BACKGROUND

THE SITE

PROPOSED PLAN

Contents

• I. The Project Team
• II. Executive Summary
• III. Background
• a. Our Capital, Washington, D.C.
  
• b. The L’Enfant Plan
  
• IV. Site Selection
• a. Existing Conditions
  
• Redevelopment Logic
  
• V. Guiding Principles
• VI. Comprehensive Plan & Elements
• a. Land Use & Development
  
• b. Urban Design
• c. Infrastructure
• d. Circulation
• e. Open Space & Recreation
• f. Public Buildings
• g. Institutions
• h. Housing
• i. Commercial & Economic Development
• j. Historic Conservation & Preservation
• k. Sustainability & Smart Technologies
  
• VII. Acknowledgements & References
  

The Project Team

With a concentration in Urban Design, Panchery seeks to design the sustainable cities of tomorrow. He has experience working in county and local-level planning offices and will be joining SOLSTICE Planning + Architecture in Sarasota, FL, following graduation.

MCRP

Rutgers University, 2025

BS, Urban Planning & Design

Rutgers University, 2024

Minor, Sustainability

Rutgers University, 2024

BS, Urban Planning & Design

Rutgers University, 2024

Urban Planning Consultant

RBS x BASF, 2024

Inaugural RSS-DC Scholar

Rutgers University, 2023

With a strong passion for public service, policy, and community development, Wilk eagerly anticipates joining the town of Princess Anne, MD, as the Planning and Zoning Coordinator. She is poised to leverage her expertise to address the socio-economic challenges prevalent in Somerset County.

BACKGROUND

Washington, D.C. was established as the capital of the United States in 1790, selected by George Washington. The city was designed by Pierre Charles L'Enfant in a grid pattern with diagonal avenues, including the iconic National Mall. It became the seat of the federal government in 1800, although it was initially a small, sparsely populated town.

Throughout its history, Washington, D.C. has been at the center of significant events, including the Civil War, the Civil Rights Movement, and numerous presidential inaugurations. Today, it remains a symbol of American democracy, housing the White House, the Capitol Building, and numerous monuments and museums.

THE L’ENFANT PLAN

Developed in 1791, the French engineer’s plan for America’s capital featured:

• Grid patterns
  
• Grand avenues
  
• Public spaces
  
• Prominent government sites
  
• Riverfront development
  
• A geometric layout
  

A Sinking City

“Washington, D.C., could sink 16 centimeters in the 21st century, and keep sinking 40 meters or more over 80,000 years—enough to put a fifth of the Washington Monument under the waves of the Atlantic Ocean.”

SCIENCE.ORG

Built on swampy, infertile land, the continued buildout of Washington, D.C. is unsustainable. In the interest of the citizens, workers, and visitors of the city, the government should take necessary action to relocate the capital city inland.

01

Central Location

Located in Oklahoma, our area is centrally located between the east and west coasts. Its geographic position is sheltered from hurricanes and/or coastal invasions.

02

Fly-Over State

Oklahoma is typically not widely recognized when it comes to the most notable American states, nor its surrounding neighbors. A capital city in this location will bring notoriety and GDP growth.

04

Cultural Hub

Tulsa is located at the crossroads of 5-7 native nations. Our plans will pay homage to Native American tribes and work with tribal governments to ensure their prosperity and sustainability.

03

Hist. Significance

“Black Wall Street”

1921 Tulsa Race Massacre

At the intersection of multiple tribal nations

OPEN SPACE

Parks

Country Club Graveyards Sports

PARKING

Public Parking

CIRCULATION

Highways

Primary Roads ​Secondary Roads ​Railroads

FLOODING

Arkansas River ​River Basin ​Flood Risk Area

LAND USE

Business Central District ​Residential Multi-Family ​Residential Single-Family ​Commercial

Office

Planned Development ​Industrial

Agricultural

LANDMARKS

Points of Interest ​Important Venues ​Restaurants and Bars ​Breweries

Parks

Downtown Area

PartnerTulsa, Black Tech

Street and Build in Tulsa

Aims to unify the historically segregated city

Olson Kundig-designed Bob Dylan Center

New Zink Dam

Zink Lake Waterfront

Opening Labor Day Weekend

2024

• In 2010, the estimated population of downtown Tulsa was approximately 4,000.
  

