[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6588823,"mediaKeyId","5546593-fe03bd2120314fd78c87d7075e4e20ff","parentId",5546593,"title","Planning commission clears Riverline (Southern Villa) TIF plan after removing language that would bar affordable housing","audioSeconds",1305,"startMs",6551000,"endMs",7856000,"viewUrl","/Search/View?dp=1&key=5546593-fe03bd2120314fd78c87d7075e4e20ff&start=6551&end=7856","thumbnailUrl","https://assets.pipeline.soar.com/5546593-fe03bd2120314fd78c87d7075e4e20ff/thumbnail_6551000.jpg","articleUrl","/articles/6588823/Tulsa/Tulsa-County/Oklahoma/Planning-commission-clears-Riverline-Southern-Villa-TIF-plan-after-removing-language-that-would-bar-affordable-housing","mediaUrl","https://secure.pipeline.soar.com/6588823-b11bc1edec2733bf91d67bc6337d6a5d/orig.mp4?Expires=1770513154&Signature=a9C8jT6dlg-92Ds25fqdUEOKHEZLiPUn2CZsKAooxvKZvmLW~qsT75eOW3y29R4Z7wjp9jQrZNWW3kkJMksCxZdK~zxHossSpBo44fT0honWf-KQ~P4VxDXJUEA4axazZGLfA9ww6whMe-kTNhszQWtUqgtCeD09GpMR83~UxRudn5136DZCVICMuOvH~rKB~3XXNry-vwD4a6YMzZcAtB6PZ9jGIosVdPSNy0fyE7f~DJCEhII4YqaroIDAb-RJdb5n~PSw0D17BymaeZfyjkMr6FVdQA51oi2qOaaPshxptr34DtqVmYjiADl5EKUMHRRN7uimRyVTJuhUJ2epYg__&Key-Pair-Id=KUT5TJCACFTXG","author","Tulsa","date","2025-08-06T13:00:00Z","article","The Tulsa Metropolitan Area Planning Commission adopted a resolution finding the Southern Villa economic development project plan — branded by the applicants as Riverline — to be in conformance with the city’s comprehensive plan after the commission eliminated language in the plan that would have expressly stated housing “is anticipated to be leased at market rates and not subject to low income subsidies.” The commission also approved two minor drafting edits requested by the applicant's legal team.

The project is a multi‑phase, mixed‑use development of roughly 36–37 acres located along Riverside Parkway across from River Spirit Casino. Developers presented a plan that would include dense, high‑quality multifamily housing, roughly 195,000 square feet of curated retail, and public realm improvements; the applicants estimated private investment up to $400 million if the full project proceeds. Two alternative site plans were shown: Plan A with about 780 units and 195,000 sq ft of retail, and Plan B with roughly 652 units and about 185,000 sq ft of retail.

Staff initially flagged a line in Objective 4.A of the project plan — a sentence saying the housing would be marketed at market rates and “not subject to low income subsidies” — as inconsistent with the comprehensive plan’s priorities, which emphasize using public incentives to promote affordable housing and mitigate displacement. Commissioners agreed and directed deletion of the second sentence of section 4.A. Commissioners also approved a drafting change to section 12 to add the word “exemptions” and removed a second sentence from section 12 at the applicant’s request.

Developer David Neer of Rainier Development Company and partners described Riverline as a three‑phase project meant to activate underutilized land with a mix of housing, retail and public amenities. “We plan curated food and beverage, entertainment and walkable retail that will activate the trail and the riverfront,” Neer said in his presentation. Project partners include a local multifamily developer and the Muscogee (Creek) Nation as a land partner.

