, evaluate zoning changes, special exceptions, and variances, and make recommendations to the Tulsa Metropolitan Area Planning Commission. Tulsa is the only city in Tulsa County that doesn't have its own city planning commission.

INCOG also handles regional transportation planning and often administers federal infrastructure funds targeted to this area. That function would not change under the aforementioned proposal.

UPDATE 11:40 a.m. 2009/11/02: Liz Wright called earlier this morning to tell me that the County Commission voted to approve the November 23 public hearing. Karen Keith based her call for a hearing on the need for geographical balance and her desire to make her own appointment, neither of which is cause for removing a planning commissioner under state law.

Liz Wright also told me that she was never notified by the county that an issue concerning her would be on this morning's agenda.

At Monday's Tulsa County Commission meeting, District 2 Commissioner Karen Keith will seek a public hearing for the November 23, 2009, meeting to remove Elizabeth Wright as a member of the Tulsa Metropolitan Area Planning Commission 14 months before her term is due to end. Wright was nominated for the TMAPC by then-Commissioner Randi Miller and approved by the County Commission in April 2008. The Tulsa World's Kevin Canfield had a story on Keith's ouster attempt in the Sunday, November 1, 2009, edition.

Keith's stated reason for removing Wright, according to Canfield's story: "I would like the opportunity to make my own appointment, and I want someone who will be responsive to the needs of the western and southern parts of the county." But under state law, a planning commissioner can only be removed for cause.

So Keith has apparently ginned up some pretext for removal for cause, but she's only hinting at the reasons in menacing tones:

But Keith said Saturday that Wright knows why the county is considering her removal.

"It's unfortunate, but all of the details about her service on the Planning Commission will come out," Keith said. "She knows and she understands why this is happening."

And yet the e-mail traffic between Wright and county mouthpiece Terry Simonson, on Keith's behalf, has focused entirely on the geographical balance issue. Wright has provided me with the e-mail traffic between her and Simonson. After several generic messages attempting to set up a meeting between Keith and Wright, Simonson wrote the following on Tuesday, October 8, 2009:

Liz

Karen tells me she has already spoken with you and that the topic was that she wants to replace you as her appointment with a neighborhood representative from a part of her district that has no representation. Apparently most, if not all, of the TMAPC members come from a fairly compact same area of Tulsa, primarily what some would call the midtown area. No representation from West Tulsa, Sand Springs, or Jenks. Since the appointment is designated for the District 2 County Commissioner, she can make a replacement appointment. So, what I need is either a letter or email from you resigning from the board so she can move forward with her appointment. I'm sure you would agree that if it is truly a metropolitan area planning commission that geographic balance on the commission is a good thing.

(Please note that the cities of Jenks and Sand Springs each have their own city planning commissions and are not under the jurisdiction of the TMAPC.)

In her reply, Wright notes that the geographical imbalance is the result of city appointments. She also states that she is the only small business owner on the commission and represents women-owned businesses.

Simonson's October 12, 2009, reply:

Dear Liz

There is a reason why the county commissioners are allowed to make appointments to the TMAPC. Since it's a metropolitan planning commission, all parts of the county should be represented. The city councilors of course can and will only appoint people from within the city which they have historically done. Same with the Mayor. That leaves the commissioners to appoint people either outside of the city of Tulsa or from parts of the city not represented on the commission.

I think there is a difference between a property owner or business owner who resides or owns property in another part of the county and one who doesn't. I think there can be a different perspective from a visitor to the area versus someone who has roots and a history. Certainly Jenks and Sand Springs and Glenpool deserve some form of representation. I think your points of being a women business owner is important and this demographic could likewise be represented from a selection outside of the city of Tulsa.

So, if one were to compose a profile of a well rounded planning commissioner and take into account a diverse set of criteria ( geography, demographic, business experience, neighborhood and planning knowledge, etc ) I believe a commissioner like that can be found outside of the city of Tulsa.

Terry

Nothing in the correspondence indicates that there is any cause for Wright's removal, but now Keith is trying to move forward with a hearing that only makes sense if some cause will be presented.

Behind the scenes, word is that developers are upset with Wright for raising questions that they would rather not have to answer, and that's the reason they are working through Karen Keith to push for Wright's removal.

It's true that there are too many planning commissioners and too many members of boards and commissions in general that come from what I've labeled the "Money Belt" -- the wealthiest neighborhoods of Tulsa which are clustered along a line from Maple Ridge to Southern Hills and then fans out into the gated communities of south Tulsa. The Money Belt, particularly the portion between Maple Ridge and Southern Hills, is like a small town where everyone seems to know everyone else. My theory is that mayors tend to pick people from this area for boards and commissions because that's where their networks of friends and friends of friends all live.

Florence Park, where Liz Wright lives and where she has served as neighborhood association president, lies outside the Money Belt, even though it is in midtown. And midtown Tulsa is the most populous portion of District 2 that is under the jurisdiction of the TMAPC, which only handles zoning cases for the City of Tulsa and unincorporated portions of Tulsa County. Every other Tulsa County municipality has its own planning commission. (Tulsa should too, with all commissioners appointed by city elected officials, but that's a topic for another day.)

More important than geographic balance on the TMAPC is professional balance. Too many of its members have ties to the real estate and development industry. People in that position would be understandably reluctant to recommend against zoning changes sought by firms that may be their partners or customers in future projects or to recommend against zoning changes that would set a useful precedent for their own projects. Balance will help to ensure that the land use regulation system serves all Tulsans and is administered fairly, even-handedly, and consistently.

Not only do we need neighborhood leaders on the TMAPC for balance, we need those leaders to be intelligent and confident in their own judgment. I've seen it happen in the past that neighborhood and community leaders are appointed to a board or commission, and rather than bringing a new perspective to the body, they are indoctrinated and assimilated into its culture.

Imagine the outcry and editorializing if a county commissioner were trying to force a real estate broker or a homebuilder off of the commission to replace him with a neighborhood association president.

Geographic balance is important, but I would hate to lose a planning commissioner like Liz Wright, who brings a neighborhood perspective to the table, understands zoning, and is able to stand up under pressure. If you believe we need that kind of perspective, particularly as we embark upon adoption and implementation of a new comprehensive plan for Tulsa, please contact your county commissioners and urge them to allow Liz Wright to serve out her full term on the TMAPC.

District 1: John Smaligo, jsmaligo@tulsacounty.org, (918) 596-5020
District 2: Karen Keith, kkeith@tulsacounty.org, (918) 596-5016
District 3: Fred Perry, fperry@tulsacounty.org, (918) 596-5010

Karen Keith received significant campaign contributions from the real estate and development lobby. Keith's campaign consultants included Jim Burdge, who ran the development lobby's ugly recall campaign against neighborhood-friendly city councilors Jim Mautino and Chris Medlock, and Art Justis, who as a city councilor was a reliable vote for whatever a developer wanted to do and who was defeated by neighborhood leader Jim Mautino.

It's a shame that the development lobby is so insecure that they feel it necessary to eliminate someone with a neighborhood association background, just because she is intelligent, articulate, and independent. It's a shame that Karen Keith, who once upon a time was a supporter of neighborhood associations and an opponent of incompatible redevelopment, has apparently decided to carry the development lobby's water on this issue.

Goodbye Tulsa has a remembrance of Betsy Horowitz by her son Andrew. Betsy Horowitz was a Maple Ridge neighborhood activist who was part of the successful fight to stop construction of the Riverside Expressway through her neighborhood in the 1970s. She moved to the Dallas area a decade or so ago, and she passed away earlier this year.

I only met Mrs. Horowitz once and that only briefly -- her daughter Jean Ann was a classmate of mine at Holland Hall, and the Horowitz home in Maple Ridge was one of the sites of the Junior-Senior party. But I heard plenty about Betsy during the mid-seventies. It wasn't unusual for one or more Holland Hall parents or alumni to be serving on the City Commission or running for office, and my group of friends paid more attention to politics at every level than was usual for middle school boys. (On my bulletin board through the summer and fall of 1974: The list of candidates for state office from the Tulsa Tribune.)

What I knew about Betsy Horowitz was filtered through the local newspapers and the KRMG morning show. At best, these sources told me, Betsy was a joke, an overweight loudmouth. Her son Andrew mentions that people connected her with feminist Bella Abzug, an outspoken feminist of the day.

At worst, she was a dangerous obstructionist, standing in the path of progress. As a map-obsessed kid, I was all about seeing the dashed "proposed" lines on the map turn into broken, colored "under construction" lines and ultimately into solid, completed freeways. Anyone standing in the way of that was by definition a Bad Person, so it was easy for me to fall in with the conventional view.

I don't know if it was an actual news report or just a silly rumor that she had had her mouth wired shut as part of a liquid diet weight loss plan, but the conventional wisdom was that this was a good thing and wouldn't it be nice if it were permanent. (I'm not the only one who remembers this.)

My other vivid memory of Betsy's political career is her radio ad for one of her mayoral campaigns. A parody of Charlie Rich's crossover country hit, the lyric ran, "Betsy will stop what goes on behind closed doors." The ad communicated a problem that persists today at Tulsa's City Hall -- a hallmark, in fact, of Mayor Taylor's administration -- with deals being done behind the scenes and presented to the public and their representatives as a fait accompli for their ratification.

It's easy now to see that Betsy Horowitz was a valiant defender of neighborhoods against heedless destruction in the name of moving cars around. She and her allies not only stopped a freeway, but they made the renaissance of Maple Ridge possible and gave us the start of Tulsa's extensive trail system.

The Riverside Expressway's route was conceptualized in 1956, but firmly set in 1962. The expressway was planned to follow the Midland Valley Railroad right-of-way from Riverside Drive to the southeast interchange of the Inner Dispersal Loop. If you want to see the path of the expressway -- where the exits were planned, what buildings would have been sacrificed -- there's an atlas in the Central Library map case:

Comprehensive functional plans for the long range highway needs for Tulsa, Oklahoma; Tulsa metropolitan area expressway system. Prepared under the direction of the Oklahoma State Highway Dept. in cooperation with U.S. Dept. of Commerce, Bureau of Public Roads.

As you drive the boulevards of Maple Ridge today, it's easy to forget that the district was not always popular and beloved. In the post-war period, Tulsans of every class wanted new, and wealthy Tulsans built homes along the ridge to the south-southeast, toward Southern Hills Country Club. With an expressway planned, Maple Ridge homes could very well have followed the pattern of big, old homes in urban neighborhoods in other cities -- subdivision into apartments and slow decay. Many Maple Ridge homes were badly "wreckovated." It wasn't until the expressway was off the map that the cachet of Maple Ridge began to return.

The Goodbye Tulsa piece links to a Wayne Greene column about Betsy Horowitz in the Tulsa World from 2008 which begins:

Is it safe to say something nice about Betsy Horowitz yet?

She's been gone from Tulsa 11 years now. Has enough time passed that her many enemies -- and many, many friends -- are willing to listen to someone say she was right about at least one thing?

Evidently it takes being dead or at least long gone from Tulsa, and no longer a threat to anyone's big plans, before it's safe to credit a naysayer with being right. The same column points readers to Wayne Greene's blog entry explaining why it's OK to praise Betsy Horowitz's neighborhood activism while damning White City resident's opposition to the Tetched Mahal on the other side of I-244. (I have a feeling I'll get some grief over that epithet, but I think it's a good pun, so it stays.) There are certainly distinctions, but the arguments Greene puts forth in support of the activists who fought the Riverside Expressway would have been torn apart as obstructionist nonsense by his predecessors on the World editorial page.

At root, the White City and the Maple Ridge activists are both about trying to preserve the quality of life in a neighborhood against plans that sacrifice that quality of life for the sake of some presumed greater good. The usual arguments against the neighborhood are that the impact on quality of life won't be as great as the homeowners fear, that the homeowners are selfish for putting their own desires ahead of the needs of the general public, and that the plans have been on file at the "local planning department in Alpha Centauri for fifty of your Earth years, so you've had plenty of time to lodge any formal complaint and it's far too late to start making a fuss about it now."

I'm reminded of World editorial writer Ken Neal's sendoff to Vince Sposato, a New York-born troublemaker like Betsy Horowitz, an opponent of urban renewal who was actually displaced by an expressway, and a frequent candidate for office. The World's obit states:

His love of politics was born from a love of people, according to his family.

In the 1950s, he championed civil rights and special educational needs. In the 1960s, he fought against urban renewal and the taking of people's homes without just compensation.

In 1974, Sposato found himself fighting for his own home. The city had condemned the property because it was needed for part of the construction of the Inner Dispersal Loop. Sposato eventually lost his fight for the house that he and his wife had owned for 22 years.

At the time, I advised the members of the Reform Alliance on the City Council, who were facing sharp criticism for not rolling over on the issue of suburban water service, not to hold their breath waiting for the approval of the Whirled: "If you want the Whirled to say something nice about you, drop dead."

It's interesting that both Horowitz and Sposato came to Tulsa from New York, where confrontation in politics and in daily life is a given. Tulsa needed, and still needs, dissidents who are willing to be pushy and willing to be called obnoxious. I'm sure they were told numerous times, as I've been told, that they needed to tone it down, work within the system, don't ruffle feathers, don't rub people the wrong way. They probably did try that, and they no doubt learned that playing nice only makes it easier for your cause to be ignored. And when you stand up for something and are persistent, you are going to be called angry, obsessed, rude, etc., even if you are as pleasant as can be. Every "troublemaker" on the City Council started out trying to work within the system, convinced that the previous troublemakers failed by not being nice enough.

A comment on one of the World stories, posted by a sometime commenter here, challenges the significance of Betsy Horowitz's leadership role in stopping the Riverside Expressway. I have no doubt that the legal challenge of which he writes was essential. But politics doesn't stop at the courthouse door, and without Horowitz's willingness to call public attention to the issue and to take a heap of ridicule as her pay, I doubt the court challenge would have been successful. (I would love to know more specifics about the court case.)

In the midst of ragweed season, I should mention one other significant contribution made by the Horowitz family to Tulsa's quality of life: Dr. Leon Horowitz, Betsy's husband, was a founder of the Allergy Clinic of Tulsa.

Wayne Greene wonders when it's safe to praise a naysayer. I'm wondering when it's permissible to fix blame on the individuals and institutions who, time and again, pushed schemes that the naysayers rightly warned against. Why do we never give due credit to those who were right and due blame to those who led us to disaster?

MORE: Tulsa District 7 City Councilor John Eagleton recalls that in 1968, after he was hit and dragged by a car as he was crossing 21st Street on his walk to Lee School, Betsy Horowitz took up the cause of school crossing safety and school zones. (He heard about this second-hand, as he spent the Summer of Love in a body cast.)

The PLANiTULSA draft vision document, which will serve as the foundation for a fully-elaborated comprehensive plan for the City of Tulsa, is online. You can read it online as separate web pages, or download the "Our Vision for Tulsa" PDF. It's only 50 pages long (with lots of photos), so please take time to read it, and then go online to provide your feedback.

Tulsa County Commissioners would like to know what should be done with Driller Stadium or the stadium site after the Tulsa Drillers move downtown. There's an online survey where you can rank possible options for using the existing stadium or for replacing it with some other kind of development.

PLANiTULSA's draft vision, developed by Fregonese Associates in response to the PLANiTULSA scenario survey, will be available after 2 p.m. today, September 15, 2009, at PLANiTULSA.org. City of Tulsa planners are seeking feedback on the draft, which is not a detailed comprehensive plan, but a first step in that direction, defining in broad terms what kind of development is desired and where. An open house on the vision and small area concepts will be held at the Greenwood Cultural Center a week from Wednesday, September 23, 2009, from 4:30 to 8 p.m., with formal presentations at 5:30 and 7.

It will be interesting to see if the draft vision emerges as an issue in the ongoing City of Tulsa elections.

Also, tonight (September 15, 2009), the Oklahoma Department of Transportation will hold a public meeting about Tulsa's place on a high-speed rail corridor tonight at 6 p.m., at the Aaronson Auditorium at Central Library in downtown Tulsa. Meanwhile, last week, ODOT began demolishing the platforms and rail yard of Oklahoma City's Union Station. Oklahoma rail activist Tom Elmore comments:

If "High Speed Rail" and an Oklahoma hub are important enough to ODOT that it would seriously apply for "2 billion federal dollars," then why isn't saving the OKC Union Station rail hub at 300 SW 7th an even greater priority? (ODOT contractors started destroying the rail yard there last week -- the "week of 9-11-09.")