• As of the most recent data available, the population of Tulsa city (which includes downtown) is approximately 411,867 as of July 1, 2022.
  

• The median age in Downtown Tulsa is 35.3 years.
  

• 63.3% of the residents are males, while 36.7% are females.
  

(U.S. Census)

Ripe for Redevelopment

50%

of the downtown area is comprised of underutilized surface parking.

In addition, Tulsa’s median household income is about $20,000 below the U.S. median. Regional economic stimulus is warranted (U.S. Census)

TULSA, OKLAHOMA

GUIDING PRINCIPLES

Forward-Thinking

& Sustainable

Honor History &

Culture

Serve as a

“Beacon of Light”

Global Center of

Knowledge & Power

The new capital city will serve as a symbol of the United States: the most powerful nation in the world.

A land of innovation, opportunity, and democracy.

Why the Pentagon?

Pentagons are said to represent balance, unity, and divineness. The shape of our city is not only a tribute to American strength and prosperity, but symbolic of unity for all Americans, bridging cultures and creeds.

The northernmost point of our pentagonal city is directed northeast at Washington, D.C., a tribute to the old capital. Its walls stand 25-feet above the ground to demonstrate the strength and sovereignty of historic capital cities.

Site Area

SITE BOUNDARY

BOTTOM OF SITE

ARKANSAS RIVER

EXISTING SITE

Proposed site area will cover the current downtown and city center portion of Tulsa.

PERIMETER: ~30,000 ft

AREA: ~58.6m sqft

~1,346 ac

Street Grid Layout

DESIGNED WITH INSPIRATION FROM:

Land Use

RESIDENTIAL

172,003,326.34 sqft

MIXED-USE

131,534,932.00 sqft

INSTITUTIONAL

100,285,224.00 sqft

COMMERCIAL

38,212,319.89 sqft

TRANSPORT-RELATED

20,925,152.13 sqft

GREEN/OPEN SPACE

7,266,728.00 sqft

Proposed Site

RESIDENTIAL

172,003,326.34 sqft

MIXED-USE

131,534,932.00 sqft

INSTITUTIONAL

100,285,224.00 sqft

COMMERCIAL

38,212,319.89 sqft

TRANSPORT-RELATED

20,925,152.13 sqft

GREEN/OPEN SPACE

7,266,728.00 sqft

A City Built for Equity & Access

DISTANCE &

SCALE BY MODE

5-min walk

5-min bike ride

5-min car ride

PUBLIC TRANSIT ROUTES + COVERAGE

bus (rt) stop

metro stop

yellow line

teal line

green line

CAR-FREE DIAGRAM

civilian car-free zone

All residents will have universal access to residential, commercial, and institutional zones,

with nearly 100% transit coverage. It would take approximately 1 hour to walk from end-to-end.

BASE CARRYING CAPACITY

573,344

Roughly the population of Baltimore, MD - but 1/59th the size by area.

HEIGHT & SCALE

RESIDENTIAL

COMMERCIAL

INDUSTRIAL

INSTITUTIONAL

GOVERNMENT-

RELATED

Human-scale design will enhance quality of life through increased sunlight; view sheds; and reduction of wind effect, heat island effect, and overall environmental impact. It will also contribute to the structural integrity of the built environments, especially in times of natural hazards such as tornadoes.

PERMITTED ARCHITECTURAL STYLES

STANDARD STREET CROSS-SECTIONAL VIEW

11'

3'

1'

11'

3'

11'

1'

3'

11'

55' RIGHT-OF-WAY (ROW)

Balances nature with vehicles, bicycles, and pedestrians. The independent bike lanes improve safety for bicyclists. Continuous frontage lines the pedestrian realm to create interesting spaces. Ample street lighting enhances safety and security.

01

Infrastructure

• WATER will be serviced by the Arkansas River, collected via rainfall, and generated through condensation capture.

• ELECTRICITY will be provided via hydroelectric and solar power.

• SEWAGE will be pumped to the industrial portion of the city, where it will be sterilized and utilized for agriculture, if possible.

• WASTE will be collected underground and repurposed for composting and electricity generation, if needed.

• CONNECTIVITY will be provided via wireless 5G and fiber optic networks independent from those in other parts of the country.

• FOOD will be grown locally and internally through vertical farms and hydroponic systems.
  

