Housing-Focused Development at Multiple Sites

City of Tulsa Finance Department
July 20, 2026
Joint Request for Proposal 26-917
with Tulsa Public Schools
Addendum #2
Please note the following changes which have been made for clarification to this Request for Proposal.
This addendum must be listed as Addendum #2 on the ACKNOWLEDGMENT OF RECEIPT OF
ADDENDA/AMENDMENTS of the bid package as verification that you have received and are aware of
the information contained herein.
ADDITIONAL INFORMATION (Pages 20-31)
* 2 pdfs (GL 52.pdf and P-829.pdf) as record drawings for the water and sewer
infrastructure for the Gilcrease Hills Village II property. The City CANNOT make any
warranty about their accuracy.
* 2 pdfs (115201AS24-Norvell Park-Survey.pdf and 2511251.13 Cry Baby Hill Statute -
Review Set.pdf) as further information about the location of the sculpture and
existing survey for the Cry Baby Hill Property.
* The public improvements previously done around Cry Baby Hill include the boat
docks/ramps, and associated expanded parking lot and landscaping.
* The picture of the sculpture for Cry Baby Hill has been provided.
* The Greeley elementary floor plan (Greeley 2020 Floor Plan) has been provided.
CHANGES
Sandburg Property: The Sandburg property is no longer available through this
solicitation and should not be included in any proposal submitted in response to
this RFP.

RFP 26-917 | Housing-Focused Development | Issue Date: June 25, 2026
July 10, 2022
Joint Request for Proposal 26-917
with Tulsa Public Schools
Addendum #1
Please note the following changes which have been made for clarification to this Request for Proposal.
This addendum must be listed as Addendum #1 on the ACKNOWLEDGMENT OF RECEIPT OF
ADDENDA/AMENDMENTS of the bid package as verification that you have received and are aware of
the information contained herein.
CHANGES:
V. TIMELINE
Was:
Pre-Proposal Conference Monday, July 13, 2026
Now:
Pre-Proposal Conference Tuesday, July 14, 2026
Exhibit A - Price Sheet Summary
Was:
Development 1:
Horsley Hill, 815 S. Riverside Dr.: 2.04 acres $ _____________ / 99 yr long term lease
Now:
Development 1:
Horsley Hill, 815 S. Riverside Dr.: 2.04 acres $ _____________ / 99 yr long term lease
(The City will consider a nominal amount for this lease)
Page 2 of 37

RFP 26-917 | Housing-Focused Development | Issue Date: June 25, 2026
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
RFP Schedule
EVENT DATE
RFP Issue Date June 25, 2026
Pre-Proposal Conference Tuesday, July 14, 2026
Virtual Teams Meeting - email 10:00 a.m. - 11:00 a.m.
dtiemann@cityoftulsa.org for invitation
Deadline for Questions Monday, August 3, 2026
Submit to Donny Tiemann via email. 10 Days prior to RFP due date
Proposal Due Date Wednesday, August 12, 2026
Mail or deliver to City Clerk address.
Proposals are open the day after the due date.
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
Page 3 of 37

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 4 of 37

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 5 of 37

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 6 of 37

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 7 of 37

RFP 26-917 | Housing-Focused Development | Issue Date: June 25, 2026
B. Gilcrease Hills Village II: 3.4 acres (City-owned)
Multiple Osage County Parcel IDs (Visit actdatascout.com/Map/Index?countyId=40113 )
This wooded property at the corner of Pine St. and Gilcrease
Museum Rd., near Gilcrease Museum, has already been
platted into 70+ townhouse lots and is served by existing
water and sewer lines, but was donated to the City of Tulsa
before any residences were constructed.
It is also adjacent to existing townhouses. The condition of
the water and sewer lines is unknown.
The majority of the property is zoned RM-1, which allows
townhouses by right, while the northernmost section is zoned
RS-3. The City is willing to initiate a reasonable rezoning
process. Preservation of as many existing, healthy trees is
strongly preferred to maintain the area's mature tree canopy.
This property is to be sold, as opposed to a long-term lease.
Proposals should include the purchase price the developer is
willing to pay, which will be considered along with the other factors indicated in Section I.
Page 8 of 37

RFP 26-917 | Housing-Focused Development | Issue Date: June 25, 2026
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
Tulsa County Parcel ID: R90202020205300
This TPS property includes the former Greeley Elementary School and is adjacent to Vining
Park and a residential neighborhood. The school building contains 45,472 sq. ft. The
property is zoned AG, which allows single-family detached homes by right on larger lots, and
the neighborhood adjacent to it is zoned RS-3, which allows single-family detached homes
on smaller lots. The surrounding area is a mix of neighborhoods and undeveloped land, with
easy access to downtown Tulsa.
Tulsa Public Schools would like to sell the property, which is currently being leased to a
charter school.
Page 9 of 37

RFP 26-917 | Housing-Focused Development | Issue Date: June 25, 2026
D. Sandburg Elementary, 18580 E. 3rd St: 9.69-acre site, approximately 41,000 sq.
ft. building (TPS)
Type: Sale
Minimum Bid: $300,000.00
This TPS property includes the former Sandburg Elementary School and is surrounded on
three sides by residential neighborhoods. The school building contains approximately
41,000 sq. ft. The site and the surrounding neighborhood are zoned RS-3, which allows
single-family detached homes by right.
The site is within a quarter mile of Interstate 44, near the Hard Rock Hotel & Casino and a
busy and growing commercial shopping area, featuring national brands such as a Walmart
Supercenter, Olive Garden, Ross, Petco, Famous Footwear, and several restaurants and
hotels.
Page 10 of 37