ODOT's clear message? If Oklahomans are going to have advanced surface transportation, they're going to have to pay ODOT's favored contractors for it "at least twice..." (We're being forced to pay those contractors to destroy magnificent, 8-block-long OKC Union Station yard -- and we'll be forced to pay to build a new one, of predictably lower quality, if they ever actually get around to that!) ... or are they just using an "alleged interest" in High Speed Rail to cover their crimes at OKC Union Station?

Time for Oklahomans to demand answers!

There will be be a press conference at the BOK Center today at 2 p.m. to unveil the results of the PLANiTULSA "Which Way Tulsa?" survey, in which thousands of Tulsans expressed their preference among four scenarios for Tulsa's future growth. The survey results will be used to develop a vision as part of the City of Tulsa's first comprehensive plan in a generation. More about this after the results are announced.

According to the PLANiTULSA website, the "Which Way Tulsa?" survey is still open for voting until midnight tonight, so if you haven't yet done so, take a few minutes to pick you preferred scenario for future growth and development.

Time to stop procrastinating and pick a scenario for Tulsa's future growth. Tomorrow (June 18, 2009) is the deadline for completing the "Which Way, Tulsa?" survey.

Dear Tulsan:

Over the past 8 months, input from thousands of Tulsans has been gathered at public workshops throughout the city, collected through surveys and recorded during interviews. Based on all these ideas for Tulsa's future, the PLANiTULSA team has developed four different scenarios of how future growth in Tulsa might look.

The PLANiTULSA team wants your opinions, thoughts and feedback on these four scenarios. We've prepared a survey for you to rate various aspects of the scenarios. During a month-long survey drive, May 12 - June 18, we hope thousands of Tulsans will fill out the survey. The more the better! The survey results will drive the process of turning the four scenarios into one shared vision for Tulsa's future.

The survey is available online at www.planitulsa.org

Thank you from The PLANiTULSA Team!

MORE: Mike Easterling covers the end of the PLANiTULSA survey in today's new edition of Urban Tulsa Weekly:

John Fregonese, president of Fregonese Associates--the Portland, Ore.-based urban and regional planning firm charged with coordinating the city's comprehensive plan update under the auspices of PLANiTULSA--said his firm has received roughly 2,000 online responses and 1,000 paper responses to the four potential development scenarios for the city's future it unveiled during a rally on May 12 at Cain's Ballroom.

The deadline for submitting responses is Thursday, June 18. Fregonese said last week his organization was making a coordinated, last-minute outreach effort to get input from as many groups as possible by circulating surveys at churches, rallies and meetings of various organizations. He said the firm was specifically targeting Tulsa's Hispanic community for more input.

In the end, Fregonese said, his firm expects to have 4,000 to 5,000 responses--a number that would be proportionate to what the firm's comprehensive plan update work in cities such as Austin, Portland and Salt Lake City has attracted.

Here's my May 20 column on concerns about the PLANiTULSA survey and what will be done with the results and my May 6 column previewing the scenarios.

You've got just six more days to respond to the PLANiTULSA "Which Way, Tulsa?" survey -- to express your opinion on the way Tulsa should grow over the next 25 years. Whether you prefer the Main Streets approach (Scenario B), "New Centers" (Scenario C), or "Centered City" (Scenario D), or whether, like the Owasso real estate agent quoted in a Sunday newspaper story, you'd like most of the region's growth to happen outside of Tulsa's city limits (Scenario A), take a few minutes to express your opinion.

In addition to the multiple choice questions, there are several questions at the end that allow free-form responses:

7. The scenario survey asks about a few major components of the comprehensive plan, such as housing and transportation strategies.

• Are there any significant issues that you would like to see given more attention?
• Is there anything about the specific growth scenarios, that doesn't fall under the previous questions that you would like to tell us?

8. If you could focus the comprehensive plan on just one part of the city, which area would it be?
(Be as general or as specific as you like)

9. What policies or strategies would you like to see the City of Tulsa pursue?

10. Please use the space below to provide any other comments that you would like the PLANiTULSA team to receive.

Another opportunity to express your opinion comes in the form of Urban Tulsa Weekly's Absolute Best of Tulsa runoff ballot. Deadline is June 25 at 5 pm. Multiple choice this time, in about 70 categories, mostly food and drink, but you can also vote for Best City Councilor (only three choices, though) and Biggest Ego.

UTW is also sponsoring an expanded music awards program this year -- the Absolute Best Music Awards. Voting is now open and will continue until July 17. You can listen to music samples for each nominated artist, so it's a great way to get to know the Tulsa music scene.

This week in Urban Tulsa Weekly, I've covered a variety of topics: First Presbyterian Church's exciting plans to replace a surface parking lot with a beautiful new addition to their downtown complex, whether the BOK Center should charge a per-ticket fee to cover Tulsa Police Department overtime relating to event nights, and a few parting thoughts on the PLANiTULSA process.

That's right: parting thoughts. This issue contains my last column for UTW, at least for now.

I had written a brief farewell at the end of the column, but it was edited out, presumably for space reasons, so I'll post it here:

And with that I'll say goodbye for now. I'm grateful for the opportunity to have been part of the UTW team for almost four years. Many thanks to the UTW readers who took time to read my words, who wrote in with praise and with criticism, and who voted my blog, batesline.com, Absolute Best of Tulsa two years in a row. Best wishes for continued success to the staff, management, and advertisers of Urban Tulsa Weekly.

I'm sad to be leaving but pleased to have made a significant contribution to UTW and, I hope, to the public debate. By my count, starting with the September 15-21, 2005, issue, I produced 194 weekly columns -- without a break -- plus several extra op-eds, cover stories on Tulsa bloggers, the 2006 city election, the history of our plans for the Arkansas River, and PLANiTULSA, and a few other feature stories and news items, and even a handful of photographs.

In the process, I've had the pleasure of working with some very creative and talented people, attended a dozen or so editorial meetings, met a lot of interesting Tulsans in many walks of life, spent a lot of time at the Coffee House on Cherry Street and Shades of Brown, and even handed out candy in the Boo-Ha-Ha parade. It's been fun, and there's a lot I'll miss about it.

It's no small feat to start an independent weekly paper and to keep it going for 18 years, and Keith Skrzypczak and his wife Julie (who oversees the paper's operations) are to be admired for their achievement. I'm thankful, too, that Tulsa's alt-weekly truly is an editorial alternative to the daily paper, publishing free-market and pro-life voices alongside the left-wing columnists and cartoonists more typical of the alternative press.

So why will I no longer be writing for UTW?

Recently UTW established a "freelancer's agreement," a standard contract for all freelance contributors, including writers and photographers. The agreement includes a "work made for hire" provision, which means that UTW would own all rights, including the copyright, to anything I submit for publication during the term of the agreement.

For many freelancers, that won't be a cause for concern, but to borrow a phrase from Roscoe Turner, "I've got a problem with that." By giving up all my rights, I could be setting up problems down the road should I want to incorporate into future projects any of the material I would write under the agreement.

In my weekly column, I've researched and analyzed current local issues and tried to put them into historical and political perspective. I've discussed urban design and planning concepts used elsewhere and applied them to Tulsa's circumstances. Beyond the immediate value of a column to the public conversation in the week it's published, I think there's some long-term value as well.

That value might take any number of forms, such as a book or a documentary on the history of Tulsa in the early 21st century or on Tulsa's post-World War II transformation. Such a project is many years in the future, I suspect, which is all the more reason for me to avoid agreeing to something now that creates obstacles for me in a decade or two. What if UTW is sold to a chain of weeklies or goes out of business? (God forbid on both hypotheticals.) Those possibilities seem very remote today, but a lot can happen in 10 or 20 years, and if they happened, who would own the rights to my work under the agreement? Would I be able to get permission to use my own work? Who knows?

At the very least, I would want to continue to retain enough rights for anything I write to be able to keep it accessible on the web.

There are no hard feelings here. UTW is doing what it deems prudent in requiring a standard agreement from all freelancers. I'm doing what I deem prudent by choosing not to submit work under those terms.

I will continue to post news and vent my opinions here at BatesLine on a fairly regular basis, along with interesting links (on the left side of the homepage) and the occasional tweet on Twitter. (My latest 10 tweets can be found on the right side of the BatesLine homepage.)

As for long-form commentary, I'm exploring some possibilities, but for the immediate future I will be using my now-free Sunday afternoons and evenings to catch up on chores around the house. I've been thinking about doing a podcast. (If that's of interest to you, let me know. I'm not much of a podcast listener myself, but I know many people prefer it to reading articles online.)

I wish the staff, management, and ownership of Urban Tulsa Weekly all the best for the future.

About 500 Tulsans turned out at Cain's Ballroom last night for the debut of the PLANiTULSA "Which Way, Tulsa?" survey. There were audio problems: The speakers were hard to hear. The music after the presentation was good but too loud for conversations. I found myself in front of Cain's, standing in a light mist and talking about parking requirements, then continuing the conversation over a beer at the Soundpony, then, on my way to my car, bumping into some friends in front of Lola's, where I was invited inside by another friend to join the planning team and some of my fellow members of the citizens advisory team. So the loud music drove the conversation about PLANiTULSA out into the surrounding neighborhood.

The survey is online, along with a lot of background information. I haven't cast my ballot yet -- still studying the options. These detailed scenario maps go beyond those printed in the survey, showing locations of the types of development that were used to calculate the population, employment, and infrastructure numbers for comparing the scenarios. (I'd like to see a version that allows me to zoom in and turn layers on and off.)

A friend suggested holding a public discussion group about the pros and cons of the scenarios -- not as big as a forum, small enough to have a real conversation. I'll keep you posted if one is held.

Tonight at Cain's Ballroom, 423 N. Main, from 6 to 8, the PLANiTULSA "Which Way Tulsa?" survey will be unveiled tonight. Four different scenarios for future growth and development will be on display, and Tulsans will have the opportunity, online or on paper, to rank the scenarios according to preference. The results of the survey will guide Fregonese Associates in the preparation of a new comprehensive plan for the city, which will ultimately go before the City Council for final approval.

You can read more about the scenarios and the survey in my column in the current issue of Urban Tulsa Weekly.

The Tulsa metropolitan area is projected to grow by 164,000 people and to add 53,000 jobs over the next two decades. The scenarios provide different answers to the questions that are at the heart of a comprehensive plan: How much of that growth do we want the City of Tulsa to capture? What do we want that growth to look like? Where in the city would we like it to go?

There's a related question Tulsans need to answer: How much of the roughly $2 billion that will be spent on new transportation infrastructure during the next 20 years should go to street and highway widening and how much toward various forms of mass transit?

How we answer those questions and the development policies we adopt as a result will influence the kind of city our children and grandchildren will experience.

Today's Tulsans are living with the impact of planning decisions made more than 50 years ago, when our expressway network was mapped out and a development pattern for new neighborhoods was established. That pattern of single-use development, segregating where we live from where we work, shop, worship, study and play, was enshrined in our vintage 1970 zoning code.

MORE: Also in the current week of UTW, nominations have begun for this year's Absolute Best of Tulsa awards, which has an expanded music section for 2009.

From the City of Tulsa Planning Department, notice of a meeting to gather public input on how best to use Tulsa's share of federal historic preservation funds:

The Tulsa Preservation Commission invites Tulsans to participate in the development of the City of Tulsa's Annual Certified Local Government Program.

A meeting will be held at 11:00 a.m. on Thursday, May 14, 2009 to receive public input. The meeting will be held on the 10th Floor of City Hall @ One Technology Center, located at 175 E. 2nd Street in downtown Tulsa. Parking is available at the southeast corner of 2nd & Cincinnati.

A portion of the U.S. Department of the Interior's Historic Preservation Fund is allocated for participation in the Certified Local Governments program. Each year, the Tulsa Preservation Commission uses this money to facilitate preservation within our City. Citizens can provide assistance in identifying ways to best use the 2009-2010 funds.

Funds can be used for such projects as:

• Inventory and/or National Register Nomination of historic resources within the community;
• Increasing public awareness of historic preservation; and
• Preparing amendments or updates to the Tulsa Historic Preservation Plan and Historic Preservation zoning program.

With your support we can continue to build on Tulsa's preservation achievements.

Please contact Amanda DeCort, City of Tulsa Planning Department, at (918) 576-5669 for more information.

Here's a very insightful comment by someone with the handle "innercityartisan," posted next to my column about the PLANiTULSA small-area workshop for Forest Orchard, about the way expressways and other barriers to pedestrian and auto traffic on surface streets can blight a neighborhood. It also provides a picture of living in and near downtown a generation ago. (Emphasis added.)

I was there at the meeting. And I grew up in this area in the 50's and 60's. The more I think about the idea of removing the east leg of the IDL, the more I like it!

As kids, we walked or took the bus downtown to the movies. I walked to Central H. S., my gym class played field hockey in Central Park. At noon we students ran around a very busy downtown for lunch and did all our teenage shopping in the department stores and record store. We knew all the "secret" ways to get from one building to the next and across alleys. We were at home downtown, we felt safe and in a way we were supervised by the tens of thousands of people that lived and worked in the inner city.

My grandfather, a geologist, had his office in the Mid-Continent Building. We went to parades, enjoyed the Christmas lights and explored eateries with him.

I am now involved with the Pearl District and where I grew up and work in my home between the Gunboat Parks within the IDL. I am also involved with the Brady Arts District and the East Village at 3rd and Lansing. All these areas suffer because of the "Great Divide."

As has been recognized by other more recognized writers and activists, any city area that runs up against a large "dead" tract of land such as an expressway right-of-way, with no through foot traffic, tends to die and shrivel away. Large parking lots such as those around Hillcrest Hospital or cul-de-sacs and turnarounds that stop through traffic and long chain link fences can mean blight to a neighborhood.

After all, how can your neighborhood become an area that people discover and want to visit or live in if no one ever goes into or through it? And how can you feel safe living, walking or playing with no one around to keep an eye on things?

The only people to "discover" the Brady district have come for events at Cain's and the Old Lady on Brady and most of them don't stay. The Brady area is not so "alive" with activity in many continuous storefronts that a person can feel completely safe walking alone at night. Few people live there. Visitors don't tend to stop and explore. Hopefully the Ball Stadium will increase the number of buildings and residents.

I'm concerned that the vision for the Pearl District with shops and restaurants, small grocery stores, dry cleaners etc. will not happen in development areas placed next to the IDL. This condition also effects the "East Village" or "East End" which is directly across the IDL from the Pearl district. And yet these two neighborhoods could exponentially increase, the interest, excitement and potential resources available for walking residents and visitors if they were actually more connected and accessible to each other. The existing few overpasses between these areas feel long, exposed and very windy!

Get rid of the IDL or cross it with overpasses that have buildings on them. Something that encourages people to hang out and provide a friendly safe environment.

TulsaNow, a civic organization concerned with city design and urban revitalization, is taking its show on the road in an effort to connect with Tulsans beyond the midtown/downtown area, with its Community Forum Tour. First stop is next Wednesday, April 22, from 6 to 8 at TCC's northeast campus. The main speakers should be very interesting. Jack Crowley has been working on a new plan for downtown, and Theron Warlick is one of the Tulsa planners coordinating the PLANiTULSA comprehensive plan effort.

Here are the details:

In the spirit of community involvement, TulsaNow is bringing its Community Forum Tour "on the road" to a neighborhood near you!

The first in a series of public forums will be held at the TCC Northeast Campus on April 22nd. Topics will include: downtown development, new forms of transit, PLANiTULSA (Tulsa's citywide Comprehensive Plan)...and how it all relates to the city as a whole, and north Tulsa in particular!

Informative presentations will be followed by open discussions with local community leaders.

Speakers:
Jack Crowley, Special Advisor to the Mayor on Urban Planning
Theron Warlick, City of Tulsa Planning Department

Panelists:
Reuben Gant, Greenwood Chamber of Commerce
Rose Washington Rentie, TEDC Capital
Reggie Ivey, Tulsa Health Department
Demalda Newsome, Newsome Community Farms

This diverse group of panelists and speakers will field questions and discuss how collaborative efforts can create a brighter future for ALL Tulsans.

