Overview

The Development and Construction Team is creating a better Tulsa by transforming lives and  communities. The Departments of Development Services and Construction Services (DSCS) are focused on: 1) recapitalizing THA’s 3,000 housing units to extend their useful; 2) converting the portfolio to local ownership and stable operating subsidy under the Rental Assistance Demonstration Project; 3) master planning, financing and building new construction housing units at RiverWest and Comanche; 4) and partnering with developers in the private sector to expand the use of Low Income Housing Tax Credits and Project Based Voucher financing for affordable housing development in Tulsa. 
DSCS is comprised of 22 staff members, led by Jeff Hall – Vice President of Development Services and Kent Keith – Vice President of Construction Services. Matt Letzig – Vice President of Data and Compliance provides critical data analytics to ensure compliance post construction completion. The team is led by Chief Development Officer Erik Solivan, Chief Financial Officer Darian Walker, and Chief Executive Officer Aaron Darden, who collaborate to press forward on THA’s robust 3-Year housing development pipeline leveraging and investing OVER $400 Million into Tulsa’s economy.  

  • Construction Services is comprised of the Office of Contracts, the Unit Turn Crew, and Project and Construction Managers
  • Development Services is comprised of the Office of Relocation, Underwriters and Project Coordinators  
  • Data and Compliance coordinates across THA to ensure LIHTC compliance 
  • DSCS is located in Downtown Tulsa at the Central South Office, on the 9th Floor of the Petroleum Club Building
RELOCATION PLANNING PRE-DEVELOPMENT PROJECT FINANCING CONSTRUCTION

RELOCATION

Since 2019, THA has facilitated the successful Uniform Relocation Act-compliant relocation of over 500 households, highlighted by the offsite relocation efforts that occurred at Riverview Park and Brightwaters Apartments, as well as the onsite relocation efforts at Sandy Park and Apache Manor.

PLANNING

Highlighted by the Envision Comanche Master Plan, THA has extensive experience in site selection and analysis, feasibility assessments and community-level planning efforts.

PRE-DEVELOPMENT

THA has procured and maintains a pool of qualified consultants to address all aspects of the predevelopment process, including architectural and engineering designs, market studies, appraisals, feasibility studies, physical needs assessments, surveying and title, zoning and entitlements. Our predevelopment team has successfully ushered over 10 projects since 2019 from origination through underwriting. 

PROJECT FINANCING

THA maintains a team of underwriting staff that has underwritten and closed on a variety financing tools, including 4% and 9% Low-Income Tax Credit (LIHTC) funding, tax exempt bonds, FHA-insured loans (221(d)4 and 223(f)), seller financing, balance sheet loans and construction loans. Since 2019, THA has closed on over $150M in project financing

CONSTRUCTION

THA has completed both substantial renovations and new construction on over 300 units since 2020, with another 800 units under construction or set to initiate construction in the coming year. THA maintains a high capacity staff with the ability to administer jobs of all sizes, ranging from $1M or less repairs to $60M+ complex renovation and new construction projects.

 

Hover over the wheel to learn about the stages of Development

Unit Production

New Construction

THA is transforming lives and communities through large scale high impact development of new construction units. Through the two comprehensive project – Choice Neighborhoods Initiative for River West and Envision Comanche, THA through its subsidiary development entity – THA – Development Corporation. THA will build nearly 1,000 affordable (80%) and market-rate (20%) units over the next three to five years.

The new construction pipeline is divided into three stages: Pre-Development, Underwriting and Construction. Though always in flux, our current New Construction Pipeline is provided here for reference.

THA maintains strong partnership with several financing partners to ensure the development of our new construction pipeline. Those partners are listed below:

  • RBC Community Investments
  • Bank of the Ozarks
  • Bank of Oklahoma
  • Regent Bank
  • PGIM Reality Capital Corporation (MAP Lender)
  • Berkadia Financial
  • M&T Reality (MAP Lender)

Predevelopment

  • CNI Phase 6 – 80 units
  • Comanche/36N Phase 1 – 76 units
  • Comanche/36N Phase 2 – 76 units

Underwriting

  • CNI Phase 4 – 65 units
  • CNI Phase 5 – 68 units

Construction

  • CNI Phase 2 – 72 units
  • CNI Phase 3 – 76 units

Recently Completed 

  • CNI Phase 1 – 74 units

Rental Assistance Demonstration (RAD)

The Rental Assistance Demonstration (RAD) Program administered by the U.S. Department of Housing and Urban Development (HUD), provides THA an opportunity to raise capital and stabilize the operating subsidy to fund the physical needs for a segment of the portfolio covering 2,500 units across 14 sites, and gain local ownership over the developments.

In 2020, THA closed on Phase 1 of the RAD Conversions for 769 units across six sites including Parkview Plaza, LaFortune Tower, East Central Village, and Pioneer Plaza to stabilize and fix the per unit operating subsidy provided to each site, preserving the affordability of the housing units. By converting to RAD, the sites secured a 20-year per unit subsidy contract with HUD for continuing operations.

In 2022, THA plans to convert the balance of the portfolios – South Haven and Hewgley Tower to RAD through a recapitalization to extend the developments longevity in providing affordable housing to tenants. 

