Detailed Scenario Maps

Below are images of the original land use scenarios developed for PLANiTulsa. For more information on how the scenarios were developed, click here. These images do not represent official city land use or zoning policy, nor do they represent proposed development projects. They represent hypothetical growth allocations, and are for discussion and analysis purposes only.

Each of these maps open up in a new window as jpeg images. You can read the development type descriptions under the map as you examine each scenario.

Detailed Scenario Maps

Scenario A: Trends Continue	Scenario B: Main Streets
Scenario C: New Centers	Scenario D: Centered City

Tulsa Development Types

Development types were used to build the scenarios in ArcGIS. Each development type represents a mix of buildings that support different densities of jobs and housing units per acre. When painted across the Tulsa landscape, the development types combine to form a pattern of new housing and employment growth. Each development type is described below.

Office Tower (514 jobs/acre)

Office towers are typically buildings over eight stories tall that provide space for a concentration of office and retail jobs. This is most appropriate in the downtown core and can serve hundreds of businesses.

Condo Tower (140 housing units/acre - 19 jobs/acre)

Condominium towers provide a concentration of housing units in buildings typically over eight stories tall. This form of development is appropriate in the downtown core and provides a significant amount of urban housing. The ground floor includes retail businesses such as a coffee shop or restaurant.

Downtown (9 housing units/acre - 125 jobs/acre)

The downtown development type incorporates a diverse mix of residential and employment uses. Downtown areas provide a concentration of employment and essential services for Tulsa. This development type is walkable and easily accessible via multiple modes of transportation. Since floor area is at a premium, downtown development may require structured parking.

Downtown Residential (46 housing units/acre - 9 jobs/acre)

The downtown residential development type includes areas with single-family homes, townhomes and rowhouses. These areas are relatively compact, walkable and transit-oriented. Downtown residential development is characterized by small single-family homes and attached housing on small yards with ample communal open space.

Urban Core (5 housing units/acre - 37 jobs/acre)

Urban core areas are walkable because of their mix of land uses and interconnected street network. Urban core development exists typically at the heart of the downtown and provides a mix of service destinations and employment centers.

Main Street (19 housing units/acre - 25 jobs/acre)

Main streets include development along popular streets with buildings that stand two to three stories tall and include townhouses or apartments above storefronts. Main streets are walkable and connect to other key parts of the city. Main streets primarily function as service destinations rather than centers of employment. Surface lots and on-street spaces provide parking.

Urban Residential (17 housing units/acre - 2 jobs/acre)

Urban residential areas include city neighborhoods with mostly townhomes, row houses, garden apartments, and condominiums. These areas include some single-family homes such as cottage homes on small lots. These areas are located near main streets or on the downtown fringe and include some retail businesses such as a small grocery, coffee shop, or yoga studio.

Urban Village (10 housing units/acre - 8 jobs/acre)

A village serves as a walkable center that provides services for a small community or neighborhood. Buildings are about two to three stories tall and can include mixed uses, including live-work space. This development type also includes residential development such as duplexes and townhouses.

Transit Oriented Development (24 housing units/acre - 10 jobs/acre)

Transit development includes mostly infill development along a transit line. Transit development areas are usually highly walkable with a mix of housing, retail and office amenities. These areas provide housing and employment within walking distance of transit services.

Apartments (18 housing units/acre)

Apartment development includes buildings that are a couple stories tall with only residential rental units. This development may also include attached dwelling units focused around a central garden or communal area.

Townhome/Rowhouse (12 housing units/acre - 3 jobs/acre)

Townhomes and rowhouse development includes attached housing on small lots with small yards and some shared public space. The units are typically owner-occupied.

Small-Lot Subdivision (7 housing units/acre)

Small-lot subdivisions are medium-high density residential areas comprised of small lot single-family dwellings. Street connectivity is relatively favorable, allowing for a walkable environment and transit options.

Residential Subdivision (2 housing units/acre)

Residential subdivisions include a mix of single-family, detached homes and duplexes. Street networks are typical of post-World War II suburbs. Residential subdivisions are designed for automobile travel. Due to the extensive use of cul-de-sacs, street connectivity and walkability are generally low.

Large-Lot Subdivision (2 housing units/acre)

Large-lot subdivision consists of entirely single-family, detached homes. Large-lot subdivisions are typically isolated or far from employment and retail services. With up to half-acre lots, this development type is characterized by very large residences without sidewalks. Street connectivity is low and travel to and from destinations is usually by automobile.

Rural Residential (0.4 housing units/acre)

Rural residential development includes single-family homes on large lots at less than one house per acre. These areas are rural in character and include ranches, small farms, and estate homes. Residents depend on their cars to reach almost all destinations.

Business Park (34 jobs/acre)

Business parks are comprised of low to medium density office buildings surrounded by surface parking. Generally located near highways for easy auto-access, transit and walking options are limited. Business parks lack residential or retail uses, thus increasing the number of auto trips.

Mall Retail (3 housing units/acre - 20 jobs/acre)

Mall retail includes an agglomeration of large-scale commercial buildings. Land uses are separated from each other by parking areas, freeways or arterials. Mall retail areas are located at the intersection of highways or arterials, and along major transit corridors.

Industry (9 jobs/acre)

Industry is made up of a mix of low and medium density industrial buildings. This development consists of industrial yards and campuses separated from other uses due to the nature of the industrial use. This development type is often near highways and accessed via automobiles with large surface parking for autos and trucks. Walking and transit options are limited.

Auto Commercial (21 jobs/acre)

Auto commercial development takes a linear form along both sides of an arterial or highway. Connections in this development type consist mostly of highways and frontage roads. Housing is auto-oriented and either in the form of apartments or residential subdivisions.