Expect an evening that is both exciting and informative!

WHEN: Wed, April 22, 6:00-8:00 PM
WHERE: TCC NE Campus Auditorium
3727 E. Apache
MORE INFO: info@tulsanow.org
COST: Free!

NOTE: I was able to get to the Journal Record stories below earlier today through links posted in the paper's Twitter feed. As I get ready to publish this, the stories now appear to be accessible to subscribers only.

NOTE 2: Articles are still inaccessible to non-subscribers, but an entry on the Journal Record's blog has summaries of the articles.

In a strongly-worded editorial in the March 18, 2009, Journal Record, Ted Streuli, the paper's managing editor, writes that Tulsa County's "exorbitant, unconscionable fees to view and print public records clearly violate state law, and [Tulsa County Clerk Earlene] Wilson gets away with it because the law doesn't have any teeth."

I encourage you to read the entire editorial as well as two related news stories in the same edition:

Assessor, clerk upgrade to incompatible systems
Tulsa County policies lead to debate on Open Records Act

There are three different sets of public records under consideration:

The County Clerk keeps track of how land is subdivided into parcels (plat maps), who owns which piece of land, and what encumbrances exist -- liens, mortgages, easements, covenants on a given parcel. Records are kept of each transaction affecting the state of a parcel.

The County Assessor estimates the value of each parcel based on fair market value, based on the physical characteristics of the property and factors like zoning.

The County Treasurer collects property (ad valorem) taxes based on the assessed value and then disburses the collected money to school districts, municipalities, the county and other taxing authorities according to law.

In Tulsa County, none of these records are freely available online. You can go to the offices in question to look at the physical records, or you can pay a monthly fee to have access. As Streuli notes, you not only have to pay to access the information, you have to pay $1 a page to print a copy with your own printer, paper, and ink. Streuli says this is a violation of the Oklahoma Open Records Act:

Until recently, you could find all of this information at Tulsa Library branches, using a special IBM terminal emulator that runs on selected library computers. You can still find out who owns a piece of property, what its assessed value is (along with the physical characteristics that determine the value), and the current taxes (including whether those taxes have been paid).

It used to be possible, when looking at the combined display for a parcel, to push a button and see a list of transactions on that parcel over the last decade or so. But the last time I used the system those features weren't available. The options for viewing these County Clerk records had vanished from the main menu as well.

Many smaller Oklahoma counties make their county clerk records available freely online. For many counties you can even view and print images of records for free.

Oklahoma County Assessor Leonard Sullivan (a former Republican state representative) has one of the best public records websites in the country. On his homepage, he writes:

With more than 6 million property searches so far this year we've been recognized as one of the most advanced records search websites in the country where anyone with internet access can spend a few minutes or longer looking up property records in Oklahoma County.

Using the Public Access System you can find information about any property in Oklahoma County. Including the sale price, market value, assessed value, and legal description. Using the interactive Geographic Information System (GIS) Map, you can see a digital aerial color image of your home, find out which school district the property is located within, who represents you in the state legislature or congress, even see if your home or another property could be subject to flooding....

The Oklahoma County Assessor's Office has embraced technology and works hard to make access to public records and information a priority.

I'm happy to read that Sullivan's counterpart, Tulsa County Assessor Ken Yazel, has the same goal in mind:

Former title company operator Yazel spent $953,467 to upgrade the assessor's 262,000-parcel database with RealWare by Colorado Customware, the software behind the award-winning Oklahoma County assessor's Web site.

Seeking to emulate Oklahoma County and promote the economic benefit of free and open records access, Yazel said he hopes to unveil a new Tulsa County assessor's site this year.

If you're gasping at the cost of the software, keep in mind that the Assessor's office has to have it regardless of whether the information is made available over the web. The Assessor needs to keep records of every parcel in the county, with details like square footage and outbuildings and quality of materials and number of bathrooms and with the capability to translate recent sales of comparable properties into fair market value. The marginal cost of making the information available to the general public online is negligible. Same thing is true for the County Clerk's records.

Not only is the marginal cost negligible, it actually saves the county money to make the information available online, as more people can get the information they need without taking the time of a county employee.

Oklahoma County Assessor Chief Deputy Larry Stein said his office achieved those results with its Web site upgrades.

"It saves us from having to have a whole bunch of people streaming into our office every day when they can get that off the Web," said Stein.

Wilson and Tulsa County Treasurer Dennis Semler have both cited privacy concerns along with cost recovery as a justification for limiting access to paying customers and library computer terminals. The cost issue is bogus: The county offices have a legal duty to maintain the records and a responsibility to the taxpayers to tap into the productivity benefits of computerization. The County Clerk even collects fees on each document processed.

The privacy issue is bogus, too: The records are public and are already available. If you have a way to make money off of the information -- whether it's as a lender, an appraiser, or a real estate investor -- you'll spring for the cost of using the online system, or you'll pay an employee to go down to the County Courthouse and collect information. A homeowner who needs to track developments that could potentially threaten his property value or a journalist who is researching a story has to get to the library when it's open, tie up a library computer, and stop when his daily allotment of computer time is used up.

Tulsa County officials aren't protecting privacy if property records are easily accessible for a small number of people and hard to get for the rest of us.

But don't look for anything to change in the near future:

As long as Tulsa County citizens express satisfaction with the service, Semler expects the county budget board to stand pat.

So if you've ever been frustrated by having to drive to the library to look up land records, if you don't think you should have to pay twice for easy access -- once through your taxes and again through special fees -- if you want the County to obey the Open Records Act, contact your County Commissioner, the County Clerk, and the County Treasurer and let them know you want them to work with Ken Yazel to provide free online access to land records. You'll find all the contact information you need at the Tulsa County website.

Last night, on TulsaNow's public forum, DSJeffries posted this summary of last night's PLANiTULSA workshop for the TU area:

It seems everyone in this area is on the same page:

-Bringing in new businesses and housing while preserving our great existing brick buildings
-Establishing a link to downtown via 6th Street
-Establishing a rail stop at 11th & Lewis
-Restoring the street grid
-Repairing the damage TU has done by closing itself off and fencing itself in
-Revitalizing the Route 66, Admiral, Whittier Square and Harvard corridors to their former glory
-Adding bike and pedestrian paths
-Improving sidewalk continuity
-Making the whole area more walkable
-Giving the neighborhood a unique identity ("to be NOT like 71st Street" was heard several times)

Great workshop! Can't wait for the transportation workshop tomorrow.

"Tomorrow" is now today (Tuesday, Feb. 24). That transportation workshop will start in just a few minutes -- 6 p.m. at the Central Center in Centennial Park.

I'm pleased to see preservation and restoration as key themes. In the new Urban Tulsa Weekly out tomorrow, you'll see my report on last week's Forest Orchard area workshop, which borders the TU workshop map to the west.

Some linkage related to my most recent Urban Tulsa Weekly column about the innovative, grassroots-driven approach to solving the Pearl District's stormwater problem:

The Pearl District Association website: Well organized website with plenty of information about the neighborhood's plans for the future.

Guy Engineering's page for the Elm Creek Master Drainage Plan, which includes sketches of the proposed 6th St. canal and the west and east ponds. The master plan report itself (linked at the top of that page) goes into great detail about the history of the Elm Creek basin and the evolution of the stormwater management plan over the last 20 years.

Here's the Wikipedia entry for woonerf.

A Brand Avenue blog entry on the history of woonerven, which includes a summary of a study of shared streets by the UK-based Transport Research Laboratory:

Last year, TRL published the results of a four-year study on the new traffic safety approach. In simulator trials, researchers replaced road signs and white lane dividers with a variety of urban design elements: red bricks were used to make the road narrower, and trees, shrubs and street furniture were placed directly in the right of way. According to Parkes, traffic speeds fell by up to 8 miles per hour, and the speeds of faster drivers by up to 12 mph. The reasons are both counterintuitive and compelling, he said. "What we've been trying to do is make the roadway seem more risky by taking out the stripe of paint ... and by making the distinction between space reserved for cars and space for pedestrians less explicit," said Parkes. "Then the driver makes his own choice to slow down, rather than just being instructed to slow down in what looks like a safe environment." Psychological traffic calming has the added advantage of being more aesthetically pleasing than a slew of road signs and traffic lights, Parkes noted.

A New York Observer story about the city's "woonerf deficit" and how shared streets can improve a neighborhood's quality of life and economy.

A New York Times story about woonerfs and other alternative approaches to streets, such as play streets, bicycle boulevards, and swale streets:

One such street is the woonerf. Pioneered in the Netherlands -- the word roughly translates as "living street" -- the woonerf erases the boundary between sidewalk and street to give pedestrians the same clout as cars. Elements like traffic lights, stop signs, lane markings and crossing signals are removed, while the level of the street is raised to the same height as the sidewalk.

A woonerf, which is surfaced with paving blocks to signal a pedestrian-priority zone, is, in effect, an outdoor living room, with furniture to encourage the social use of the street. Surprisingly, it results in drastically slower traffic, since the woonerf is a people-first zone and cars enter it more warily. "The idea is that people shall look each other in the eye and maneuver in respect of each other," Mr. Gehl said.

Nick Roberts from Oklahoma City explains why he likes the 6th St. canal concept better than Oklahoma City's Upper Bricktown Canal:

Here [in the 6th St. concept drawing] the water just compliments the pedestrian path and makes it interesting, provides nice views. Instead the Bricktown Canal has the freeway mentality: the path on the side is kind of like a feeder road while the canal is the main draw. It should be the other way around..in fact I wouldn't be opposed to not doing the water taxis anymore, especially if they should ever stop being profitable. But I am still totally in support of expanding the canal through the downtown area. That probably explains why a lot of the canal-front property has never been finished, despite all the potential.

A related link: A Tulsa TV Memories page about the Brewsters, a couple who owned a beloved toy store in the Pearl District neighborhood.

Here are a bunch of links to items of note about cities:

Blair Humphreys looks at urban density and finds some surprising stats: The Los Angeles urbanized area is the most densely populated in the nation. Oklahoma City and Boston have the same density, about 900 people per km². (Again, this is urbanized area and includes suburbs, but excludes undeveloped areas.)

In another recent post, Blair reviews the Oklahoma City government website and offers suggestions for improvements that will increase public participation. The 2nd coolest idea: Google-map agenda items. The coolest idea: Let citizens draw areas of interest on a map, then register to be notified whenever an agenda item for any committee falls within that area. We have the technology.... (A commenter notes that OKC's adoption of Accela software for permitting has been helpful for everyone involved in the process.)

Steve Patterson has been delving back into the history of urban design in St. Louis and writes, "I'm beginning to get a greater understanding about why planners from the past did what they did. The problem is a solution to a 1920s problem was not only the solution at the time but for decades to follow -- passed down from one generation to the next without anyone questioning why or if the problem being solved still existed." He has a chart showing how attitudes have changed toward issues like one-way streets, on-street parking, building height and setbacks.

As an example of changing trends in urban design, Steve has posted a document from the early 1970s, a history of St. Louis' urban renewal program. I've just skimmed it, but I'm struck by how early the city began clearing land and relocating people. Steve notes that two of the renewal projects celebrated by this document have since been demolished.

One more from Steve, and it's applicable to Tulsa, too: St. Louis' Outdated Zoning Mandates Excessive Parking.

Nick Roberts is working on a class project: Putting together a historic preservation plan for an area in Lawton. "Obviously Lawton's situation is unique, as a urban renewal-aspiring army town that already tore down pretty much anything worth preserving in the 60s. The challenges are high, but the potential is higher. Good stuff, and I look forward to posting it up." Lawton replaced much of its historic downtown with a suburban indoor mall, complete with vast parking lots.

Steve Lackmeyer has a neat picture: The owners of a five-story warehouse in Oklahoma City's Bricktown have fixed the lighting on the vacant upper floors so that they can light them up at night. As Steve notes, it's "a rare sight in Bricktown - the appearance of life above the second floor."

Charles G. Hill follows up on an earlier post about William Hudnut's idea of increasing taxes on land and decreasing taxes on improvments -- an emptiness tax. Charles points to a critique of Hudnut's idea at Market Urbanism, where the unintended consequences are considered.

Dan Weber, a senior at the University of Tulsa, has a column in the school's student newspaper, The Collegian, about the impact of TU's campus expansion and its efforts to attract more residential students on its relationship with the city from which it takes its name:

[The class of 2009 has] lived out our four years in a transitional setting, hemmed in by orange barrels, while the administration finally realized its long-awaited opportunity to recast the campus image.

Now construction is essentially complete (since the financial crisis has remaining projects on hiatus) and we're finally inhabiting the more residential and attractive campus that's supposed to aid TU's obstinate struggle to breach the hallowed U.S. News Top 50.

We seniors, then, are uniquely able to appreciate what the campus has gained and lost in the process to attract all those precious National Merit Scholars.

TU has lost a sense of belonging to Tulsa and gained the feeling of a glorified boarding school for students from Texas and Missouri.

Weber mentions Starship Records and the Metro Diner, once on 11th St but demolished to make way for TU's new grand entrance on 11th St., the University having decided that its grand entrance on Delaware Ave. (the U) was no longer grand enough. Weber calls the two businesses "Tulsa institutions that meant more to locals than the view of the Collins Hall fountain ever will."

The clichéd complaint that spurred the Chapman Commons "front door" project was that traveling along 11th Street, those unfamiliar with the campus wouldn't be able to recognize that they were adjacent to a university.

Since 11th also happens to be midtown's leg of Route 66, TU was squandering a golden opportunity to latch onto the mythos of the Mother Road. Ironically, now gazing upon Chapman Commons one wouldn't immediately recognize that they were adjacent to Route 66.

I'd encourage Mr. Weber to dig deeper into the history of TU's relationship with the city and its immediate neighbors. Until ORU opened its doors in 1965, TU was the only institution of higher learning in the city. Tulsa didn't have any sort of state-funded higher ed until Tulsa Junior College (TJC) in 1969.

Before then, TU was Tulsa's only college. It was the place where Tulsans went to college because they could live with their folks and save money while they earned a degree. TU's stadium was built for and at one time owned by the public school system, for use by the high school athletic program as well as the Golden Hurricane. The TU baseball team played at Oiler Park; the basketball team played at the county's Fairgrounds Pavilion and then at the city's Assembly Center. The law school was downtown across the street from Trinity Episcopal Church. The engineering school was up on N. Lewis.

50 years ago, the main campus was contained between 5th and 7th, Delaware and Gary, surrounded by neighborhoods on all sides. Businesses and churches scattered around the neighborhoods catered to students and locals alike. At some point, in the late '50s or early '60s, the single family neighborhoods around campus were rezoned to allow apartments. One house at a time was cleared to be replaced with a single-story strip of four or five small apartments.

As the neighborhood lost its integrity, it made it easy for officials to label it blighted, in need of urban renewal. The city could then use its power of eminent domain to take land that TU wanted for expansion and sell it to the college for redevelopment.

TU might have continued on its original course, scattering facilities around central Tulsa, integrating its students in the life of the city. That's been a successful model for the Savannah College of Art and Design, which has classrooms and student housing all over the city's historic district, enlivening the city with students and renovating historic buildings in the process.

Instead TU's leaders wanted a typical integrated, isolated campus, and they had governmental muscle at their disposal to make sure they got the land they wanted.

TU has many great academic programs, but it is no longer the sole option for higher ed for Tulsans, not by a long shot. It's certainly not the most affordable. If there were ever justification for the city to assist a private college with its expansion needs, that justification is no longer valid.

(Hat tip to Route 66 News.)

Tonight's Northland and Forest Orchard small-area workshops for PLANiTULSA have been postponed and will be rescheduled for a later date. Keep an eye on the PLANiTULSA website for details and weather updates regarding Wednesday's Southwest Tulsa workshop

A group of urban planners from the Mayors' Institute on City Design (MICD) is in Tulsa today looking at the city's most significant brownfield: The Evans Electric and Fintube plants, which are located east of OSU-Tulsa, north of Archer St., between the BNSF (formerly AT&SF) tracks and US 75. The group will present their recommendations this afternoon at 4 at City Hall. From the press release:

During the three-day visit, the panel will study the Evans-Fintube site, a local development opportunity site located at North Lansing Avenue and East Archer Street. This City-owned site borders the Crutchfield neighborhood, OSU-Tulsa, Lansing Business Center, and downtown.

