Housing-Focused Development at Multiple Sites

Agency:	City of Tulsa
State:	Oklahoma
Type of Government:	State & Local
NAICS Category:	236116 - New Multifamily Housing Construction (except For-Sale Builders) 236220 - Commercial and Institutional Building Construction
Posted Date:	Jun 25, 2026
Due Date:	Aug 12, 2026
Solicitation No:	RFP 26-917
Original Source:	Please Login to View Page
Contact information:	Please Login to View Page
Bid Documents:	Please Login to View Page

Description

Bid ID:	RFP 26-917
Addendum:	0
Bid Due Date:	8/12/2026
Description:	Housing-Focused Development at Multiple Sites
Bid Document:	RFP 26-917 Housing - Focused Development at Multiple Sites.pdf
Attachments:

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City of Tulsa

Finance Department

Joint Request for Proposal

with Tulsa Public Schools

26-917

Professional Services for: Housing-Focused Development at

Multiple Sites

Department: Mayor’s Office

NIGP Commodity Code(s): 208-76, 909-57, 918-63, 918-89,

918-92, 925-61, 961-56

EVENT

RFP Schedule

DATE

RFP Issue Date

June 25, 2026

Pre-Proposal Conference

Virtual Teams Meeting – email

dtiemann@cityoftulsa.org for invitation

Deadline for Questions

Submit to Donny Tiemann via email.

Proposal Due Date

Mail or deliver to City Clerk address.

Proposals are open the day after the due date.

Tuesday, July 14, 2026

10:00 a.m. – 11:00 a.m.

Monday, August 3, 2026

10 Days prior to RFP due date

Wednesday, August 12, 2026

If you have any questions or need additional information, contact the City Representative:

Donny Tiemann, Purchasing Director | dtiemann@cityoftulsa.org

All questions should be emailed with RFP 26-917 in the subject line.

Submit proposals (sealed) to:

Office of the City Clerk

City of Tulsa

175 E. 2nd St.

Suite 260

Tulsa, OK 74103

RFP 26-917 | Housing-Focused Development | Issue Date: June 25, 2026

I. OVERVIEW AND GOALS

With this Joint Request for Proposal (RFP), the City of Tulsa (“City”) and Tulsa Public Schools

(“TPS”) are soliciting proposals to secure qualified developers or developer teams (“Developers”)

for the development of housing-focused developments (“Developments”) at multiple locations

(“Project Sites”) located in or near the City of Tulsa. The parties anticipate issuing multiple awards.

The Project Sites are:

A. Horsley Hill, 815 S. Riverside Dr.: ±2.04 acres, vacant land (City-owned)

Type: Ground Lease

B. Gilcrease Hills Village II, Block 3: ±3.4 acres, vacant land (City-owned)

Type: Sale

C. Greeley Elementary, 105 E. 63rd St. N.: 9.59-acre site, approximately 45,472 sq. ft.

building (TPS-owned)

Type: Sale

Minimum Bid: $300,000.00

D. Sandburg Elementary, 18580 E. 3rd St: 9.69-acre site, approximately 41,000 sq. ft.

building (TPS-owned)

Type: Sale

Minimum Bid: $300,000.00

E. Ford Lot, 61st St. N. & N. Delaware Ave.: 10.0 acres (TPS-owned)

Type: Sale

Minimum Bid: $160,000.00

Page 2 of 23

RFP 26-917 | Housing-Focused Development | Issue Date: June 25, 2026

Background

The City is facing a housing shortage and is pursuing several strategies to encourage the

development of more housing, including developing housing on City and TPS-owned properties.

The City and TPS wish to sell certain properties while retaining ownership of the other to negotiate

long-term lease agreements with Developers who agree to construct and manage/operate

Developments that include housing and other appropriate uses.

The City will consider the uses, architectural designs, construction materials, affordability, price (for

some parcels), attention to the public realm, neighborhood engagement, and neighborhood

compatibility when choosing prevailing respondents.

Following receipt of proposals, Tulsa Public Schools may conduct additional due diligence,

negotiations, legal review, and Board consideration before any transaction is finalized.

Housing & Affordability

Housing will be required on all of the City-owned sites included in this RFP and is encouraged on

the TPS-owned sites. Proposals are encouraged to include neighborhood-serving retail and/or

amenities appropriate to each site, where zoning allows.

