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:	Aug 7, 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

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City of Tulsa

August 7, 2026

Finance Department

Joint Request for Proposal 26-917

with Tulsa Public Schools

Addendum #4

Please note the following changes which have been made for clarification to this Request for Proposal.

This addendum must be listed as Addendum #4 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.

RESPONSES TO QUESTIONS

Several of the sites included in the RFP are currently zoned for single-family or low-density use, but

we are interested in the feasibility of a multifamily development of 150 or more units. Specifically, we

would like to know:

1. Is there a viable path to rezoning any of the TPS-owned sites (Greeley Elementary, Sandburg

Elementary, or the Ford Lot) to accommodate multifamily density at this scale? Any rezoning would be

subject to the public process involving public notice and comment, Planning Commission, and City

Council approval (or County approval for property outside City limits).

2. For the City-owned sites (Horsley Hill and Gilcrease Hills Village II), would the City support a rezoning or

density variance to allow a multifamily development of 150+ units, beyond what current zoning and site

guidance (e.g., townhouse-scale construction at Horsley Hill) suggest? Yes, City planning staff would

support a reasonable rezoning or variance request, but those would still need to go through the public

process and obtain approval from the Planning Commission and City Council (for rezonings) or Board of

Adjustment (for variances or special exceptions). Townhouses were suggested for that property as a

means to reduce construction costs and complement the existing housing adjacent to the site, but they

are not required. To clarify, the City of Tulsa does not have density variances, but does have variances to

address issues such as setbacks, open space, etc.

3. If rezoning is possible at any site, what would that process and timeline look like relative to the RFP's

proposal schedule? The City’s rezoning process is described here and takes approximately 120 days to

allow time for public notice, hearings of the Planning Commission and City Council, and ordinance

publication in the newspaper (ordinances take effect 30 days after publication). Any proposed rezoning

should be explained in the proposal and will be factored into the consideration in the selection process,

since it will likely add time and uncertainty but also likely density/units.

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

August 4, 2026

Joint Request for Proposal 26-917

with Tulsa Public Schools

Addendum #3

Please note the following changes which have been made for clarification to this Request for Proposal.

This addendum must be listed as Addendum #3 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.

RESPONSES TO QUESTIONS

Regarding the Gilcrease Hills Village Site

Is the site part of an HOA? Yes If so, how much does this project have to pay for the HOA?

The City doesn’t have that information, as the assessments are determined by the HOA.

Are there current dues/assessments per lot or will it be charged as a whole development?

The dedication provides that the annual assessments will commence following completion of

construction and that "The provisions hereof shall be inapplicable to any property now owned or

hereafter acquired by the State of Oklahoma or any political subdivision thereof."

What influence does the HOA have over this site?

See Partial Amendment of Certificate of Dedication, Gilcrease Hills, Village II, Block 3.

Please Request a copy of this document from City representative dtiemann@cityoftulsa.org

Is the City going to engage with the HOA prior to selecting a developer? The City is in conversations

with the HOA and expects developers (either once selected or if selected to proceed to the 2nd round of

submittals) to engage with the HOA.

Does the HOA have design review authority or are we allowed to follow the current zoning guidelines?

See Partial Amendment of Certificate of Dedication, Gilcrease Hills, Village II, Block 3.

Please Request a copy of this document from City representative dtiemann@cityoftulsa.org

Is the site legally part of the Gilcrease Hills Homeowners Association, or merely adjacent to it?

The City’s limited due diligence indicates that the site is legally part of the Gilcrease Hills Homeowners

Association.

Does the HOA need to formally approve any development plan?

See Partial Amendment of Certificate of Dedication, Gilcrease Hills, Village II, Block 3.

Please Request a copy of this document from City representative dtiemann@cityoftulsa.org

Is there existing capacity for stormwater management, or will detention need to be built on-site?

This will be determined by the City’s Development Services Department once plans and stormwater

calculations are provided by an engineer, depending on the specifics of the proposed use of the property.

Who is responsible for the cost of repair/replacement if the water/sewer lines need to be replaced or

repaired? The city or developer? Developer

Page 2 of 41

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

Are there any known wetlands or floodplains the City is aware about? We didn’t see anything online

with the City’s map but wanted to confirm that was the case.

Further information is available at www.cityoftulsa.org/government/departments/water-and-

sewer/flood-control/floodplain-map-atlas/

Attached is an image we pulled from the GIS map. Can we only build on those individual parcels as the

map shows Gilcrease as the owner on some of the land in between them. The green in the map is what is

shown as being owned by Gilcrease Hills Townhouse I.

The City owns the individual platted lots, as indicated in yellow on page 8 of the RFP, so that is what

will be conveyed to the successful Developer.

Is this a condo plat? The plat established individual lots for residential dwellings so if the existing plat

were utilized, the buildings and land could be sold independently and would not be subject to a

condominium agreement. The existing plat did create an HOA for purposes of maintaining common

space and private streets dedicated as part of the plat.

Are we able to replat to a single lot? Yes. A replat into a single lot would be possible; however, the

underlying plat may need to be partially vacated to remove conflicts with any proposed single lot

development.

If we have to keep the current plat, can we do two-unit buildings? The covenants of the existing plat

restrict units to townhouse units. An amendment to the covenants or a partial vacation of the plat would

be needed to adjust building types.

Are Pine St and N24th Place public streets? West Pine Street is a public street, North 24th West Avenue

is a public street. West Pine Place and North 24th West Place are private streets.

Page 3 of 41

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

ADDITIONAL RESPONSES TO QUESTIONS

• Will the City's ground lease form permit leasehold mortgagee protections, so that homes on

the lease can be financed by buyers? Yes

• Does the City count development experience held by a named development partner, rather

than by the respondent entity, toward the Experience criterion? Yes

• Is there a preferred or required form of long-term affordability control the City wants

applied to the leasehold homes? The affordability requirements will be spelled out in the

ground lease along with enforcement mechanisms and penalties for non-compliance. In addition,

as indicated in the original RFP:

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).

• Are the public funds of up to $3,700,000 available to a leasehold for-sale and rent-to-own

structure, or restricted to particular tenures? The funds must be used for public purposes, so

it is unlikely to go directly to housing costs but could be used for some public portion of the

development construction.

Page 4 of 41

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

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.

Page 5 of 41

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

Bid ID:	RFP 26-917
Addendum:	4
Bid Due Date:	8/12/2026
Description:	Housing-Focused Development at Multiple Sites
Bid Document:	RFP 26-917 + Addendum 4.pdf
Attachments:

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