The panel will also meet with local stakeholders and develop planning recommendations for the site, based on this community input process. The MICD Resource Team will present their recommendations for the Evans-Fintube site to the public on Tuesday, January 13, 2009 from 4:00 - 5:30 p.m., in the 10th Floor North Conference Room of City Hall at One Technology Center.

Tulsa is one of four cities to receive a grant to participate in the MICD Alumni Technical Assistance Program. The Mayors' Institute on City Design (MICD) is a partnership program of the National Endowment for the Arts, the American Architectural Foundation, and the United States Conference of Mayors. Since 1986, the Mayors' Institute has helped transform communities through design by preparing mayors to be the chief urban designers of their cities. The program is dedicated to improving the design and livability of America's cities.

The MICD Resource Team includes Ron Bogle, CEO & President, American Architectural Foundation; Maurice Cox, Director of Design, National Endowment for the Arts; Jess Zimbabwe, AIA, AICP, LEED-AP, Director, Mayors' Institute on City Design; Elizabeth Blazevich, Special Projects Manager, Mayors' Institute on City Design; Angie Brooks, Principal, Pugh+Scarpa Architects, Santa Monica, CA; Phil Erickson, AIA, Principal, Community Design + Architecture, Oakland, CA; and Laura Solano, ASLA, Principal, MMVA Inc., Boston, MA.

I'm intrigued by one line in the description of the group: "preparing mayors to be the chief urban designers of their cities." It's hard to imagine a mayor in that role, but there's no question that the mayor has the authority to have an enormous impact on urban design. The mayor appoints planning commissioners, oversees code enforcement officials and the departments responsible for infrastructure development. As I noted in my column this week, we need elected officials who can balance a variety of concerns, rather than deferring to lower-level unelected functionaries.

To look at it another way, every department and interest group has its own narrow view. The fire marshal wants to prevent fires. The impact of fire prevention rules on historic preservation or the economic value of a building are secondary concerns in his mind. Traffic planners want to move cars -- pedestrian-friendliness comes later, if at all. Developers just want to get their project done and their lender paid back. Homeowners are trying to protect their quality of life and the long-term value of their homes. Everyone thinks his own concerns are paramount.

You need someone in charge of city government who can see the big picture, who can balance various concerns and then direct the lower-level departments so that everyone is pulling together in the same direction.

The first two of several small-area workshops for PLANiTULSA, the City of Tulsa initiative to produce our first comprehensive land-use plan in a generation, are being held tonight -- one on the northside and one on the eastside.

These workshops are a smaller-scale version of the citywide workshops, with groups putting stickers representing different kinds of development on a map of the target area. In this case, however, the target area is at most a square mile. One workshop will focus on the undeveloped area on 21st St east of the old Eastland Mall. The other will, if I recall correctly, involve the area either side of Peoria between Pine St. and Mohawk Blvd, roughly between the Midland Valley trail and US 75.

The workshops will be held at Booker T. Washington High School (northside) and East Central High School (eastside). Registration begins at 5:30 and the workshops will run from 6 to 9 pm.

These workshops are intended to produce prototypes of small-area plans, and so planners are trying to pick a representative assortment of existing conditions to study. Another set of workshops will be held in January.

For more information contact the City planning department at 576-5684.

MORE: In the comments, Paul has a report from the East Tulsa workshop and a comment about the importance of respecting private property:

I haven't seen all of the proposed guiding principles, goals, and objectives of the new comp plan, but if protecting private ownership and use of real estate is important to a majority of Tulsans, then I think this can be written into the plan.

In my opinion, it will be more effective to create a new comp plan and zoning code which are understandable, fair, and PREDICTABLE. And despite the US Supreme Court's regrettable Kelo v. City of New London decision, I think it would wonderful if the State of Oklahoma, the City of Tulsa, and the Tulsa Development Authority all adopted policy that private land ought not and will not be taken by coercion for private developments.

This week's column in Urban Tulsa Weekly is about what we can learn about urban design from the commercial success of painter Thomas Kinkade:

Thomas Kinkade seems to understand that places--houses and shops, landscapes and streetscapes--have the ability to touch the heart. In his choice of subjects and his depiction of main streets, neighborhoods, country cottages, townhouses, and bungalows, he strikes a chord with the viewer.

His cinematic suggestions brought to mind what architect Christopher Alexander called the "Timeless Way of Building."

This timeless way expresses itself in patterns in the way we make a town or a building.

Every building, neighborhood, town, and city is constructed from a collection of patterns. Alexander observed that some patterns are living and some are dead. The ones that are living are those that connect in some way with human nature--they attract people, making them feel at home and alive.

Dead patterns repel people, making them feel ill at ease and restless. A place shaped by dead patterns becomes neglected and uncared for and attracts trash, decay, and crime.

In the book A Pattern Language: Towns, Buildings, Construction, Alexander and his colleagues identified and gave names to 253 lively patterns that appear to be timeless, recurring across cultures and centuries. Kinkade's suggestions to his filmmakers echo many of these patterns: Pools of Light, Magic of the City, Four-Story Limit, Paths and Goals, Warm Colors, Street Windows, Shielded Parking.

Supplemental links:

• Thomas Kinkade's website
• Thomas Kinkade cityscapes gallery
• Christopher Alexander's PatternLanguage.com -- many interesting topics to be explored here
• Christopher Alexander's Building Living Neighbohoods website
• List of patterns from Alexander's A Pattern Language with brief descriptions for each.
• An outline of Alexander's The Timeless Way of Building
• David Sheen's summary of The Timeless Way of Building
• My column about what makes Cherry Street special

The Mental Health Association in Tulsa, an organization that is being used as a tool by the downtown NIMBYs in their (futile) efforts to clear the chronically homeless and mentally ill out of downtown, is threatening to sic Uncle Sam on homeowners who are protesting MHAT's plans to build a four-story apartment complex for the chronically homeless and mentally ill at Admiral and Yale.

The homeowners' group, Who Owns Tulsa?, attempted to negotiate with MHAT and the Tulsa Housing Authority to reach a compromise that would allow a facility to be built on the site, but on a smaller scale, comparable to similar facilities that already exist in neighborhoods. Negotiations broke down, and in order to keep their legal options open, Who Owns Tulsa? filed an appeal to the building permit for the 10 N. Yale site. The proposed facility has been classified as an apartment building, but if it is in fact an assisted living facility or community group home (as it clearly seems to be), there are limits in the zoning code on floor-area ratio that may render the proposed facility too large for the site.

These homeowners are clearly within their rights under Oklahoma law to seek a reversal of a BOA decision and under the U. S. Constitution's First Amendment to petition the government for redress of grievances. But MHAT is threatening a Strategic Lawsuit against Public Participation (SLAPP) -- trying to silence the homeowners by threatening them with prosecution under the Federal Fair Housing Act of 1988. This threat was made in a November 22 press release from MHAT's executive director Michael Brose:

"Past statements of Who Owns Tulsa? and the neighbors who have filed this appeal make clear that this is but one more attempt to block the construction of this building motivated by unreasonable fears of people with mental illness," said Brose. "Such efforts constitute a violation of the federal Fair Housing Act of 1988." In similar cases individuals including neighbors have been found to have violated that federal law when they have sought to exclude the people protected by the Fair Housing Act from their neighborhoods. The Mental Health Association will be contacting the federal authorities who enforce those rights as well as looking at its other options under the law.

This is not an idle threat. During the Clinton Administration, the Department of Housing and Urban Development (HUD) went after citizen groups who opposed group homes in their neighborhoods. For example:

In 1994 HUD launched an investigation of the members of the Irving Place Community Coalition, a group of New York City citizens opposed to placing another home for the mentally ill in a neighborhood already saturated with such homes. HUD investigators decided that the residents' civic activism was a crime and demanded membership lists, written messages, and other documents from the members -- and even demanded to see the personal diaries of people involved in the opposition. Arlene Harrison, a member of the Irving Place Coalition, observed: "It was like Big Brother coming to your door with a hammer."

In Berkeley, California, HUD officials in late 1993 issued a subpoena to three residents who had complained about plans to convert a ratty-looking motel next to a liquor store into a home for alcoholics and mentally disabled AIDS patients. A federally funded fair-housing activist organization complained to HUD about the group's action, and HUD launched a full-scale investigation of the three. In November 1993, HUD demanded to see any letters they had written to public officials or newspapers, any petitions, names, addresses, and phone numbers of anyone who had indicated support for the group's efforts. John Deringer, who lived next to the soon-to-be shelter complained: "We didn't feel we had done anything wrong, but we were very, very intimidated. The threat was we could be fined $100,000 and jailed if we didn't give them the information they wanted. It was chilling."

With the Clinton Administration coming back to power in January under their community organizer Chief Executive, don't be surprised to see HUD once again ready to use heavy-handed intimidation on behalf of the left-leaning social work community. Ironically, a majority of voters in precinct 37, the neighborhood most prominent in the Who Owns Tulsa? effort, voted for the presidential candidate most likely to cause them trouble over this issue.

If Mr. Brose were serious about fairness and justice for the homeless and mentally ill, he should file a Fair Housing Act complaint against the downtown NIMBYs who are forcibly removing these downtown residents from their familiar surroundings. He could start with John Bolton of the BOK Center and Jim Norton of Downtown Tulsa Unlimited. They both spoke at a BOA hearing to protest the expansion of John 3:16 Mission's downtown facility. There was even a lawsuit to overturn the BOA ruling in favor of John 3:16 Mission.

Shouldn't Mr. Brose go after the real NIMBYs first?

If you have any interest at all in fixing up older buildings (even if you don't think of them as particularly historic), visiting and promoting historic landmarks, economic revitalization of small towns and rural areas, walkable communities, "green" buildings, infill that respects existing development -- if you like pecans or fudge or Frankoma pottery -- if you want to connect with fellow Tulsans interested in protecting and preserving our great neighborhoods or our classic downtown and midtown buildings -- if you'd love to support preservation while winning a weekend away in a historic hotel -- if you want to learn how lasers are used to support restoration of historic buildings -- if you are interested in a degree program in preservation (or know someone who is) -- if you want to visit with the architects converting the Atlas Life Building into a Courtyard by Marriott -- if you want to know what communities across the country are doing to turn history into economic development ....

You need to come down to the Tulsa Convention Center on Friday, between 9 and 5, to spend some time at the exhibit hall for the National Preservation Conference. It's free and open to the public, and it's a great way to learn a lot. Friday between 9 and 5 is your last opportunity to see the exhibits. Yes, it would be nice if they had evening or weekend hours, but they don't. Come on your lunch hour, have a look around, and meet fellow Tulsans and people from across America with an interest in preservation.

The 2008 National Preservation Conference is underway right here in Tulsa.

On Wednesday some conventioneers took buses to field sessions here in Tulsa and around northeastern Oklahoma, while others attended panel discussions and workshops on various topics related to historic preservation. Late in the afternoon was the opening plenary session, held at First Presbyterian Church.

Coming up today, tomorrow, and Saturday, there are some open-to-the-public opportunities worth your time and interest:

Thursday, 6 pm to 7 pm: The National Preservation Awards ceremony, at Will Rogers High School, 3909 E. 5th Pl., one of our somewhat hidden Art Deco treasures.

Friday, 5:45 to 6:45 pm: A lecture by Route 66 sherpa Michael Wallis on the "Romance of the Mother Road," at First United Methodist Church, 10th & Boulder, downtown.

Saturday, 10:30 am to noon: Closing plenary session, in the assembly hall of the Tulsa Convention Center, featuring talks by art historian Nell Irvin Painter and Anthony Tung, author of Preserving the World's Great Cities: The Destruction and Renewal of the Historic Metropolis

The exhibit hall, at the Convention Center, is also free and open to the public from 9 a.m. to 5 p.m. on Thursday and Friday. Exhibitors include universities with degree programs related to historic preservation, booksellers, companies that make building products used in restorations, government agencies, consulting firms, and non-profit groups.

Many of the exhibitors are from Tulsa and the surrounding region, so it's an opportunity to connect with others who are engaged in preserving our irreplaceable places. A partial list of local exhibitors:

Coalition of Historic Neighborhoods of Tulsa
The Coury Collection
Frankoma Pottery
Brown Mansion, Coffeyville, Kans.
Tulsa City-County Library System
Yellow Pad, Inc.
Saline Preservation Association, Pryor, Okla.
Oklahoma Route 66 Association
Oklahoma Tourism & Recreation Dept.
Oklahoma Main Street Center
Loman Studios (stained glass)
MATRIX Architects Engineers Planners
Guthrie Chamber of Commerce
GH2 Architects
Cherokee Nation
Bryant Pecan Co.

I'll add links later. You can see a full list of exhibitors in the conference program, beginning on p. 54 (3 MB PDF).

Finally, there may still be some tickets available for purchase for some of Saturday's field sessions and events. Even if you're a lifelong Tulsan, you'll learn new things about your city on these tours.

I took the Tulsa Art Deco tour on Tuesday afternoon. The tour included an inside look at the fascinating house Bruce Goff designed for Adah Robinson at the corner of 11th Pl. and Owasso Ave., an all-too-brief stop at the Tulsa Historical Society (which has a fascinating exhibit on Tulsa in the 1920s), and a reception in the lobby of the ONG Building on the NW corner of 7th and Boston. The Hille Foundation owns the building and is exploring plans to convert the upper floors into condominium lofts, as a real estate investment for the foundation. The building is a beautiful example of late '20s zigzag deco, and it was exciting to get a look inside. This would be the first condominium conversion of a downtown office building.

Staffers with the National Trust for Historic Preservation have been blogging about their experiences in Tulsa on the Preservation Nation blog. Here's an account of the Sacred Spaces bus tour, which included a number of downtown churches, Temple Israel, and the Oral Roberts University campus.

MORE: Ron of Route 66 News has found much of interest at the conference, including a seminar on the preservation of neon signage.

The National Preservation Conference, which comes to Tulsa next week, is making tickets for several Saturday, October 25, field sessions available to the public. There is a cost for each event, but you can sign up for these events without having to pay the conference registration fee. There are five field sessions available, all starting at 1:30 p.m. For Tulsans, this is a great way to learn about your hometown history.

Tulsa Overview (ticket price $35) 1:30 - 5:00 p.m. From being the end point of the notorious Trail of Tears, to railroad and market town serving surrounding cattle ranches, to thriving oilboom city -- Tulsa has a diverse and vibrant history. See how all these influences still resonate in modern-day Tulsa. Featured sites include Gilcrease Museum, Roosevelt School, Tulsa's oldest house, Cain's Ballroom, Tulsa Union Depot, Williams Technology Center (HOK), and the Tulsa Municipal Building (Old City Hall).

Downtown Tulsa Safari (ticket price $20)
1:30 - 5:00 p.m.
Lions and tigers and... dolphins? Pigs and turkeys and buffalo, too? In downtown Tulsa? Absolutely! There's an urban jungle in the heart of the city if you know where to look. Go on an offbeat architectural safari to spot the whimsical terra cotta wildlife on Tulsa's buildings.

Going Green, Tulsa Style (ticket price $35)
1:30 - 5:00 p.m.
It's great to be green in Tulsa. See some recent renovations of older buildings that have made concern for the environment a priority: Dennis R. Neil Equality Center, the SemGroup Building, the Fire Alarm Building, and East Village.

Tulsa's Historic Gardens (ticket price $35)
1:30 - 5:00 p.m.
Philbrook Gardens, Tulsa Rose Garden, Woodward Park, and Swan Lake are just some of the special spots to be visited or viewed. Find out how Tulsa's most renowned horticultural attractions were developed from pastures, farmland, and a Creek Indian allotment.

Mid-Century Tulsa: Back to the Future! (ticket price $35)
1:30 - 5:00 p.m.
Celebrate Tulsa's mid-century homes of the Future. Featuring mid-century neighborhoods such as Lortondale and Ranch Acres, see how residents have worked diligently to restore the architecture of their homes and their communities. Creative marketing, community education and sheer determination have created a mid-century feeding frenzy with homes being snatched up by design savvy and preservation-minded buyers.

The public may also buy tickets ($75 each) for the closing party at Cain's Ballroom, featuring western swing legends Asleep at the Wheel.

