Urban Development refers to the process of building and enhancing land for various uses, including residential, institutional, commercial, industrial, transportation, public flood control, and recreational purposes. This stands in contrast to agricultural utilization of land, such as growing crops, truck farming, grazing livestock, and engaging in other farming activities.
- Urban renewal began with the Housing Act of 1949, subsidizing the destruction of old properties and construction of new ones, initially to clear slums but later expanded to other developments.
- Oklahoma cities, like Tulsa and Oklahoma City, embraced urban renewal early on, starting in the late 1950s and early 1960s.
- Tulsa’s first urban renewal project was Seminole Hills, focusing on clearing problem properties and rehabilitating others, completed in June 1968; followed by a downtown renewal program.
- Oklahoma City’s urban renewal program was prompted by concerns over business expansion and parking scarcity, leading to the establishment of an urban renewal authority in 1961.
- While many smaller Oklahoma towns resisted urban renewal, others like McAlester, Lawton, Miami, and Edmond utilized it for downtown redevelopment, public housing, and college expansion.
- Tahlequah residents voted against urban renewal, but in larger cities, decisions were left to city councils.
- Oklahoma City’s extensive program cleared hundreds of structures across three areas, leading to a new skyline but also criticism for destroying historic structures.
- By the 1970s, the urban renewal program in Oklahoma City faced public opposition, and it became mostly dormant in the late 1980s.
- Renewed interest and economic improvement in the late 1990s led to new projects in Oklahoma City, including housing, hotel, and medical center development.
Oklahoma’s Most Popular Urban Areas
According to Census statistics, there are 86 urban areas; five urbanized areas and 81 urban clusters throughout Oklahoma.
Downtown OKC
Downtown Oklahoma City, encompassing areas like Bricktown and Deep Deuce, has become a living symbol of “new urbanism,” attractive to various demographics. The area offers a range of housing options, including new condos, apartments, renovated rentals, and fresh loft spaces, all in a sophisticated urban environment. The options suit both renters and buyers, with rental rates starting at $725 for a studio and home prices ranging from $175,000 to $883,000, depending on the size and type. Located at the heart of the city, downtown’s proximity to major locations such as Tinker AFB and a variety of community links adds to its appeal.
Midtown OKC
Midtown, Oklahoma City’s newest neighborhood, is likewise revitalizing. This regeneration has produced success stories and new housing possibilities, from renovated historic buildings to new constructions. The city’s nightlife is new and vibrant thanks to midtown’s eateries and bars. Midtown has lower rental rates and property costs than Downtown, but it’s still near to important places, making it appealing to urbanites. Downtown and Midtown are family-friendly because of Oklahoma City Public Schools.
North Tusla
The Greenwood, Crutchfield, and Brady Heights neighborhoods in North Tulsa, historically known as Black Wall Street, are prime areas for investment due to their proximity to Downtown and their focus for reinvestment and redevelopment by the City of Tulsa. These areas are flanked by economic growth drivers like the Oklahoma State University – Tulsa and Langston University – Tulsa campuses, both eager to foster innovation.
Midtown Tulsa
In 2018, USA BMX announced it would relocate its headquarters and training center to Tulsa, with a new construction transforming a brownfield site, benefiting from a 54-acre Tax Increment Financing (TIF) District. Midtown Tulsa has become vibrant and appreciating in value, including residential neighborhoods, commercial areas, the Hillcrest Medical Center complex, and the north side of the Cherry Street shopping corridor. The University of Tulsa, an esteemed private research university, adds to the area’s appeal, serving as a hub for intellectual and creative activity.
Route 66 Tusla
Tulsa’s historic Route 66, including the 11th and Lewis Corridor, offers room for growth, with attractions like local retail, restaurants, bars, and the newly opened Mother Road Market capitalizing on the community’s unique position. The north side of Cherry Street and the expanding Pearl District also present opportunities for growth in retail, arts, and culture, and ongoing revitalization efforts are bringing new businesses and attractions to these areas.
Opponent’s Criticism
Oklahoma City is facing an urgent challenge with its sprawling growth and is implementing a series of measures to control it. Geographically larger than any city in Texas and ranking fourth in the nation in size, the city’s rapid expansion has led to evident strains such as pothole-filled streets and increased demands for public services like fire stations, road improvements, and water lines.
This situation led former Mayor Mick Cornett and others to view the current growth pattern as unsustainable. The population, which grew from 403,040 to 581,688 in the past 25 years, is projected to reach 810,883 by 2040, exacerbating the existing infrastructure strain. The city’s unique structure, differing from other large cities, also adds to the challenge.
The history of Oklahoma City’s growth pattern traces back to the land run in 1889, followed by waves of annexation, outward development, and strategic city planning. Founding fathers like Anton Classen were instrumental in creating an urban structure, while city leaders in the 1960s argued for annexations to save the city from a haphazard approach to growth. The growth spanned 620 square miles by 1962, with influential proponents pushing for further expansion, but also raising concerns from city staff about the ability to manage and fund the sprawling infrastructure.
The sprawl led to contrasting development dynamics across different parts of the city. The desegregation of schools and forced busing of students halted the development of new neighborhoods within certain city public school boundaries. Wide swaths of land remained undeveloped, while new areas thrived, resulting in a diversified urban landscape.
Oklahoma City Public Schools experienced a steep drop in enrollment, leading to increased housing demand in sprawling areas outside the main district. Opposition from developers halted some efforts to control growth in the past, but the situation has reached a point where aggressive measures are necessary.
The complexity of managing growth in Oklahoma City includes dealing with developers, rural residents fearing unwanted development, and those facing transportation challenges due to sprawling infrastructure. The city’s planning director, Aubrey Hammontree, deals with these intricate issues, which encompass 26 school districts, multiple counties, and a mix of urban and suburban neighborhoods.
The city has made progress in reviving the urban core, investing more than $1 billion in and around downtown, but the mayor is concerned that the efforts to reverse the trend of building sprawling neighborhoods are falling short.