The commission’s finding is a policy recommendation to City Council; approval of a Tax Increment Financing (TIF) district and the project plan would be a separate City Council action. The commission’s changes were narrow and aimed at keeping the project plan aligned with the city’s comprehensive plan priorities on affordable housing while allowing the district planning process to proceed.","mediaType","Video","parentTitle","Tulsa - Tulsa Metropolitan Area Planning Commission","oneSentenceSummary","The Tulsa Metropolitan Area Planning Commission found the proposed Southern Villa (Riverline) economic development project plan generally in conformance with the comprehensive plan after removing a sentence that would have excluded subsidized low‑income housing.","taxTitle","Tulsa, Tulsa County, Oklahoma","taxId",2682,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6588826,"Planning commission approves Office Light rezoning in Florence that retains multifamily allowance over neighborhood objections",4596,850000,5446000,"/Search/View?dp=1&key=5546593-fe03bd2120314fd78c87d7075e4e20ff&start=850&end=5446","https://assets.pipeline.soar.com/5546593-fe03bd2120314fd78c87d7075e4e20ff/thumbnail_850000.jpg","/articles/6588826/Tulsa/Tulsa-County/Oklahoma/Planning-commission-approves-Office-Light-rezoning-in-Florence-that-retains-multifamily-allowance-over-neighborhood-objections","https://secure.pipeline.soar.com/6588826-2e7a161c9d89ea3403a2d41dcde732bc/orig.mp4?Expires=1770513154&Signature=Dl7dLlwHNmzvY05z7fTkKrMMuNCYCwvtMKjDcpBpgKm7DYwlahUrjNvkCdHWUFEPOY~spIUmzH7DXd4QVkjLD8Gs~skA02Isajbnki9GVzwmPBbnxBAaJJUUhL-5EadzKlVxtIdQippLveDV90fRZ3LZXlbvX80ZO-ab7KZ~Qbq9NS7q8OB3D~3yqzkIl5sfU1ReMWAz0mmwHVnyG8GwLlfD-G8gkkYwpGkO5ncW3eh5tuJbGzhmvkWhWZRv~-hp~683BD-1fgWfahGp-8JWnL9A-CRyoeGUSZx0FmhleDogC3ogFEVYmKEV4jqdAyKO53RK1UFsD97Sn~ZaT5mEfA__&Key-Pair-Id=KUT5TJCACFTXG","The Tulsa Metropolitan Area Planning Commission voted to approve a rezoning request and optional development plan (ODP) that would allow Office Light uses — and retain multifamily residential as an allowed use — on a tract in the Florence area after several hours of public comment and heated exchanges between neighbors and the applicant.

The commission approved the staff-recommended rezoning to OL with the submitted ODP following a failed motion to amend the plan to explicitly exclude multifamily housing. The vote followed more than a dozen residents testifying about environmental, traffic and property-value concerns and the applicant stressing that his firm intends primarily to sell lots rather than build multifamily dwellings.

Neighbors said the parcel is surrounded on four sides by single-family residences and that the site backs onto Chelsea Pond, a neighborhood-maintained pond and wetland area. “Their intention is to sell lots, and that is very clear,” said Sally Reynolds, president of the Chelsea Pond Property Owners Association. “The applicant has breached their agreement with us because they are here today submitting an application that includes multifamily when there was clear agreement from them to not include multifamily.”

The applicant, developer Tony Lombardi, told the commission his firm’s plan is to subdivide and sell lots. “We're selling land,” Lombardi said. “We're not planning on building anything right now.” He said deed restrictions would limit what his firm would build and that future builders would be subject to the city's permitting and building approval processes.

The public record included repeated concerns that higher-density uses could increase trespass and liability at the adjacent pond and wetlands, increase traffic on two-lane East 101st Street, and strain nearby schools. Julie Kenebel, a resident adjoining the property, urged the commission to delete permitted uses that allow “3 or more households on a single lot” and mixed‑use buildings, arguing those uses would permit apartments and condos near the neighborhood pond.

Staff said the ODP includes use limitations, screening and setbacks intended to reduce negative impacts on surrounding single-family neighborhoods. The planning staff also noted previous proceedings: a similar request had been approved by the Planning Commission earlier but was denied by City Council; the applicant then returned with the revised ODP that includes multifamily allowances.

During deliberations a commissioner moved to approve the application with an amendment excluding the residential categories that would allow multifamily (two households on a lot and three or more households on a lot). That amendment failed. A subsequent motion to approve the application as recommended by staff carried.