All of the above tickets will be for sale during normal business hours at the National Preservation Conference registration desk in the Tulsa Convention Center.

Who Owns Tulsa? will hold its monthly meeting tonight at 7 p.m. in the cafeteria of the Franklin Youth Academy, 1136 S. Allegheny Ave. (Allegheny is one block east of Yale.) In a press release, WOT Chairman Julie Hall describes the meeting:

The agenda will include an update on 10 N. Yale and fundraising efforts including a plan for a Poker Ride. We will have t-shirts from the first annual jam and 'Who Owns Tulsa? We do!' shirts as well as WOT window clings and signs. We will also be presenting the organizational bylaws - an initial structure to guide our efforts. Everyone is welcome to attend!

We plan to continue meeting at this location the second Tuesday of each month at 7:00pm so mark your calendars and become a part of the solution! Not sure about what WOT is and whether to participate? Come listen for yourself. Here's a copy of our mission:

"Who Owns Tulsa? is a non-partisan citizen's rights coalition endeavoring to increase government accountability, and ensure citizen input by unifying neighborhoods, businesses, churches and other concerned citizens. As partners in the process, Who Owns Tulsa? is committed to identifying solutions that involve all citizens equally."

Catching up on links to my Urban Tulsa Weekly columns:

Last week I wrote about my experiences as a facilitator and a participant in the PLANiTULSA citywide workshop. It was exciting to see the level of enthusiasm in the room, but I came away feeling somewhat frustrated, and I'm not the only one. In the column, I make several suggestions for taking the ideas generated at the workshops and making them part of an ongoing public conversation about those ideas.

One more workshop is scheduled for the evening of Tuesday, October 28. Over 300 people have already signed up. To register, visit planitulsa.org or phone 918-576-5684.

In the column, I said that we were still awaiting the publication of the full crosstabs and comments from Collective Strength's survey of a thousand Tulsans and in-depth interviews. The survey crosstabs have now been posted in the PLANiTULSA document library. Responses are split up by region of the city, income, race, age, sex, and how long the respondent has lived in Tulsa.

In addition, each question is crosstabbed against whether the respondent feels city leaders understand his or her community's needs. You can see that on the right-hand side of each page. It was interesting to see that question compared to income brackets: While a majority of respondents in each bracket disagreed with the statement, the disagreement was greatest in the $50,000 to $75,000 bracket.

Who Owns Tulsa? is holding its "first annual jam" today (Sunday) to raise funds for their ongoing efforts regarding the Admiral and Yale "apartments." The benefit runs from 1 to 5 p.m. at the Sunset Grill, 5800 S. Lewis Ave., and it features the Wanda Watson Band, Stanky Brown, Salty Dogs, Sheri Booth, and more bands. Here are the details:

Admission is $5 for adults. Children are free. Great prize drawings, $1 donation per ticket. It's an excellent chance to meet your neighbors while enjoying great food and music! We'll have outdoor activities and a Jupiter Jump for the kids! Who Owns Tulsa? T-shirts and protest gear will also be available. 100% of the proceeds will benefit WOT's public awareness campaign and the legal fees necessary to support our continuing fight for neighborhood rights. Please bring a nonperishable canned food good to benefit the Community Food Bank of Eastern Oklahoma.

For more information visit WhoOwnsTulsa.org.

I attended the second PLANiTULSA workshop this afternoon as a participant (having been a facilitator Monday night). I found the experience exhausting, even a bit frustrating. Even having a clear idea about what to expect from Monday night's session, it was still hard to get all the ideas on the map in the allotted time. Happily, I saw a lot of good ideas that our table missed on other tables' maps.

On my Flickr account, I've posted photos of Monday night and Tuesday afternoon's PLANiTULSA sessions, including closeups of the maps from my tables.

My oldest son and I also attended tonight's speech by Daniel Pipes, sponsored by sixthirtyone, TU's conservative student association and newspaper. The speech was well attended. There were no protesters. Four Tulsa Police officers were there to keep an eye on things.

Pipes's speech, "Vanquishing the Islamist Enemy and Helping the Moderate Muslim Ally," was a clear and concise identification of the enemy in the global war on terror. The enemy isn't terrorism -- terrorism is a tactic. The enemy isn't Islam -- to say so is ahistorical, turns friends into enemies, and leaves the US with no policy options. Pipes pointed out that the current threat is only a few decades old.

The enemy is a terroristic, extreme, totalitarian form of Islam: Islamism, which like Fascism and Communism before it, sees America as an obstacle to its goal of worldwide hegemony.

After the speech my son and I spoke to several of the other attendees and then joined several of the students from sixthirtyone at Kilkenny's. It was a pleasure to get to know these bright and energetic young conservatives. I've asked them to keep me informed about their activities and future dates in their lecture series.

I took video of Pipes's speech and the Q&A, but I'm trying to get it compressed to a reasonable size before uploading it.

Great turnout tonight for the first of three citywide workshops for the PLANiTULSA comprehensive planning process. Every one of the 50 tables seemed to be at capacity.

It was a challenging task to find ways of accommodating Tulsa's share of projected job growth (42,000) and population growth (100,000) over the next 20 years. Each table was given a choice of four chip sets -- four different approaches to accommodating growth -- but from that starting point, tables could swap chips for equivalent numbers of jobs and people, or even choose to add more growth or less growth. Only about 8 tables had the chance to present their plans to the entire group, but all the maps will be digitized and posted.

Table 42 (where I served as facilitator) chose to begin with the "Neighborhood Empowerment" chipset, a moderately dense approach, but got frustrated trying to place all the low-density housing. They chose to trade some of the low-density residential and office development for more dense options, like transit-oriented development and urban districts.

A few lessons learned:

It would have been nice to have more examples of equivalent trades than the few provided. We managed to come up with some new combinations, but doing the math slowed us down a bit. It was easy to figure equivalences for jobs only or population only, but balancing chips that provided both was tricky. (Algebra was involved.)

Several tables designated areas for medical development. There wasn't a chip for that, but our table wanted a medical corridor near the future intersection of the Gilcrease and Tisdale expressways. Another table identified the same need in east Tulsa.

As soon as I can upload photos to Flickr, I'll link to them, so you can see the map Table 42 came up with, as well as action shots of Steven Roemerman presenting his table's map.

Tonight's session is full, but PLANiTULSA has added a second evening workshop on Oct. 28th to accommodate those who want to participate but aren't available during the workday.

This week in Urban Tulsa Weekly, I address some of the concerns raised by members of OK-SAFE (Oklahomans for Sovereignty and Free Enterprise) about PLANiTULSA, the process for developing Tulsa's first comprehensive plan in more than 30 years, and New Urbanism in a column with the title, "Comprehensive Plan or Commie Plot." I also suggest ways that the City Planning Department and the Fregonese Associates team could allay the reasonable concerns that have been expressed about process and transparency.

In the column, I point out two fundamental fallacies at the root of the fears being expressed by groups like OK-SAFE about New Urbanism and about PLANiTULSA. The first is the idea that using the same terminology as an organization (e.g., the United Nations) makes one a minion or a dupe of the organization, totally in line with that group's agenda. That's like the liberal accusation that because we conservatives support states' rights and the 10th Amendment, we are therefore in full agreement with the segregationists who used states' rights to enable racial discrimination.

On OK-SAFE's page about PLANiTULSA and sustainable development, an excerpt from one of my columns about the streets package is headed, "Michael Bates argues Sustainable Development Concepts." Here's the excerpt they published, with their emphasis added:

But taking care of what we have is a more pressing need than building more to take care of. Street widening ought to be considered in connection with matters of urban design and public transit which could reduce the need for wider streets. South Tulsa traffic isn't snarled just because the roads are narrow. Zoning segregates retail from residential, so that every shopping trip requires several miles of driving.

The development patterns so beloved of suburbanites -- cul-de-sacs, residential collector streets, gated communities -- funnels traffic into bottlenecks. The lack of through-residential streets forces local traffic onto arterials. Midtown's
grid disperses traffic efficiently across multiple paths.

In Midtown, you can use neighborhood streets to avoid making a left-hand turn onto or off of an arterial. That's not possible in most of south Tulsa, and nasty old left-turners are a prime cause of traffic delays down south.

Homeowners in south Tulsa have chosen the area's amenities over convenience and ease of travel. Before all of us spend hundreds of millions on street widening in their part of town, south Tulsans should be willing to accept some adjustments to their lifestyle, which may include putting public streets through their gated communities, building mid mile minor arterials (think 15th or Utica in midtown), and allowing neighborhood-scale retail development to connect directly to residential areas.

Fixing what's wrong with south Tulsa is a complex issue, and what to fund ought to be addressed as part of the new Comprehensive Plan.

Note that I don't refer to sustainability anywhere in what I wrote. I'm not saying anything about global warming (and I don't believe in anthropogenic climate change) or even about energy conservation. I'm writing about the impact of development patterns (largely dictated by our zoning code and subdivision regulations) on the carrying capacity of our street network. My observations on the effect of development patterns on street capacity are common sense, and I'd ask the OK-SAFE folks to tell me where those observations are incorrect. It's a simple matter of traffic engineering. The dense grid of streets and half-mile grid of arterials and collector streets in Tulsa's older neighborhoods are far more efficient at dispersing traffic than the tree-like street systems of south Tulsa subdivisions.

Surely fiscal conservatives shouldn't support the idea of developers shifting the cost of their preferred development style onto the rest of us. South Tulsans have decided that the advantages of their chosen place to live outweigh the disadvantages. Why should they expect the other 90% of the city to fork over hundreds of millions of dollars to ease their self-selected traffic problems?

(Of course, in the eyes of some of the OK-SAFE leaders, even though I'm largely in agreement with them on their core issues -- as I note in my column -- I'm already suspect because I think we ought to be in Iraq and ought to win in Iraq, I think we ought to destroy Islamist terror organizations wherever they are, I support whatever Israel wants to do to stop Palestinian terrorists from blowing up my friends' children, and I don't want to see the Republican Party taken over by those who disagree with me on those points.)

The second fallacy is the apparent belief of PLANiTULSA critics that "we currently enjoy untrammeled, unregulated property rights, that our development pattern is the purely the result of market forces, and that this new comprehensive plan is an unprecedented threat to our God-given right to develop our property as we see fit." In the column, I review the roots of the comprehensive plan and zoning code under which we currently live and list some of the governmental regulations and financial incentives that have shaped development patterns over the last half-century.

Some supplemental links:

• City of Tulsa zoning code
• Tulsa subdivision regulations
• PLANiTULSA
• Congress for the New Urbanism
• SmartCode Central, where you can download the New Urbanist land-use code developed by the firm of Duany Plater-Zyberk
• Direct link to Bruce Delay's Sept. 13 interview with architect Randy Bright (MP3)
• Freedom Advocates, the website of Michael Shaw, who was invited to speak at the OK-SAFE event
• Randy Bright's columns on New Urbanism and PLANiTULSA in the Tulsa Beacon
• OK-SAFE's page on sustainable development and PLANiTULSA
• Chapter 7 of United Nations Agenda 21: Promoting sustainable human settlement development

Bill Kumpe, an attorney who lives near the site of the planned homeless facility at Admiral and Yale, has posted a long and eloquent exposition of the point of view of homeowners in the nearby neighborhoods.

(It's worth reminding: The White City neighborhood gets its name from the White City Dairy farm that preceded the subdivision on that site.)

The older, usually well built and well maintained homes in White City are one of the few places in Tulsa where blue collar, gray collar, white collar and professionals can live in an economically diverse neighborhood and all still stay within the economic goal of paying no more than a third of their total household income for housing including maintenance, utilities, necessary upgrades, etc. It is an old fashioned mixed class, mixed income neighborhood that should be the model for future developments instead of the dumping ground for city problems....

At its most basic, the proposed Admiral and Yale homeless shelter appears to be a giant rip off to the average White City resident. Joe Sixpack, Susan Secretary and Ernie Engineer see nothing more than an attempt to handle a downtown problem by exporting it to their neighborhood. Combine that with the fact that the proposed downtown "baseball" trust is aggressively trying to control the property values and development around THEIR investment and the whole deal appears profoundly hypocritical. The downtown elites are using all of their political and legal power to prevent the very type of development risk that THEY THEMSELVES are forcing down the throats of the White City residents. Taken at its most basic they are saying that their for-profit investment in a ball park deserves the city's protection while the White City residents investment in their homes does not....

Taking the homeless from a place where they were within walking distance of all their needed services and placing them in another where they are miles away on an infrequently served bus route doesn't make much sense at all. As a matter of fact, to Joe and Susan and Ernie it seems like a formula for having a lot of people walking through their neighborhoods and hanging around the neighborhood bus stops and parks....

We've been told that this facility is intended to help mainstream the mentally ill into normal society. Bill's neighborhood, bordering White City, has seen the impact of "mainstreaming" firsthand:

After several years, the "mainstreamed" neighbor is still there. But, the previously occupied homes on both sides of his are boarded up as is the previously occupied home one house down on one side. The home next to the boarded up home on the other side sold at one point on a contract for deed but the buyer cancelled after a few weeks because of the problems with the "mainstreamed" neighbor. It became a Section 8 rental unit. One of the houses across the street went vacant after the young couple who lived there couldn't take it anymore. They tried for months to sell their home with no luck. It is now a rental unit. That's five homes whose values have been severely degraded due to one property. The character of the whole neighborhood changed. And, it's not as though the homeowners were passive. Far from it. Over the years, there were at least fifty calls to the police. Many of them went unanswered. There were petitions to the police department and DA which resulted in no determinative action. The fire department answered dozens of calls about trash fires and made arrests for illegal burning more than once....

Unless their aim is to drive everyone who can afford it to move to the suburbs, our city leaders need to understand the perspective of residents of neighborhoods like those around Admiral and Yale.

In addition to all the writing I did for BatesLine during the Republican National Convention, I managed to turn out three pieces for this week's issue of Urban Tulsa Weekly:

The cover story about the upcoming PLANiTULSA citywide planning workshops. The folks at the City of Tulsa Planning Department and Fregonese Associates were very helpful as I put this story together. I had a copy not only of the publicity materials but the instructions for the facilitators -- the volunteers at each table who answer questions and keep the mapping process on pace to finish within the alloted time. From those instructions, I tried to put together a vivid description of what workshop participants will experience. My feeling is that the more you know about what will happen, the better prepared you'll be to participate fully and advocate effectively for your ideas for Tulsa's future.

I spoke to Theron Warlick, one of the City of Tulsa planners assigned to PLANiTULSA, and he told me that about 500 people had already signed up, with about a week and a half to go. Mayor Bill LaFortune's 2002 Vision Summit drew about 1100.

If you haven't signed up yet, visit PLANiTULSA.org and register online.

Also this week, I have a story about the the Republican National Convention as seen through the eyes of Tulsans who attended the convention.

The week before, I spoke to Jackie Tomsovic, a first-time delegate to the Democratic National Convention in Denver, and covered the surprising political resurrection of former Gov. David Walters, co-chairman of the Democrats' convention rules committee.

My column this week relates both to St. Paul and to planning. During my visit, I tried to learn what I could about how the city handles planning and zoning, river development, downtown, and affordable housing. I wound up with far more material than I could use on all of the above topics. I chose to focus on the way St. Paul connects citizens and neighborhoods with city government, using 19 independent, non-profit "district planning councils."

MORE: Here's a video of planner John Fregonese's presentation at the TulsaNow forum on July 15. He speaks about planning concepts, demographic trends, and the results of the planning team's survey of a thousand Tulsans.

(The embedded video was making this page load slowly, so if you want to watch it, visit the PLANiTULSA channel on blip.tv.)

This morning during the Tulsa City Council's Urban and Economic Development meeting, there was some discussion about whether the housing for the mentally ill and homeless, proposed by the Tulsa Housing Authority and the Mental Health Association of Tulsa, was correctly classified for zoning and land use purposes.

When you apply for a building permit, the City's building services department determines whether your plans comply with the setback, height, floor area, and use restrictions set out in the zoning code. If your plans aren't in compliance, you can tweak your plans, appeal to the Board of Adjustment if you believe you really are compliant, or apply for a variance if you know you aren't. (A variance can be granted for height, floor area, etc., but state law prohibits a BoA from granting a use variance.)

