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Cathedral District Predevelopment Plan

Unlocking Housing Opportunity and Neighborhood Vitality in the South End of Downtown Tulsa

Downtown Tulsa Partnership is leading a multi-phase predevelopment effort to reimagine the Cathedral District - one of Downtown's most historic and underutilized areas. This transformative initiative seeks to activate strategic infill, expand housing options, and enhance the public realm while honoring the neighborhood's architectural legacy and community anchors.

Project Purpose

The Cathedral District Predevelopment Plan responds directly to Downtown Tulsa's housing shortage and supports the activation of the Cathedral District Tax Increment Financing (TIF) District set to activate in 2028. With strong demand for workforce, affordable, and mixed-income housing, this plan sets the foundation for catalytic redevelopment through:

  • Identification of viable infill development sites
  • Adaptive reuse and historic preservation strategies
  • Infrastructure and streetscape recommendations
  • Frameworks for governance, partnership, and implementation
  • Preparation of priority RFQs/RFPs for shovel-ready projects

Project Area

The Cathedral District TIF area is located in the southern portion of Downtown Tulsa, bounded generally by 8th Street to the north, the Inner Dispersal Loop (IDL) to the south and east, Denver Avenue to the west, and Highway 75 to the east. The TIF area includes both the Cathedral District and Gunboat Park District as well as several landmark faith institutions, Tulsa Community College's Metro Campus, surface parking lots, and many underutilized parcels with high redevelopment potential.

Timeline

The planning process is structured across five phases and is anticipated to be completed by February 2026.

Phase Focus Timeline

  • Phase 1: Shared Vision & Priorities | January - May 2025
  • Phase 2: Decision-Making & Site Feasibility | June - August 2025
  • Phase 3: Development Pathways & Concepts | July - September 2025
  • Phase 4: Development Strategy & RFQ/RFP Prep | September - November 2025
  • Phase 5: Final Plan & Implementation Tools | November - February 2026

Consultant Team

Downtown Tulsa Partnership has convened a national-local team of consultants to deliver this plan:

  • Sasaki - Urban Design Lead
  • RCLCO - Market analysis and development modeling
  • Narrate - Local planning and architectural context
  • Proximity Project - Community engagement and stakeholder alignment

Project management is led by Downtown Tulsa Partnership, with support from the City of Tulsa and PartnerTulsa.

Stakeholder Engagement

This plan centers the perspectives of key landowners and institutions within the district with engagement facilitated through workshops, surveys, stakeholder interviews, and development sessions- ensuring all partners shape the district's future.

As the Plan develops, there will be opportunities for broad community engagement on the urban design and development direction.

Looking North from Boston Avenue United Methodist, 1948 | Credit: Tulsa Historical Society
Looking North from Boston Avenue United Methodist, 1984 | Credit: Tulsa Historical Society

Strategic Goals

  • Address Downtown Housing Demand: Contribute to the projected need for 2,500 - 3,300 new units in Downtown by focusing on mixed-income and workforce housing.
  • Catalyze Infill Development: Transform vacant lots and underused properties into vibrant mixed-use projects.
  • Enhance Public Realm: Improve walkability, safety, and connectivity through green space, multimodal streets, and placemaking.
  • Preserve Cultural Identity: Leverage the district's faith insitutions and historic architecture as cornerstones of a modern, thriving community.
  • Mobilize Implementation: Activate the $25M Cathedral District TIF through a clear phasing strategy, site readiness, and RFQ/RFP frameworks.

Related Plans and Studies

The Cathedral District Plan builds on recommendations and analysis from:

  • Downtown Tulsa Forward (2024)
  • "The South End Report" by OU-Tulsa Urban Design Studio Students (2024)
  • Downtown Tulsa Housing Demand Study (2023)
  • City of Tulsa Housing Demand Study (2023)
  • The Downtown Walkability Analysis (2019)
  • The Downtown Area Master Plan (2010)

To receive updates or get involved with the Cathedral District Predevelopment Plan, email Emily Scott at emily@downtowntulsa.com / 918.221.8635