Of the housing proposed on the City-owned sites, at least one quarter (1/4) of all housing units

shall be affordable for 2.34-person households earning at or below one hundred twenty percent

(120%) of the Area Median Income (AMI) and at least one quarter (1/4) of all housing units shall be

affordable for 2.34-person households earning at or below sixty percent (60%) of the Area Median

Income (AMI).

These affordability levels equate to sales prices at or below $285,228 (120% AMI) and $142,614

(60% AMI) and monthly rentals at or below $2,380 (120% AMI) and $1,190 (60% AMI).

Two-Step RFP Process for City-owned sites: Initial Concepts First

In order to make this opportunity more accessible and give the City more potential development

options, only concepts and basic sketches/renderings will be required initially. Proposals should

include a narrative description of developments and Developer’s experience in completing similar

projects, along with a sketch or initial rendering. The narrative description should include, at a

minimum, the type of development proposed (housing, retail, mixed-use, etc.), number of housing

units proposed, number of and approximate size of building(s), and intended uses. If there are

multiple proposals for any site, the City anticipates working with the top two (2) or three (3)

proposals to then further develop and finalize plans before making an award.

RFP Process for TPS-owned sites:

TPS will conduct a more traditional, one-step process for TPS-owned sites. Any proposed sale

remains subject to TPS Board approval and TPS reserves the right to accept or reject any proposal

related to TPS-owned sites. Respondents should specifically describe their intended

use/redevelopment concept for the TPS-owned sites.

Page 3 of 23

RFP 26-917 | Housing-Focused Development | Issue Date: June 25, 2026

II. PROPERTY DETAILS

A. Horsley Hill, 815 S. Riverside Dr.: ±2.04 acres (City-owned)

Tulsa County Parcel ID: R29725921104880

This property is located between downtown Tulsa and

the Arkansas River, along Historic Route 66, with a

hilltop and frontage onto Riverside Dr., Southwest Blvd.,

12th St., and Lawton Ave. It is being offered as a

long-term ground lease opportunity.

Prior to the construction of the Interstate Highway

nearby in the 1970s, this hilly property was connected

to a more regular street grid linking downtown to the

river, and it contained several detached houses,

duplexes, and accessory dwelling units, with small

commercial uses at the corner of Southwest Blvd. and

Riverside Dr.

Areas of the property furthest from existing residential

are the most appropriate for any planned commercial development. A large piece of bicycle-

themed public artwork will be located on the site, occupying up to approximately 1,000 square

feet at the corner of Riverside Drive and Southwest Boulevard, as indicated on the aerial image

at the top of the page. Any development will need to accommodate this structure, which will

include electric connections. The structure will be owned and maintained by the City.

The steep terrain of this site lends itself toward stepped, narrow-lot construction of townhouses

or small detached residential buildings rather than a few large-footprint buildings that would

entail much more intense grading and earth work. Townhouses or similar small-footprint

construction is encouraged and would complement abutting residential properties.

Page 4 of 23

RFP 26-917 | Housing-Focused Development | Issue Date: June 25, 2026

The site’s base zoning is CH (Commercial High), which allows residential and commercial uses.

It is also within the following overlays:

• River Design Overlay 3 (RDO-3), which limits certain commercial uses (see Section

20.050-B of the Tulsa Zoning Code, or contact the Tulsa Planning Office for more

information);

• Neighborhood Infill Overlay (NIO), which reduces regulations regarding middle-scale

housing;

• Route 66 Overlay, which encourages the development of neon signs and roadside

attractions, and makes the site eligible for the City’s Neon Sign Grant Program.

The successful proposal will demonstrate

the capacity to build and manage housing,

integrated with both the river and adjoining

neighborhood, working with the natural

contours of the site.

The resulting Development will contribute

a high level of quality to the public realm,

be respectful to and complement the

existing nearby residential buildings,

incorporate an attractive public pathway to

the Cyrus Avery Plaza via the existing

Skywalk pedestrian bridge, from the

neighborhood to the bridge, and provide

wide, tree-lined sidewalks that provide

ample room for circulation and viewing the

Arkansas River.

Tulsa Tough, a competitive cycling event,

draws approximately 10,000 people to this

area each June, making it especially important to provide a well-designed public realm fronted

by high-quality buildings.

Public incentives are available to complete the Project, including up to $3,700,000 in public

funds and a negotiated long-term land lease. In addition, the City recently invested

approximately $3M toward river-related amenities near this site.

Page 5 of 23

This page summarizes the opportunity, including an overview and a preview of the attached documents.

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Housing-Focused Development at Multiple Sites

Description

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