Land uses are categorized by the zoning code into 30 categories, called use units. A table shows which use units are allowed by right in a given zone, and which use units require a special exception from the Board of Adjustment.

Use Unit 8, Multifamily dwellings and similar uses, includes apartment, assisted living facility, and community group home.

The land in question is zoned CH -- Commercial High Intensity. By right -- no special zoning permission required -- land uses included in Use Unit 8 are allowed in CH.

So what's the issue? There is a special restriction that doesn't apply to ordinary apartments or multifamily dwellings in CH zoning, but it does apply to assisted living facilities, community group homes, and convents. The floor area ratio for those facilities can be no greater than 0.5.

Floor area ratio is a limit on how big a building you can put on a lot of a certain size. You calculate floor area by adding up the square footage on each floor of the building. If you have a four story building with 20,000 sq. ft. on each floor, the building's floor area is 80,000 sq. ft.

You calculate floor area ratio by dividing the building's floor area by the lot's area. A building with a floor area of 80,000 sq. ft. on a 100,000 sq. ft. parcel would have a floor area ratio of 80,000 / 100,000 = 0.8. That's OK for a normal apartment building in CH zoning, but it's too high for an assisted living facility or community group home in any zone.

I don't have the numbers on how big the facility will be and how big the lot is -- perhaps a reader has that information. But it may be that the building would violate the 0.5 floor area requirement. How the City classifies the use of the proposed building will determine whether the facility can be built there as a matter of right at its proposed size, or whether it will have to be scaled back.

From the Tulsa Preservation Commission blog:

Please join us Wednesday, August 27th for a Community Workshop to shape and evaluate Tulsa's Historic Preservation Strategy.

This public workshop will be from 5:30 - 7:30pm in the new City Hall, 175 E. 2nd Street, 10th Floor South conference room (map it). On-street parking at meters is free after business hours. Please use the 2nd Street entrance.

Your insights and vision for preserving and enhancing the historic character of Tulsa would be appreciated. We hope to see you there!

For more information, call 918-576-5669. Please feel free to share this invitation with your friends and colleagues.

With the comprehensive plan update underway and national attention on Tulsa's historic assets, thanks to the upcoming National Preservation Conference being held here in October, this may be the moment to make preservation a priority in Tulsa.

RELATED:

Steve Patterson reports that a subsidiary of the National Trust for Historic Preservation is joining the City of St. Louis and the State of Missouri in a SLAPP suit against two preservation activists who filed lawsuits in an effort to save a 100-year-old building in downtown St. Louis.

The last time someone tried to rezone the southeast corner of 41st & Harvard, for a Wal-Mart neighborhood market and gas station, the Tulsa Metropolitan Area Planning Commission approved the application by a slim margin, and the Tulsa City Council turned it down by an 8-1 vote, with only David Patrick voting in favor. Patrick lost a Democratic primary election to Roscoe Turner shortly thereafter.

Now Patrick is back on the Council and developers' attorney Charles Norman is back with a new application for developing that corner, where there are two houses and a vacant field used as a Christmas tree lot each winter. It is a two-fold application -- a request to rezone some multifamily residential (RM-2) and light office (OL) areas to commercial (CS) and a Planned Unit Development, which rearranges the permitted uses for a larger area, currently zoned CS at the corner, surrounded by OL, RM-2, and RS-1 (very low density residential). It's on the August 20, 2008, TMAPC agenda.

A PUD allows mixing and rearranging different kinds of zoning, but you have to work with the zoning that exists. That's the reason for seeking the rezoning as well as the PUD; the developers need more CS-zoned area to accommodate their commercial buildings. Currently only about 1/16th of the land is zoned CS. The development is described as mixed use, but it seems to be entirely commercial.

Nearly half the land in the PUD is zoned RS-1. How will they use the RS-1 land that they rearrange? They'll use it for parking and landscaping. In Tulsa, a PUD allows a developer to take a small piece of commercially-zoned land and turn it into a much larger commercial development.

The INCOG staff's analysis acknowledges that this proposed development is NOT in accord with the Comprehensive Plan, which designates part of the area for medium-intensity residential and part for low-intensity residential.

The new development involves four smaller buildings, rather than one big store. The PUD application says that only the building closest to 41st and Harvard will be an all-night operation -- a drug store. The three buildings nearer the surrounding property will have to be closed between 11 p.m. and 7 a.m.

I have not heard whether the neighborhood groups which opposed the Wal-Mart Neighborhood Market will also oppose this development.

Ruth Kaiser Nelson was, for all practical purposes, my first Latin teacher. When I was an eighth-grader, our scheduled teacher, Bill Bippus, took a semester's leave of absence, and Mrs. Nelson taught us instead. Because the class occurred during the girls' PE period, it was an all-boy class, and Mrs. Nelson, the mother of three boys and a girl, did a fine job of keeping us in line, but also keeping us amused, and giving us a good start in the language.

I'm sure Mrs. Nelson is familiar with this sententia sapiens: Quod licet Jovi, non licet bovi. Literally, it means, "What is permitted to Jupiter is not permitted to the ox." It is a justification for double standards for the wealthy and connected versus the hoi polloi. The standards which apply to the commoner should not bind the plutocrat.

At Thursday night's City Council meeting, homeowners from the neighborhoods near Admiral and Yale came to protest the location of a 76-unit home for the chronically homeless, some of whom are currently housed at the downtown YMCA, some of whom are mentally ill. The large apartment building is part of the Building Tulsa Building Lives (BTBL) initiative. The Ruth K. Nelson Revocable Trust is listed as one of the initiative's principal partners, along with the George Kaiser Family Foundation (Mr. Kaiser and Mrs. Nelson are siblings), and the Tulsa Housing Authority, a public trust of which Mrs. Nelson is the chairman.

According to the Tulsa World report, Mrs. Nelson characterized the concerns of neighboring homeowners as typical NIMBYism:

Neighbors typically have a "not in my backyard" response, she said.

"If we were to move all of these facilities to places where no one would protest, they would be in the middle of nowhere," she said.

"Isolated people would not have the opportunity to rebuild their lives and become productive members of society."

The site was selected because it is relatively close to downtown, where many social service agencies are located, is next to a bus route and has stores nearby that residents can walk to, Nelson said.

The concern for isolation is touching, but she is making these people more isolated than they already are. At the Y, they are downtown, "where many social service agencies are located." She's moving them four miles from those services on the west side of downtown.

At the Y, they live a block away from a bus station that gives them access to 20 bus lines which will take them directly to shopping, jobs, doctors, parks, and services without needing to transfer. Four of those lines provide night time service to hospitals and schools for shift work and night classes. She wants them to live where they'll have only a single bus line, and they'll have to wait around and transfer at the downtown bus station to get anywhere else in the city. They won't have any access to nighttime service.

At the Downtown Y, they have the library and the County Courthouse across the street and the State Office Building and a hospital just a few blocks further west. Riverparks is about a mile to the south. There are a half dozen churches downtown. Social service agencies are just a few blocks north. There aren't any groceries nearby, but there are a few convenience stores not too far away, there are many nearby places to eat, at least at breakfast and lunchtime, and the bus can take them to their choice of grocery stores. They won't even have to walk far to see the Eagles or Celine Dion at the BOK Center. walkscore.com gives the location a rating of 89 -- "very walkable."

At Yale and Admiral, there is a Sonic across the street, a nearby QuikTrip, and it's about three-quarters of a mile to the Piggly Wiggly. The nearest library is in Maxwell Park, about a mile away, and it's only a small branch in the middle of a neighborhood. There's a bar just two blocks away, right across the street from a plasma center. Dong's Gun Store is about six blocks away -- handy for those who are hearing voices in their heads.There are a few churches down Yale. 10 S. Yale has a walkscore.com rating of 45 -- "car dependent."

Moving residents of the Downtown Y to Admiral and Yale will make them more isolated than they are now, not less. So why are these mentally ill, semi-homeless people really being moved out of downtown? Because downtown property owners and the BOK Center management and Downtown Tulsa Unlimited are NIMBYs. They don't want these people in their backyard. They even say so on their "Building Tulsa, Building Lives" website:

The opening of the BOK Center and other Vision 2025 projects are important components in securing the economic future of downtown Tulsa. But before downtown can become the vibrant destination it has the potential to be, developers and investors must be assured of its inviting and family-friendly environment.

Eliminating homelessness will attract further development and investment to downtown.

But it's OK for George Kaiser and Jim Norton and Kathy Taylor and Twenty-First Properties and SMG to be NIMBYs. If your place cost $200 million, you're allowed to say, "There goes the neighborhood," even if that $200 million came mostly from the taxpayers. If you have a nice little 1,000 sq. ft., $60,000 house, that you paid for yourself you're not allowed to say that. You know: Quod licet Jovi, non licet bovi.

(What's funny is that the neighbors that seem to be a problem for the BOK Center were there before the site was selected for the BOK Center. A number of us pointed out that between the jail, the bail bondsmen, the homeless shelters, the Y, the Sheriff's Office, and the Courthouse wasn't the smartest location for the arena -- maybe they should put it closer to existing entertainment districts on the other side of downtown -- but someone with influence has land along Denver just north of the south leg of the IDL, so that's where the arena went. Is it fair to be a NIMBY about neighbors who were there before you moved in?

According to the World, "After listening to the protests, Councilor John Eagleton said people can try to push such a project out of their neighborhood out of fear, but that doesn't make it right." Shouldn't he have been saying that to the downtown interests who want to clear the homeless out of downtown?)

The residents who spoke at the meeting were treated with a great deal of condescension. They were told that their fears were unfounded, abhorrent even, a sign of moral inferiority. The residents of this new facility will not pose a threat to their safety or their property values, thanks to new programs and new methods for helping these people become productive citizens again.

But if these new programs and methods are so effective, wouldn't they work just as well in a remodeled facility downtown, with the added bonus of keeping these people in familiar surroundings and connected to job opportunities and services and transportation? The fact that Mrs. Nelson and her brother and DTU and Mayor Taylor and SMG are so anxious to get these people away from downtown suggests that they don't really believe in the efficacy of their methods.

And the argument about having to demolish the Y residence doesn't hold any water. I suspect they could add sprinklers and remodel the building to meet fire code for much less than the $17 million in private pledges and state grants that they're spending on the Admiral and Yale facility.

But BTBL backers don't have to be consistent or logical or reasonable to get their way with city government, and they can be NIMBYs if they want to: Quod licet Jovi, non licet bovi.

Quod licet Jovi, non licet bovi works with exclusive negotiating periods, too.

If you're Kathy Taylor, of course you should expect Tulsa Drillers owner Chuck Lamson to honor his exclusive negotiating period with the city, and even to extend it if need be. I'm sure she'd be teary and outraged if Lamson had terminated the exclusive negotiations a month early to go flirt with Jenks Mayor Vic Vreeland again. But how dare lowly entrepreneur Will Wilkins expect the Tulsa Development Authority to honor their commitment to an exclusive negotiating period! How dare he rally public support to try to prevent the TDA from breaking their word! Only wealthy and connected and powerful people have a right to expect such commitments to be honored.

(From the World: "Exclusive negotiations preclude the team from entertaining other offers...." Not if you're the TDA, they don't.)

Quod licet Jovi, non licet bovi.

But that's an ancient pagan thought. The God of Abraham, Isaac, and Jacob insists on a single standard for all:

You shall do no injustice in court. You shall not be partial to the poor or defer to the great, but in righteousness shall you judge your neighbor.

MORE: David Schuttler says that Councilor Eric Gomez's comparison of the Treepoint Apartments in his neighborhood to the proposed I-244 and Yale facility is apples and oranges.

Tonight (Thursday, August 7) the Tulsa City Council will reconsider a resolution it passed last week. The resolution, jointly issued with the Tulsa Housing Authority dealt with four lots on the west side of Yale between Admiral Place and I-244, declaring it to be "in the public interest" for TDA to develop the property as part of the "Building Tulsa Building Lives" initiative. Here's the text:

JOINT RESOLUTION

A JOINT RESOLUTION OF THE CITY OF TULSA AND THE HOUSING AUTHORITY OF THE CITY OF TULSA (THA), DECLARING THE DEVELOPMENT OF 10 SOUTH YALE, TULSA, OKLAHOMA, BY THA AS PART OF THE "BUILDING TULSA BUILDING LIVES" INITIATIVE TO BE IN THE PUBLIC INTEREST.

WHEREAS, pursuant to 63 O.S., § 1061(b), a joint public hearing was held on July 31, 2008, by the Housing Authority of the City of Tulsa (THA) and the City Council of the City of Tulsa, Oklahoma, to consider new development on the collective properties known as 10 South Yale, Tulsa, Oklahoma; and

WHEREAS, at such public hearing it was determined by a majority of the members of both THA and the City Council that such development is in the public interest.

NOW, THEREFORE, BE IT RESOLVED by the City of Tulsa, Oklahoma, and the Housing Authority of the City of Tulsa that it is in the public interest for the Housing Authority of the City of Tulsa, as part of the "Building Tulsa Building Lives" initiative, to develop the collective properties known as 10 South Yale, Tulsa, Oklahoma.

Building Tulsa, Building Lives is an initiative to address homelessness. The website's home page says this:

When homelessness became an issue in the late '70s, the accepted treatments were shelters and meals. And Tulsa provided. But new research points to a new approach - one that manages the symptoms of homelessness more effectively and may be the answer to virtually ending chronic homelessness altogether.

Note the word "chronic" -- this isn't about people who are temporarily in straitened circumstances, but troubled people -- mostly men -- who by reason of mental illness or addiction can't function in a society that requires a degree of personal responsibility. Some of these people want to be helped, and organizations like John 3:16 Mission work to rebuild their lives. Other organizations simply provide food and shelter without no strings attached. Some homeless people aren't allowed in the shelters because they won't follow rules or because they may be a danger to others.

Some of the people we're talking about aren't really homeless. They're what an earlier time called transients. They have a home, but they don't need or want something that they have to take care of. They just need an inexpensive place to sleep and keep their things. There used to be accommodations that catered to them -- bedsits, single-room occupancy (SRO) hotels -- a cheap place to sleep, maybe a sink in the room, and a bathroom down the hall. Such places used to be plentiful in downtown. The Downtown YMCA is about the only place left like that, and it's inconveniently close to the BOK Center. It's slated to close by 2010, in part because of new fire regulations that would require expensive renovations to the building. Here's what will replace the Y:

The program would provide a basic housing unit to each chronically homeless person and then surround that person with support services to work on personal issues. Housing would be provided with no strings attached.

The 52-year-old downtown YMCA, 515 S. Denver Ave., has 168 housing units. About 140 men, many of whom have been homeless or trapped in a cycle of chronic homelessness, now live there.

The Zarrow Families Foundation has provided funding for a full-time caseworker at the YMCA to locate housing options for the residents.

The Mental Health Association in Tulsa has been leasing a floor at the YMCA building to provide 25 units in its Safe Haven housing program.

Executive Director Mike Brose said the association is looking for other housing options, adding that "the closing provides the community an opportunity.

"That opportunity means finding ways to replace those units with housing that is not overly congregated -- more scattered sites and that will work much better and be more appropriate for individuals who stay there," he said.

The "Building Tulsa" page reveals a key piece of the agenda:

The opening of the BOK Center and other Vision 2025 projects are important components in securing the economic future of downtown Tulsa. But before downtown can become the vibrant destination it has the potential to be, developers and investors must be assured of its inviting and family-friendly environment.

Eliminating homelessness will attract further development and investment to downtown.

In other words, get the aggressive panhandlers and other unsightly vagrants out of sight, so that people won't be deterred from coming downtown.

I'm not sure what Tulsa Housing Authority plans for I-244 and Yale, except that it's intended to serve the "chronic homeless." I'm not sure the City Council knew what they were being asked to vote on last week.

Because there was no zoning change, there was no public notice to surrounding property owners. I understand the desire to clear vagrants out of downtown, but putting them next to three residential neighborhoods isn't good for the surrounding neighborhoods or for the vagrants, who need access to social services and the bus network. It also seems to be a non-strategic use of one of the interstate gateways to Expo Square -- visitors coming to Expo Square from east and north of Tulsa or from the airport take I-244 to Yale.

We need to support those who are providing help to those who can't cope with daily life, but when a public body like THA is involved, we need to have full public disclosure and debate of what help is provided and where.

