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

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.