Request for Proposals: Urban Development and Design Services for Cathedral District Predevelopment Plan.

Budget = $140,000

This project is a unique opportunity to shape the future of the Cathedral District through strategic planning, urban design, and collaboration with local stakeholders. By aligning with the Cathedral District TIF's vision and the City of Tulsa's goals for quality, housing-supportive neighborhood growth, this initiative will create a clear and actionable development path ahead of the TIF's activation in 2028. This Plan will guide the TIF's long-term community impact and establish a strong framework for neighborhood growth. We look forward to reviewing your proposals.

Keywords: Urban Design, Infill Development, Strategic Development Planning, Real Estate Analysis, Economic Development, Tax Increment Finance supported Development, Housing, Affordable Housing, Faith-based urban planning, School-based urban planning, campus planning, parking feasibility analysis, adaptive reuse, neighborhood infrastructure, housing infrastructure.

INTRODUCTION

Downtown Tulsa Partnership (DTP), in collaboration with the City of Tulsa and PartnerTulsa, is seeking proposals from qualified consultants to provide urban development and design support for the Cathedral District Infill/Predevelopment Plan. This initiative aims to establish a shared vision for future development, create a strategic decision-making framework, and advance key infill projects within the Cathedral District – a Southern District of Downtown Tulsa, OK.

BACKGROUND

The Cathedral District encompasses a mix of historic faith-based institutions, educational institutions, private property owners, small businesses and residences. The District has a significant concentration of privately owned surface parking lots and unique parking needs. This initiative will define development opportunities while balancing the needs of institutions, property owners, and the broader community – including shared parking.

This plan is designed to support the initiation of the already established Cathedral District Tax Increment Financing (TIF) District by 2028, ensuring that the strategic framework and development planning align with the district's intended objectives. The Cathedral District TIF District is positioned as a key economic tool to catalyze investment, enhance public infrastructure, and create a cohesive, high-quality mixed-use environment that integrates existing faith-based institutions, educational centers, and commercial properties. As outlined in the Downtown Area Economic Development Project Plan, this district has remained largely underdeveloped for over a decade, and targeted investment in housing, adaptive reuse development and neighborhood infrastructure including greenspace is needed to create a more vibrant and connected community.

SCOPE

In close coordination with Downtown Tulsa Partnership, The City of Tulsa, PartnerTulsa, and a specialist in the engagement of faith-based organizations, the contracted services will focus on urban design, real estate development, and public infrastructure analysis with some stakeholder engagement.

The Urban Development & Design support will primarily focus on deliverables in Phases 2 through 5 while working with the broader project team to craft a quality, final Plan inclusive of all Phases' deliverables. Content generation and the final Plan deliverable will be the responsibility of your organization, but will be codeveloped with other team members and under the management of Downtown Tulsa Partnership. 

Phase 1: Establishing a High-Level Vision for Desired Outcomes (January – May 2025) – already underway

• Identify formal and informal decision-makers within neighborhood.
• Identify 2-3 priority development goals (e.g., affordable housing, revenue generation, facility enhancement, etc.).
• Facilitate engagement with key stakeholders.
• Conduct high-level urban area analysis including parking assets, neighborhood assets and buildable lands inventory.

Deliverables:

• Stakeholder vision and priorities summary.
• Preliminary constraints and opportunities analysis.

Phase 2: Decision-Making Framework + Communications (April – June 2025) - – already underway

• Define communication protocols and engagement strategies for duration of planning process.
• Refine urban fabric, infrastructure, asset and site analysis.
• Shortlist key development sites and analyze constraints.
• Research comparable adaptive reuse and mixed-use development case studies.

Deliverables:

• Decision-making framework/ stakeholder mapping document and larger engagement strategy (if needed).
• Site selection analysis, parking feasibility analysis and development constraints.

Phase 3: Realities and Pathways (June - July 2025)

• Conduct site visits or virtual tours of similar projects (if needed).
• Develop conceptual development pathways from relevant analysis (parking needs, neighborhood needs gap assessment, projected growth, etc.)
• Develop conceptual public infrastructure recommendations with draft visual renderings as needed.

Deliverables:

• Best practices report with case studies - comparative analysis and lessons learned.
• Draft conceptual infill renderings – neighborhood wide, and site specific for 3-4 sites.
• Draft public infrastructure projects (renderings/spatial display as needed).

Phase 4: Determining a Development Approach (July – September 2025)

• Establish criteria for prioritizing development opportunities.
• Develop RFQ/RFP framework for future project execution.

Deliverables:

• Prioritized development criteria and phasing plan.
• Site selection report – with 1-2 example pro forma.
• Refined conceptual infill renderings
• Refined public infrastructure projects
• Draft RFQ/RFP framework.
• Draft Cathedral District Predevelopment Plan

Phase 5: Finalize Strategy + Advance Action (September – November 2025)

• Engage additional consultants as needed.
• Finalize and issue RFQs/RFPs for priority and ready development sites.
• Establish a monitoring framework for project implementation.

Deliverables:

• Final Cathedral District Predevelopment Plan
• Finalized RFQs/RFPs for priority sites.
• Monitoring and reporting framework.

PROJECT TEAM

• Project Management: Downtown Tulsa Partnership (DTP)
• Project Support & Direction: City of Tulsa & PartnerTulsa
• Project Development (Contracted Services):
  • Stakeholder Engagement Specialist : Proximity Project
  • Urban Development & Design Specialists: ß You!

PROJECT STAKEHOLDERS

Primary:

• Tulsa Community College (TCC)
• Boston Avenue United Methodist
• First Christian Church
• Holy Family Cathedral
• First Presbyterian Church
• Public Service Company of Oklahoma (PSO)
• First United Methodist Church

Secondary:

• Other property owners
• Neighborhood businesses (within District and immediately surrounding)
• Neighborhood residents and visitors (emphasis on congregation and school audiences)

PROPOSAL SUBMISSION

As one of many project contributors, your proposal should be uniquely tailored to your role as an urban development and design consultant(s) and the specific deliverables you will provide as it relates to this unique project. This initiative involves collaboration among multiple stakeholders, including institutional partners, local government, developers, and community organizations. The selected consultant(s) must demonstrate an ability to work within a complex multi-stakeholder environment, ensuring that urban design strategies align with the overall project vision and objectives. Coordination with other contributors will be critical to refining site selection, evaluating feasibility, and producing conceptual development scenarios that integrate stakeholder priorities and economic viability.

Proposals should include:

• Firm Profile & Relevant Experience
• Proposed Approach & Methodology to the project deliverables
• Key Personnel & Roles
• Proposed Work Plan aligned with Timeline
• Budget Breakdown
  • Budget: $140,000

EVALUATION

Proposals will be evaluated based on:

• Experience with urban infill and mixed-use development.
• Experience with strategic development support for faith-based organizations, educational institutions, and/or other relevant institutions.
• Multi-stakeholder engagement expertise.
• Cost-effectiveness and project approach.

DEADLINE & CONTACT

Proposals must be submitted by April 25, 2025 to Emily Scott, Director of Planning & Economic Development at emily@downtowntulsa.com.

Questions regarding this RFP should be directed to Emily Scott ; emily@downtowntulsa.com; 843-345-8754.