TDA Special Board Meeting – Kirkpatrick Heights Greenwood Master Plan Update – August 20, 2026

The Tulsa Development Authority (TDA) held a special board meeting on August 20, 2026, to receive a presentation and discuss findings and recommendations from consultants on the implementation of the Kirkpatrick Heights Greenwood Master Plan. The meeting was informational with no votes or actions taken. Board members present included Carl Brycey, Jennifer Griffin, Steve Mitchell, Ashley Phillips, and Ellian Hertata, establishing a quorum.

Discussion Items

• Infrastructure Assessment: Gary Hamer (consultant) reported that the master plan's biggest impediment is aging water, sewer, and stormwater infrastructure. The existing systems are undersized for the proposed vertical, multi-story development density, and much of the piping is old and likely needs full replacement. Stormwater detention is a particular challenge due to increased impervious surface area. The consultant team (Hyatt Brown) is conducting a comprehensive condition assessment and cost estimation.

• Market Analysis & Opportunity Scores: The market analysis found that all opportunity scores for housing, retail, and office are below 50 (on a 100-point scale, where 50 is average). Hamer stated, “Nothing was above a 50.” Board members acknowledged this indicates no functioning market without subsidy, requiring a catalytic anchor to create demand.

• Anchor Tenant & Development Strategy: The need for an anchor tenant was universally recognized as critical to building out infrastructure and attracting additional development. Steve Mitchell argued that “if you're the anchor, you're facilitating the entire thing. It doesn't happen without you.” Board members discussed potential anchor interest (e.g., Cherokee Nation expressed interest in a 150,000–500,000 sq ft headquarters on a ~6–7 acre site within the 40-acre core), but acknowledged that no formal agreements exist. The board stressed that the anchor developer cannot be expected to pay for all 40 acres’ infrastructure alone; a larger umbrella entity or master developer may be needed.

• Community Benefits & GLC Coordination: Considerable debate occurred over community benefit expectations. Some board members cautioned against over-asking from a potential anchor, noting that the anchor's mere presence is a major benefit, while others insisted the Greenwood Legacy Corporation (GLC) must define benefits in partnership with the community. Gretchen Mudoga and Gary Hamer explained that GLC is still developing its capacity through technical assistance from NEO Partners and Living Truth, focusing on policy creation, asset management, and negotiating community benefits agreements.

• Land Conveyance & Cooperative Agreement: The TDA and GLC are in the final stages of drafting a land conveyance and cooperative agreement, which will set the framework for how property is transferred and how development decisions are made. Board members requested visibility into the draft to ensure alignment. Ashley Phillips reported that the legal team is working with GLC and outside counsel to finalize the agreement.

• Federal & State Funding: A previous “Reconnecting Communities” study (funded under a prior federal administration) that examined decking over or removing the IDL is no longer moving forward. Board members inquired about other funding mechanisms: TIF, TID, FEMA hazard mitigation, and potential federal infrastructure grants. The consultant team is exploring all options as part of the capital improvement cost estimates.

• Missing Middle Housing as Near-Term Opportunity: The consultants identified an opportunity to build missing middle housing (single-family and townhomes using IRC building code, which does not require stormwater detention) on the north and west portions of the 40-acre site where infrastructure already exists. This could proceed in parallel with the anchor-driven development, but board members cautioned against piecemeal development that might impede the larger vision.

• Stakeholder Interviews & Philanthropic Interest: Community engagement consultants (TSW) have completed stakeholder interviews with entities including the Cherokee Nation, Salvation Army, George Kaiser Family Foundation, TKF Foundation (indicated $60 million in cultural preservation funds), Hille Foundation (interested in minority developer capacity), and others. Key themes included desire for coordination, avoidance of duplication, and interest in contributing to implementation. The Salvation Army is not interested in selling its current facility unless a suitable alternative site is provided with entitlements and community support.

• Next Steps & Timeline: The engineering analysis from Hyatt Brown is expected to produce scenarios and cost estimates by late fall/early winter 2026. Once complete, TDA and GLC can define project paths (anchor, missing middle, etc.) and potentially issue a joint RFP. Ongoing community education series (first event August 29) and capacity building for GLC continue.

Key Outcomes

• No action was taken; the meeting was purely informational and deliberative.
• The board emphasized the need for a coordinated, phased approach with clear project pathways and identified asks for each opportunity.
• TDA staff will share draft conveyance and cooperative agreements with board members for review.
• The board requested that future updates include a detailed timeline with milestones and specific tasks for which TDA support is needed.
• The next annual meeting is scheduled for the following week.