The commission's approval is a recommendation to City Council; rezoning decisions for the city are finalized by council. The commission record shows the matter will return to City Council where councilors and members of the public may again weigh in.","The Tulsa Metropolitan Area Planning Commission voted to approve an Office Light rezoning and optional development plan in Florence that keeps multifamily housing as an allowed use despite substantial neighborhood opposition.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6588820,"Votes at a glance: August 6 Tulsa Planning Commission actions — seven items recommended to City Council or approved",5461,291000,5752000,"/Search/View?dp=1&key=5546593-fe03bd2120314fd78c87d7075e4e20ff&start=291&end=5752","https://assets.pipeline.soar.com/5546593-fe03bd2120314fd78c87d7075e4e20ff/thumbnail_291000.jpg","/articles/6588820/Tulsa/Tulsa-County/Oklahoma/Votes-at-a-glance-August-6-Tulsa-Planning-Commission-actions-seven-items-recommended-to-City-Council-or-approved","https://secure.pipeline.soar.com/6588820-79fbeb2f000a8383f78c44b8c5f4eb02/orig.mp4?Expires=1770513154&Signature=Gq0SQQD8q8WzfQ1luZiInOW6dY~~jhmlC2LpnKYkJCRODBKII-88PzBHpiJCMW2dJI~Bogj6gtETnI73DZssuJ7zYi8xR~qyssFQ8mraSRgxnbniORooxMnZ7jwADrAHt0hC36llwTbh93Sy5vf0oDSQogjie~wYTDC-1i45dUbCnh2~PHUYTSnjibBaWGc9YC4pOpZyBWHy3NESPjyT-Qmpr-FknH~FKd1tHRkAiWtqC3HV2IpWFhLfs7K7ALFGZ57~zlngqVXGZBzIXn4riF1PtEQJKuM6UTPrq919SnLdLfe3Lfitu3Fc8W4~plYmYevyxI8Was9JOUoONOKGwg__&Key-Pair-Id=KUT5TJCACFTXG","The Tulsa Metropolitan Area Planning Commission voted on a series of routine and contested items at its Aug. 6 meeting. The following actions were taken and will be transmitted to City Council where applicable.

- CZ567 (rezoning from AG to CS): Approved as recommended by staff. Staff described the property north of the northwest corner of W. 160th St. S. and S. Elwood Ave. as within a suburban commercial land use designation. No interested speakers opposed; the commission passed the motion to recommend approval.

- Z7821 / CPA (local center land use amendment and rezoning to CS at North Martin Luther King Blvd & E. 301st St. N): The commission approved the comprehensive plan amendment (local center) and the corresponding rezoning to CS per staff recommendation. Applicant Robert Bell appeared and said the area historically had commercial use; staff recommended approval.

- Z7825 (rezoning RS‑3 to RS‑5, SW corner of W. Archer St. N. & N. 303rd W Ave): Approved as recommended by staff. Applicant stated the plan is to split the 0.63‑acre parcel into approximately four single‑family lots with ~45‑ft widths.

- Z7826 / CPA122 (comprehensive plan amendment to Employment and rezoning to Industrial Light with ODP, SE corner of E. Scully Dr. & S. Memorial Dr.): Approved as recommended by staff; applicant said the intended user is a hose and tube assembly facility with indoor assembly and limited outdoor storage; staff supported the industrial designation and ODP.

- Preliminary plat AOS (multifamily preliminary plat west of NW corner of E. 204th St. S. and S. 107th E. Ave.): Approved subject to conditions in the staff report. Interested parties raised drainage and single access/turnaround concerns; applicant and engineer indicated plans include detention and that road extension will be coordinated with city staff and the fire marshal.

- ZCA‑37 (Zoning Code Amendments — yearly cleanup batch): The commission approved a package of code clarifications and corrections including ADU clarifications, driveway/ribbon‑driveway standards, adjustments to mixed‑use district ceiling heights, allowances for optional development plans, and other housekeeping changes.

All items above passed by voice vote; the meeting transcript records the motions, seconds and chair announcements that the motions passed. Individual vote tallies were not read into the record for these items in the transcript.","The commission approved multiple rezoning, plat and code‑cleanup items in a single meeting. Several rezoning requests and one preliminary plat were approved as recommended by staff; a separate, contested Florence rezoning is reported in detail.","actionData","errors"]

Article not found

Planning commission clears Riverline (Southern Villa) TIF plan after removing language that would bar affordable housing

Planning commission approves Office Light rezoning in Florence that retains multifamily allowance over neighborhood objections

Votes at a glance: August 6 Tulsa Planning Commission actions — seven items recommended to City Council or approved