Going forward, THA will leverage the RAD program as part of strategy for acquisitions to expand the total number of affordable housing units in Tulsa 

Recapitalizations

THA is committed to preserving and extending the life of an asset portfolio comprising of over 3,000 units across 17 sites tapping into mixed-source financing to leverage RAD, Low Income Housing Tax Credits, Freddie Mac or Fannie Mae Forward Commitments, HUD Loan Programs 223(f), 221(d)(4) from a long list of partners which are listed below:

  • RBC Community Investments
  • Boston Financial
  • Citi Bank
  • M&T Reality (MAP Lender)
  • PGIM Reality Capital Corporation (MAP Lender)

Two sites – Sandy Park (160 Units) and Apache Manor (158 Units) – raised over $47 million to complete substantial rehabs of the units and fix the per unit subside under the RAD – Project Based Voucher Housing Assistant Payments. 

A third site, Country Club Gardens (353 Units) is in the process of raising over $60 million to invest in extending the useful life of these while preserving affordability over the next 40 years. 

Below is a working draft plan for Phases 2 and 3 ReCap/RAD conversions:

Phase 1 – Completed

  • Sandy Park (160 Units)
  • Apache Manor (158 Units)

Phase 2 – Underway

  • Mohawk Manor (106 Units)
  • Seminole/Whitlow (141 Units) • Hewgley Tower (150 Units)
  • South Haven (90 Units)

Like New Construction,  THA’s recapitalization pipeline is divided into three stages: Pre-Development, Underwriting and Construction. Though always in flux, below is a breakdown of the ReCap.

Pre-Development:

  • South Haven (90 units)
  • Hewgley Tower (150 units)

Underwriting:

  • Country Club Gardens (353 units)
  • Mohawk Manor (106 units)
  • Seminole Whitlow (141 units)
  • Meadows Apartments Disposition (176 units)

Construction:

  • Scattered Sites Disposition (217 units)

Recently Completed:

  • Sandy Park (160 units)
  • Apache Manor (158 units)

Project-Based Voucher Projects

As a develop of mixed-income and mixed The THA seeks partner with Developers of Market Rate and restricted income housing. Through the Project Based Voucher (PBV) Program THA provides:

  • A per unit subsidy via a 20-Year Housing Assistant Payment Contract commitment
  • Rents up to 110% of fair market rent to maximize housing affordability
  • PBVS for rehab or new construction developments
  • Developer selection of qualified tenants
  • Collaboration on integrating PBVs into your Project Pro Forma

If you are a Developer and are seeking to learn more about the PBV Program please contact Jeff Hall – Vice President, Development Services at 918-581-5911 or jeff.hall@tulsahousing.org

Relocation

THA’s Relocation Team provides comprehensive services to residents in compliance with U.S. Department of Housing and Urban Development regulations and the federal Uniform Relocation Act.

Comprised of a team of three (3), the Relocation Team is supervised by Lisa Henderson, who brings over a decade of experience in resident services and support. THA’s non-profit subsidiary, Housing Partners of Tulsa, Inc. (HPT) comprising a team of six (6), frequently partners with the Relocation Team to add needed capacity to support the pipeline of projects requiring resident relocation.

The following projects are at some stage in the relocation process.

Planning:

  • Scattered Sites (217 units),  Country Club Gardens (353 units)
  • Mohawk Manor (106 units)
  • Seminole Townhomes (141 units)

Completed:

  • Brightwaters Apartments (170 units)
  • Sandy Park Apartments (57 units) 
  • Apache Manor Apartments (49 units)
  • Riverview Park Apartments (190 units)

Section 3

THA is committed to providing and expanding economic opportunities for the 20,000 residents we serve by providing jobs and small business development opportunities under the federal Section 3 Program. By proactively integrating Section 3 initiatives into our Contracting processes and into our pre-development work for the sites receive Re-Capitalization or New Construction, THA aims to maximize Section 3 opportunities for or residents and resident in the affected area.

To see our past performance on Section 3 click here.

If you have questions about Section and how best to demonstrate your commitment to Section 3 in an upcoming RFB, RFQ,RFP response, please contact the Office of Contracts at 918-644-7661.

Partner with Us

Let’s work together to transform lives and communities. THA is always seeking partnerships to expand and preserve affordable housing units. With an aggressive Development Pipeline set to rehab construction for over 2,500 units in the next three years, build new construction for over 800 new units through co-development partnerships, strategic acquisitions and construction rehab over 300 units, and distribute over 1,000 Project Base Vouchers, DSCS has numerous ways to partner. See the list below:

If you wish to join THA vendor list for Request for Proposals or Bids or Qualifications, please email THA’s Purchasing Agent Tomas Neal at 918-581-5747. The vendor application can be found here.

To see a current list RFPs, RFB, RFQ please see or Contracting Page.

If you have issues or questions with a current contract please contact Kelley Quinn, Development Office Manager at 918-581-5725.

If you are a lender or investor and wish to learn more or bid on an upcoming project, please contact Kelley Quinn to set a call with a Development Team Member.