This week's column in Urban Tulsa Weekly concerns the survey of 1000 Tulsans for PLANiTULSA, the effort to develop Tulsa's first comprehensive plan in over 30 years.

Collective Strength conducted in-depth interviews with 90 civic leaders (including me) and then a lengthy survey by telephone with 1,000 Tulsans. Here is a link to the "pre-final" summary of the research, presented last month by Collective Strength's Robin Rather. That document includes summary crosstabs by region and by race for many of the questions. Full crosstabs are due to be posted later in August.

Here's one highlight from the column:

Despite the broad agreement over priorities, the survey revealed a widespread perception of a disconnect between leaders and citizens. These problems were felt most keenly in north, east, and west Tulsa.

"City leaders in Tulsa understand my community's needs." Fifty-two percent of Midtowners and 48 percent of south Tulsans agreed with that statement, but only 27 percent of Northsiders and Westsiders did. Citywide, the statement polled 39 percent agreement, a stunning statement of no confidence in city leadership.

"I do not feel included in the planning process. People like me are always left out." Majorities agreed in north (59 percent), east (52 percent), and west Tulsa (51 percent). Fewer than a third of Midtowners (32 percent) and Southies (31 percent) agreed. Sixty percent of non-whites agreed, versus 38 percent of whites. Forty-four percent was the overall total.

"I'm concerned the plan will be too influenced by those who have a lot of money." Seventy percent of Tulsans agreed with that statement, which received strongest support from Northsiders (80 percent), Westsiders (74 percent), and Eastsiders (71 percent). The statement received a lower level, but still a majority, of support in south Tulsa and Midtown--about 60 percent.

The gap between Midtown and south Tulsa on the one hand and north, west and east Tulsa is not surprising. Maps of election results showing support for various tax increases, of where appointees to city boards and commissions live, and of those selected to the PLANiTULSA Advisers and Partners reveal a common pattern.

I've labeled it the "Money Belt"--a band of Tulsa's wealthiest neighborhoods running south-southeast from downtown through Maple Ridge, Utica Square, and Southern Hills then fanning out into the gated communities of south Tulsa.

It's unfortunate that survey responses were classified by zip code only. It would have been interesting to see responses by square mile or by precinct to see if the Money Belt pattern held up.

How to plug north, east, and west Tulsa into the city's collective decision-making process, how we create an infrastructure for civic dialogue is something that will need to be addressed as the planning process moves forward.

Rather called the skepticism about carrying out the plan "pervasive." It came up both in the in-depth interviews and in the broader survey polling. She said, "A lot of people feel like it doesn't matter how you plan. Folks that have a lot of money, or a lot of influence get to do what they want."

Rather characterized what she was hearing from Tulsans about the planning: "We engage in the public process, we go to these meetings, we do the hard work, but at the end of the day our expectations are not met." She urged action to ensure that this plan has a real chance to avoid that fate.

Maybe the most hopeful sign was that there was near-unanimous agreement with this statement: "Assuming people like me participate in the plan and the plan is carried out fairly by the city, I think Tulsa will change for the better as a result of it." Ninety-one percent of Tulsans concurred, with no significant variation across the city.

But there are two very big assumptions in that statement.

Be sure to read the whole thing.

By the way, the Urban Tulsa archives are offline for some reason and have been for about a week. Whatever it was that used to point from the new server back to the old server is broken. Hopefully, that will be fixed soon.

MORE: In the comments, S. Lee makes his point with a memorable metaphor:

The reason various parts of town feel left out is because they are (duh!). The problem with these "plans" is there isn't enough money to do spiffy projects all over the city. So, depending on who is in charge, their favorite part of the city gets the attention. A bundle of money gets dumped into a fraction of a percent of the city while the rest gets to put up with continued neglect of the fundamentals -- roads, crime, schools. The expensive projects are the equivalent of putting a truly lovely picnic table in the middle of a 40 acre pasture full of waist high weeds and cow manure. Most people would gladly forego the gorgeous picnic table if the pasture were kept mowed and reasonably free of manure. There's too much preoccupation with the latest "progressive" picnic table, and not enough mowing and scooping.

There's an exciting lakeside community planned for Oklahoma, unlike anything in the state, but hopefully a model for many more to come. New urbanist city planner Andres Duany has been hired by former Oklahoma City mayor Kirk Humphries to plan Carlton Landing on 1600 acres beside Lake Eufaula. The result of a design charrette -- a kind of brainstorming session -- was presented earlier this week in Oklahoma City.

Duany planned the Gulf Coast town of Seaside, Fla., turning that tiny piece of the Redneck Riviera into a popular resort town and generating similar developments all along that stretch of the Florida Panhandle's shore.

As Seaside was, Carlton Landing is family-owned land that has never been developed.

Instead of the usual resort community pattern of only residences along winding roads, Carlton Landing will have a heart, right on the shore, with shops, dining, recreation facilities, and even a chapel. The 1600 acres will be home to about 2500 people -- not high density, but more dense than a typical lakeside development. Duany has almost complete freedom to set design and development standards -- there are no existing land use rules to work around.

From a fleeting glimpse of a map in this slideshow from the charrette (about 2:14 into the video), it appears the Carlton Landing property is centered around the marker on this map:

View Larger Map

I've had my differences with Kirk Humphries, but I admire him for doing something different and daring with this land. Instead of, say, asking taxpayers to spend $600 million create a vibrant community out of the middle of a river, he's making it happen with his own money and land. A couple of years ago I suggested that the folks behind the Channels could do the same thing right here in Tulsa:

Tulsa Stakeholders, Inc., (TSI), the group led by John-Kelly Warren of the Warren Foundation which is proposing The Channels development, has a commendable desire to create a thriving, pedestrian-friendly urban place in Tulsa. So instead of asking the taxpayers to spend $600 million to build three tiny islands on which a walkable community can be built, why doesn't TSI create or restore a walkable community on land that already exists, and thus encourage the creation of this kind of neighborhood all over Tulsa?

(It may be cheeky for me to tell TSI what to do with their money, but since they're telling us taxpayers what we should do with ours, turnabout is fair play.)

TSI could demonstrate that traditional neighborhood development will succeed, even in car-bound Tulsa. They could use their deep pockets and risk tolerance to blaze a trail for more risk-averse conventional developers.

Building a traditional mixed-use neighborhood on taxpayer-subsidized islands would send the message that such developments are too fragile to survive in the free market.

Building or restoring the same kind of neighborhood with private money on private land would set an example that other developers could follow with confidence.

There are many opportunities for TSI to do pioneering work in this area. They could build a New Urbanist community on undeveloped land somewhere in the metro area. They could incorporate walkability and mixed use into the Warren Foundation's own developments (e.g. the Montereau retirement community).

TSI could do some of the exciting infill development recommended by the East Tulsa Community Plan (http://www.cityoftulsa.org/Community/Revitalization/EastTulsa.asp), helping to knit together a lively international district and creating a walkable center for a vast swath of car-bound suburbia.

Perhaps the most strategic investment TSI could make would be in the Pearl District (aka the 6th Street Corridor); on the charitable side, its assistance could fund implementation of the stormwater project for the three-square-mile Elm Creek basin.

This would take land out of the floodplain, making restoration and infill practical. Full public funding for the plan--about $35 million to create stormwater detention ponds and to link one of them to Centennial Park by a canal--is at least a decade away.

Fixing Elm Creek not only helps 6th Street, but it would improve drainage in the Gunboat Park and 18th and Boston areas. (Elm Creek flows underground through both neighborhoods, emptying into the Arkansas River at 21st Street.)

On the private side, it could set an example for other developers by doing some quality infill development and restoration in accordance with the Pearl District Infill Plan (http://www.cityoftulsa.org/Community/Revitalization/6thStreet.asp). No need to use condemnation to assemble vast tracts of land--restore some existing buildings to their former glory, or build new brownstones on already vacant lots.

TSI's leadership would make it safe, maybe even fashionable, for other investors to get involved in the district and to create walkable places in other parts of the metro area.

The revival of the Pearl District would strategically patch a hole in Tulsa's original urban fabric, reconnecting centers of activity--downtown, Cherry Street, Kendall-Whittier, TU, and the Utica medical corridor--which are quite close to each other but which now seem miles apart. And it would make it possible for more Tulsans to make walking a part of daily life, not a specially scheduled activity.

Through private action to create or restore a walkable neighborhood, TSI would send the message, "Come on in, the water's fine," to Tulsa's developers. It might not be as splashy as islands in the river, but such a project would create ripples that would spread far beyond the riverbank, making all parts of our metro area healthier, livelier, and more attractive as a place to live, work, and play.

Steve Patterson of Urban Review STL suggests an alternative to the failure of downtown redevelopment projects to get off the ground:

Acres and acres sit idle on the edges of downtown awaiting promised new development. On the South edge we have Ballpark Village and just North of America's Center and the Edward Jones Dome we have the Bottleworks District. Both have made news over the past few years, lately for not going anywhere....

The surrounding blocks could have been developed without taking this one block from the owner. But assembling larger and larger tracts for larger and larger projects is what proponents say must be done to get development. Judging from the broken sidewalks and vacant blocks of land think perhaps it is high time we questioned this practice.

Granted creating the ideal urban building on a single narrow parcel surrounded by vacant blocks is going to be an island for a long time. Development does have to be large enough to build both excitement and a sustainable level of visitors.

An alternative to the single developer mega-project is to create a zoning overlay district that outlines the urban design qualities that future buildings must have. This allows different property owners to participate in the redevelopment. It also allows the business owner to build their own structure without being tied up in an increasingly complicated and difficult process of financing the mega-project.

This city was built one building at a time -- each fitting into the grid. I think we need to return to such a scale to finish filling in the gaps in our urban fabric.

Here in Tulsa, the "donors" for the proposed downtown ballpark want to monopolize the surrounding land, squeezing out a small, local development company that had already been working with the TDA on the half-block northwest of Archer and Elgin. With enforced design guidelines for new downtown development, you could have multiple developers and the result would be a diverse but harmonious whole, likely more interesting and enduring than any project a single developer would put together.

As Steve Patterson says, "This city was built one building at a time." A healthy downtown, self-sustaining over the long haul, will be rebuilt and restored the same way.

Over the last month, the Austin-based opinion research firm Collective Strength has been polling Tulsans, conducting in-depth interviews with about 90 civic leaders and elected officials and then did a thousand-person telephone poll, using U. S. Census data to stratify the results. The aim was to create a "values framework" for the Comprehensive Plan process -- to find out what Tulsans of all areas, races, and income levels are worried about and what their priorities are for the city, and to use that information to be sure that there isn't a disconnect between the concerns of Tulsans and the outcome of the planning process.

A "prefinal" version of the research presentation has been released. The PLANiTULSA prefinal research presentation, a 204 KB, 48-page PDF, includes both the Powerpoint slides and the notes, which includes some of the "crosstabs" -- how respondents in different parts of town and of different races answered the questions. There are a lot of specifics I'd like to bring to your attention, but for now, I just want to make it available for you to peruse. Later this month, we should see a full data dump released to the public.

On Tuesday morning, KFAQ's Pat Campbell interviewed Collective Strength's Robin Rather about the results of her polling. It's an informative interview: Pat asks great questions, and Robin has solid answers, presenting a good summary of the most important findings from the survey. They discuss the highest priorities -- the consensus over a "basic services agenda," starting with streets -- and the recurring concerns about the disconnect between ordinary Tulsans and our leaders and about the dominance of wealthy and powerful interests in local decision-making. It's also interesting to hear Pat and Robin exchange personal observations about Tulsa, as both of them are new to the city.

After I heard Robin's presentation of her preliminary findings last month, I borrowed a dental metaphor head planner John Fregonese used and wrote in my June 25 column, "Rather is tapping Tulsa's teeth, and her probing has hit several sore spots."

I hope Tulsans will use these findings as the starting point for some honest community dialogue. I'm concerned because I'm already hearing that city officials are asking the planning team to downplay the widely-held concerns that the wealthy and powerful will wield too much influence over the plan and its implementation. I've been told that local officials wanted to downplay the poll result that Arkansas River development was a high priority for only 31% of those polled. (In north and east Tulsa, it polled as a high priority for 22% and 20% respectively.)

I didn't catch this, but someone told me that at last night's TulsaNow event, Fregonese glossed over the final two "worries" about the disproportionate influence of the wealthy and about Tulsa's leaders being out of touch with the needs of the citizens. This same person said he inquired of a city employee about this and was told that there was concern that raising these issues would "open Pandora's box."

It's about time we did.

After the jump, a few key summary slides from early in the presentation:

Thursday night the Tulsa City Council will consider a rezoning application for a block-sized, four-story apartment building at 39th and Rockford, in the area designated as residential in the Brookside Infill Plan, which has been incorporated into the City's Comprehensive Plan.

(This should be a link to the Council's "backup packet" for the Bomasada rezoning, but it's not. This is the second time a link from the Council's online agenda has led to the wrong material on this particular item -- it happened when the zoning request appeared before the Council Urban and Economic Development Committee. We need legislation that gives online public information the same importance as info posted on the bulletin board outside City Hall or in the legal notices in the paper. If the complete information isn't posted, the agenda item can't move ahead.. As it is, it's too easy to conveniently make a mistake and avoid making public info as available as it should be.)

My "op/ed extra" column this week in Urban Tulsa Weekly was about the proposed apartment superblock, which is a test of the Council's willingness to adhere to the Brookside plan and the credibility of all citizen participation in land-use planning, a salient question as we approach citywide planning workshops in September for our new Comprehensive Plan:

Whether you live in Brookside or not, all Tulsa property owners have a stake in the outcome, as it will show whether this City Council will stick with or set aside the development standards that were negotiated by homeowners, business owners, and developers and formally adopted by the city. Consistent application of the rules is the issue at hand....

In conducting in-depth interviews for Tulsa's new comprehensive planning effort, the public opinion research firm Collective Strength found a recurring theme: "Fatalism about lack of zoning and code enforcement and special favors for the wealthy." Approval of this development would only reinforce that well-founded cynicism and would undermine optimism that a new comprehensive plan would be fairly applied to all.

Brookside plan participants put in a great deal of time and effort. To set the product of that effort aside will chill enthusiasm for participating in future planning efforts. If all that negotiation and compromise comes to nothing, if the developer is always going to get his way, why bother?...

The ripples from their decision will extend far beyond Brookside. The new comprehensive planning effort, PLANiTULSA, will have its first public workshops in September.

If the council shows respect for the Brookside planning process by voting down the Bomasada development, it will signal to the public that they can have a positive and long-lasting impact by participating in PLANiTULSA.

If they set the Brookside plan aside for the developers, it will feed public cynicism about public land use planning and discourage participation from the very activists who have the most insight to contribute to the new plan.

Choose wisely, Councilors.

Brookside neighborhood advocate Laura Collins sets out the sound planning case against the Bomasada development. (I've added emphasis here and there.)

TO THE COUNCIL: The Village of Brookside Neighbors immediately surrounding 39th and Rockford, as well as Brooksiders in the area and other citizens of Tulsa who are friends of Brookside and have an interest in the precedent this proposal presents are in support of redevelopment as long as it is appropriate to the individual neighborhood. The Brookside Infill Task Force Redevelopment Restrictions specify the scale, rhythm, height and (width) open space requirements for redevelopment. We welcome Bomasada to present a design of dwelling which is compatible with these guidelines. Some would like to portray us as "anti-progress" or "against development". Nothing could be further from the truth. We have watched the subject property continue to decline under the ownership of Perry Properties and have wondered why the city, if feeling now that it is such a "blight" -- as was described by Roy Johnson and at least two of the TMAPC panelists during the May 21st hearing ----- which lasted nearly 10 hours!

POINTS OF CONCERN AND FACT:

• The neighborhood infill restriction on height, for example is 35 feet. Bomasada asked for and recieved a variance on height of 48 feet, with a maximum of 49' 4" additional height in order to 'screen A/C units on roof". On the Rockford side, which they claim will be 35 feet, they were granted a setback variance of 16 feet (from the street) and an additional 3' 8" in height -- again for hiding the A/C units on roof. Why such a difference in additional height the two requests? Is the setback measured from the curb or the centerline? This would make the building way too close to the homes across the street. What is the city average or guideline for setbacks? How can a building this mammoth in scale look 'in scale' with the homes near it so close to the street?
• Additionally, the Brookside Infill Plan clearly states that "monolithic forms that dominate area or disrupt vision should be avoided". This particular design chosen for Brookside is a clear example of everything the task force was attempting to prevent from being placed in Brookside . Again, how can this type of design look as though it is harmoniously 'in scale' with the one story homes across the street from it to the east?

1. Bomasada has numerous design models to choose from.... Our neighborhood association and petition group were not asked which design we felt fit our neighborhood. Bomasada V.P. chose it for us. It does not conform to the Infill Task Force Plan's restrictions on: Density, Scale, Open Space or Height. Most notably, it is a solid 'wall' of construction with very little if any visual break and negative space or green space as seen from the renderings provided us by the developer.

2. The infrastructure will not support this development without improvements. Will the city do this work now / during the development's construction or after the development has been in place? What is the cost to the city?

3. Are sidewalks planned around the perimeter of the property by the developer? Or are we really going to let them off the hook with a nominal waiver fee and make the city do it ten years from now? The neighbors do not want to wait 5-10 years for a sidewalk to be REPLACED.

4. Parking for the apartment -- for guests. At last hearing, they are providing 25-57 guest parking spaces for a 240 one and two bedroom apartments on three heavily traveled streets. Will parking be allowed on 39th or Rockford for guests? We hope not, as it will not be conducive to pedestrian safety.

5. Traffic study was not completed. How can we build without a plan for impact on neighboring streets and residential safety? Children walk to school (Eliot) and catch buses there -- while Rockford is already a busy street when school is open. What precautions will the city take to ensure the safety of neighborhood children? 4-way stops? Traffic signal at 41st and Rockford? Speed humps on Rockford? 39th? More police to catch speeders and stop sign runners?

6. Flood plain and environmental impact. Can we count on the city and the developer to avoid any increased stress on our storm water and sewer systems? Are they separate or combined systems?

7. Pedestrian-friendly access on and off the apartment property for the tenants into the Old Village Shopping Center? If not, why not? These are young professionals you are marketing to. Many of them will no doubt have bicycles and want this amenity.

8. We are generally disappointed with the lack of communication and respect shown us by the developer. Our inputwas really not sought out. There was never a specific meeting held for neighbors within 300 feet of the property by either the developer or the BNA. We therefore had to seek information, call for meetings, canvasse the area alone and in the end, we are portrayed by those in favor of this project (some members of the Brookside business community) as "anti-development" -- which couldn't be farther from the truth.

9. We look forward to redevelopment of this property. It obviously has not been properly maintained by the owner (Perry Properties) and the city was either unaware of the situation or never took any strong stand on enforcing the improvement of the property which the city now refers to as 'blight' at 39th and Rockford.

We have said all along ---- we look for a development from Bomasada that compliments our neighborhood design and is built within the zoning guidelines, taking into account safety and user-friendly priniciples and amenities for both the future enclave tenants and the surrounding homeowners and neighbors. All parties involved in the decision making process --- including our city leaders --- should feel a shared ownership of the neighborhood improvement project and forge a future partnership in goodwill, respect and teamwork ... embracing a shared vision for this amazing and very liveable section of the City of Tulsa.

We ask that our concerns for safety and the quality of life for our neighborhood residents already living in Brookside are remembered as you do the work of deciding to approve or disapprove, and work out the details of this new development positioned in one of Tulsa's most desirable and historic areas.

Tomorrow evening, Tuesday, July 15, at 6 p.m. TulsaNow is sponsoring a public event at the OSU-Tulsa Auditorium which is intended to help Tulsans understand what the comprehensive plan update is all about and how they can participate in the process. John Fregonese, head of the planning team handling the update, will be the main speaker, and there will be opportunities to ask questions. Here's the press release:

TulsaNow Invites Citizens to Get Involved and "Think Big"

Citizen Input Key to Success of Comp Plan Update

If you think the term "Comprehensive Plan" sounds like a boring document created by bureaucrats in the basement of City Hall, then you haven't met John Fregonese. As the lead consultant to Tulsa's PLANiTULSA project, Fregonese stresses that all great plans begin by engaging the community. PLANiTULSA will be about "implementing the community's vision," and the process starts with a basic question: "What do people want?"

TulsaNow believes that citizens are eager to get involved and share their thoughts. They just don't know it yet.

That's why TulsaNow will host a public event called "PLANiTULSA: Think Big! (Dreamers Wanted.)" Speakers will include John Fregonese of Fregonese Associates and Gary Reddick of Sienna Architecture Group. The event will take place from 6:00 p.m. - 8:00 p.m. on Tuesday, July 15 at the OSU-Tulsa Auditorium, located at 700 N. Greenwood on the campus of OSU-Tulsa. The event is free and open to the public.

The purpose of the event is to help Tulsans understand the importance of the comprehensive plan, and how they can play a role in shaping Tulsa's future.

According to Sarah Kobos, President of TulsaNow, "Whenever I talk to people about PLANiTULSA, the first thing everyone says is 'Now, what exactly is the comprehensive plan?' Once you explain it, they get all excited. Most people have opinions about what Tulsa needs, or how to make Tulsa better, but nobody ever asks them what they think. We want people to understand that they can get involved in PLANiTULSA and really make a difference. Every voice counts."

Learn more about PLANiTULSA and the Comprehensive Plan Update: www.planitulsa.org

If you plan to be involved in planning Tulsa's future, plan to attend this event tomorrow night at 6.

A couple of weeks ago the Land Use Prof Blog had a post about the challenges of infill development and about how Tulsa is dealing (or failing to deal) with them:

One of the dilemmas of infill -- allowing new construction in an already developed area -- is that it often upsets the expectations of landowners and residents concerning the land use and density of the community. Whether it is allowing stores in an area that has been exclusively residential, or allowing larger houses in a neighborhood of one-story ranch houses, infill often faces strong local opposition, or at least local skepticism. And political scientists tell us that legal efforts often fail if they offer, on one hand, broad but thin public benefits (as some infill does, by counteracting sprawl) and, on the other hand, narrow but concentrated costs upon citizens (such as those owners whose expectations may be upset) who fill tooth and nail against the plan.

I think the prof (Paul Boudreaux of Stetson University) has overlooked a significant factor in this cost-benefit analysis. There is also a narrow but concentrated benefit to developers who want to plop suburban-style development into popular traditional neighborhoods. The benefit to developers of this particular kind of infill is more concentrated than the cost to the broader group of property owners in established neighborhoods who want infill development to be harmonious with existing development.

Most of Tulsa's infill development is not increasing residential density, but merely house size. The QuikTrip at 21st and Harvard has been described as infill, but it's really dedensification -- two retail spaces and six living units will be replaced with a slightly larger version of the existing QT store.

The prof's specific comments about Tulsa:

Tulsa, Oklahoma, is currently undergoing such a debate. In the face of a variety of infill plans, the city has proposed authorizing some "neighborhood conservation districts," which would give some power to neighborhoods to regulate their land use. Some see this as a means of controlling unwanted infill; others see it as an odious regulation of private property. Whither infill in Tulsa? Not surprisingly, the Tulsa Metropolitan Area Planning Commission stated last week that it is in no rush to change its policies with regard to infill. Stay tuned ...

The prof mislabels some of the players. The city as a government didn't propose NCDs; neighborhoods did with the support of one (now former) city councilor. Still, it's an interesting perspective on an interesting blog about urban planning.

In a more recent entry, Boudreaux calls attention to infill in Philadelphia, where a project called Infill Philadelphia hopes to breath new life into old neighborhoods by adapting existing buildings to modern expectations.

Just now getting around to linking this one: Last week's column in Urban Tulsa Weekly was a summary of the first meeting of the PLANiTULSA Advisers and Partners, which featured presentations by lead planner John Fregonese and two members of his team, Robin Rather and Jon Roberts. (Here is a 4 MB PDF of the Fregonese and Roberts presentations.) PLANiTULSA is the City of Tulsa's first comprehensive planning effort in a generation.

In the column, I analyzed the composition of the 35-member Advisers group -- the inner circle of citizens who have been appointed by Mayor Kathy Taylor to oversee the work of the planners. Of that number, I identified 20 as registered Democrats, 10 as registered Republicans, and of the Republicans, they were all either connected with the development industry (6), leaders in TYPROS (2), or in academia (2). Of the 66 Partners (the "hoi polloi"), 22 are Republicans and 41 are Democrats. There are a few rabble-rousers amongst the Partners, but there is still a bias toward developers, the Mayor's political allies, and the non-profit sector.

Here is a map showing the residential locations of the Advisers (red "A") and Partners (blue dot) (click to enlarge):

You'll notice that most of the red As (Advisers) and blue dots (Partners) fall along the Money Belt line. If you were to overlay the map on a map showing results from the 1997 Tulsa Project or 2000 "It's Tulsa's Time," you'd see that nearly all of the dots and As fall into the precincts that voted yes on both. This is the part of town that feels plugged in, that feels its voice is heard, that feels it runs city government. I'm concerned that the marginalized areas of our city aren't represented in any significant numbers on these oversight committees.

MORE: Here's the article by Brian Ervin which I mentioned in the story. And mark your calendars for July 15: TulsaNow is hosting a forum at which John Fregonese and members of his team will be explaining how the comprehensive plan process works and presenting the results of their research to date.

This Old House, the pioneering PBS series on home restoration has saluted Tulsa's Brady Heights neighborhood as one of the best places in the country to buy an old house:

Brady Heights existed before Oklahoma was a state. The area, originally known as the Silk Stocking neighborhood, saw hard times before making a comeback in the 1980s. Now on the National Register of Historic Places and just blocks from downtown Tulsa, Brady Heights is adjacent to the Tulsa branch of Oklahoma State University and encompasses an eclectic choice of housing, populated by a diverse mix of owners and renters. Four churches and an active community group that helps older residents take care of their homes provide the social glue....

Tate Brady, an early city booster and real estate entrepreneur as well as the neighborhood's namesake, built his mansion here in 1907. You'll also find bundles of bungalows and Foursquares built between 1900 and 1924, along with Colonial Revival, Folk Queen Anne, Folk Victorian, Craftsman, Italian Renaissance Revival, and Prairie School houses.

The neighborhood, which covers Denver and Cheyenne Avenues between Marshall St. and Fairview St., just north of the Inner Dispersal Loop, is listed by the "This Old House" site as one of the best for old-home buyers who are first-time buyers, retirees, "city slickers," those interested in craftsman houses, and those looking for an older home in the midwest. You can find a simple bungalow in the neighborhood for as little as $40,000.

Via Preserve Midtown, which notes:

Those homes that are sometimes referred to as "eyesores" do have great value with some time and effort put in to make them shine like they did when they were new.

Homes like this were built with care and with the intent of having them last for a century or more.

Houses of similar style and vintage could once be found all the way east to Detroit Ave. But the city promised the University Center of Tulsa 200 acres for its campus, and during the '90s the land south of Emerson Elementary School was bought up by the Tulsa Development Authority and the homes demolished. Footings, staircases, and other remnants are still visible.

Brady Heights has an active neighborhood association, is listed on the National Register for Historic Places, and has historic preservation overlay zoning, meaning that exterior modifications have to be reviewed for appropriateness by the Tulsa Preservation Commission, in order to preserve the historic character of the neighborhood and protect the investments made in restoring these homes.

I spoke tonight at the Florence Park Neighborhood Association's meeting about neighborhood visioning and planning. The meeting was held at the Tulsa Little Theater, and it was great to get another look at the wonderful job that Bryce and Sunshine Hill have done in restoring that cultural landmark.

I also learned tonight that alongside the many active neighborhood associations in the area, there's an active business association -- the College Hill Association of Merchants and Professionals (CHAMP), representing a variety of businesses located between and on both sides of Lewis and Harvard Avenues, 11th and 21st Streets.

CHAMP has a well-organized website at collegehillmerchants.com. The members' page has business card type ads for each member, with links to webpages. There's a page with printable coupons, too.

I hope the idea catches on and helps knit together the whole area, including the surrounding neighborhoods, into a cohesive district that can work together to conserve and improve itself, with residents supporting the businesses and the businesses providing useful services and good value for the residents.

In my talk, I noted that Brookside residents regard Peoria as its heart -- one neighborhood joined together by the commercial strip down the middle. In CHAMP's area, residents tend to look at commercial streets like 15th and Harvard as boundaries that divide one neighborhood from another. As Florence Park Neighborhood Association works on its neighborhood vision, it should see its neighborhood as inclusive churches, shops, and offices as well as houses. The traditional neighborhood commercial buildings along 15th should become the heart of the community, a gathering place. A partnership between CHAMP and the surrounding neighborhood associations is the key to making that happen.

(Thanks to the CHAMP website, I learned about a deli called Ella's that has free wifi, sandwiches named for jazz musicians, and live music on Friday and Saturday nights. I shall have to give them a try.)

(Note to self: Start adding links to neighborhood and merchant associations to my sidebar, and add the Tulsa Little Theater blog to my blogroll.)

It happened in Bartlesville, but the lesson applies everywhere: You can't expect people to adapt and reuse your historic buildings or build high quality new construction which fits in a historic area if you allow someone to throw up a metal building in the midst of it:

In November 2007, Shelby Navarro, Tulsa architect who is currently involved with an investment group re-developing 70 buildings in the Pearl District of Tulsa, and J. Elliot Nelson, owner of McNally's [McNellie's] Pub in Tulsa and of other pubs and restaurants in both Tulsa and Oklahoma City, came to Bartlesville at Clyde Sare's invitation. They toured the BRTA [Bartlesville Redevelopment Trust Authority] buildings at Second Street and Keeler Avenue with the idea of developing them and other buildings downtown into a dining/entertainment/retail complex. Mr. Nelson was already committed to installing a pub at the Pioneer Building on Dewey Avenue.

After the BRTA overturned the Design Review Committee's decision regarding construction of a metal building in the Downtown District, Mr. Rankin and his associates, as well as Shelby Navarro and J. Elliot Nelson, decided to put their plans on hold. They were concerned that such lax enforcement of design guidelines would be harmful to future investments. In Rankin's words, "There needs to be a stable environment to protect the investors who risk their capital in a historical district."

Emphasis added. At least Bartlesville has a Design Review Committee, but it doesn't do much good if they override the rules and allow incompatible design and cheap, throwaway buildings.

It's a great privilege for Tulsa to host this year's National Preservation Conference, to be held in October, and it's a great opportunity for Tulsans concerned about historic preservation, adaptive reuse, sensitive infill, neighborhood conservation, art deco architecture, and urban design to raise local awareness on these issues. Here's an opportunity to get involved:

The final Local Advisory Committee meeting for the 2008 National Preservation Conference will be held on Thursday, June 19, 4:30 - 6:00pm, in the Manchester Room at the Doubletree Hotel Downtown, 616 W. 7th Street.

Anyone who is interested or in any way involved in the conference should make plans to attend! Representatives from the National Trust for Historic Preservation will be discussing conference program highlights, marketing, and volunteer opportunities.

If you plan to attend, please call (202) 588-6100 or email conference@nthp.org by Friday, June 13.

Via Mister Snitch, a beautiful collection of photos of New York, arranged chronologically, beginning with 1885, when horse-drawn carriages and trolleys dominated Manhattan's streets. Most of the pictures were taken when skyscrapers looked like steeples, turrets, and minarets, before the 1960s influx of flat-topped glass and steel boxes. (Click the thumbnails to see full-sized images.)

Mister Snitch calls them "photos of a romantic, antique, B&W New York," and I think they deserve a romantic soundtrack, so here's Charlie Spivak and his orchestra.

This photo and its caption are worth highlighting:

Union Square West. A hilarious jumble gets A+ for accidental design. These lots once held town houses. Their dainty footprints have been preserved, so the buildings have a delicate scale regardless of their height. One is a miniature skyscraper. Scale-obsessed NIMBYs take note: you need to object to a building's footprint, not its height.

A great point. The constraints of lot lines, alleys, and the street grid generate a more pedestrian-friendly experience at the ground level. Instead of one large building with a single entrance framed by blank walls or reflective glass, you have at least five building entrances in a single block -- five different window displays to catch your eye, five places to duck in out of the rain, five places to escape from a creep. Changes in construction finance provided the deep pockets to enable developers to buy out an entire block at once, rather