02

Circulation

• PEDESTRIAN-ORIENTED focus will enhance the safety of pedestrians, walkability, and placemaking.

• HIGH-SPEED RAIL will connect the city underground and above-ground in some portions.

• PERSONAL VEHICLES will only be permitted in certain areas of the city to eliminate congestion, uphold safety, and reduce pollution.

• PARKING will be tiered and located in close proximity to residential and commercial zones (no surface lots).

• MICRO-MOBILITY will service the city, especially through bike-share programs.

• HIGHWAYS will be located outside of city walls. Security checkpoints will scan vehicles as they enter the walls.

• FERRY will provide transportation across the Arkansas River.

• AIRPORT is located outside of the city walls at Tulsa International Airport, which can be expanded if necessary.
  

03

Open Space & Recreation

• OPEN SPACE will be incorporated through natural areas, preserves, green roofs, and green walls. Biophilic design will be highly prioritized.

• RECREATION will be blended throughout the city, primarily through indoor workout and sporting facilities and outdoor plazas.
  

• RIVERFRONT PARK will feature walking trails, native vegetation, and exercise equipment.

• POCKET PARKS will occupy small lots across the city, providing access to public greens for all residents.

• PLAZAS will be the main form of mixed-use development, with public spaces at the center.

04

Public Buildings

• POLICE & FIRE STATIONS will service the city (4X) on the perimeter

• A HEALTHCARE CAMPUS will feature the city’s primary hospital and medical research center. Additional health clinics and offices are scattered across the city.
  

• LIBRARIES will service the north (1X) and south (1X) ends.

• THE GOVERNMENT CORE will contain major government facilities.

• EMBASSY ROW will feature all international embassies, as well as tributes to other cultures.

• PUBLIC SCHOOLS will be located on the outskirts of the city, in high-residential zones.
  

05

Institutions

• CENTER OF RELIGION will be a tribute and gathering place to the world’s three major religions: Christianity, Judaism, and Islam.

• FEDERAL DISTRICT UNIVERSITY will provide higher education and research facilities.
  

• TULSA TECHNICAL COLLEGE will provide technical and vocational skills.

• MUSEUMS will provide historical and artistic artifacts and serve as educational and cultural centers within center city.
  

06

Housing

• MIXED-USE will be the primary form of housing in the city to ensure that residents have direct, walkable access to commercial spaces.

• TRANSIT-ORIENTED DEVELOPMENT will be universal, ensuring that residents are located near metro stops or bicycle infrastructure.
  

• LIVE-WORK PROGRAM will ensure that no homelessness exists by employing very low-income residents through the city and offering living quarters in return.

• HIGH-DENSITY will ensure that there are no inefficient, single-family homes within the walls.
  

07

Commercial & Economic Development

• INNOVATION CENTER will be located in center city and feature the corporate headquarters of name-brand companies in mixed-use campus environments. Manufacturing facilities will be a short distance away, across the river.

• FINANCIAL DISTRICT at the city’s southeast will be home to banks and financial institutions.
  

• FD ECONOMIC DEVELOPMENT ASSOCIATION will assist the greater Tulsa area in strengthening its economy/GDP growth and transitioning off of oil to ensure a sustainable future.

• COMMERCIAL CENTERS will feature a blend of chain and local businesses, and be located near residential zones for prosperity.
  

08

Conservation & Historic Preservation

• THE TULSA HISTORIC DISTRICT will remodel 1920s-era Tulsa and serve as a tribute to Black Wall Street. It will incorporate black and minority business owners.

• THE FD HISTORIC PRESERVATION COMMISSION will work with the community to identify and preserve historic buildings within the site area prior to total redevelopment.
  

• ART-DECO ARCHITECTURAL MANDATE will continue the legacy of Tulsa’s art-deco past.

• NATIVE AND TRIBAL COMMISSION will work with tribal nations to ensure no infringement takes place on tribal lands during the redevelopment process and assess areas of future growth within the city for tribal nations. Also providing tax incentives for the native community.
  

IMAGES COURTESY OF THE OKLAHOMA HISTORICAL SOCIETY

09

America’s Most Sustainable City

• 40% of buildings will have green roofs.

• 25% of rooftops will feature solar.
  

• 60% of rooftops will be painted white to reduce urban heat island effect.
  

ENVIRONMENT: BY THE NUMBERS

TREES

PLANTED WITHIN

CITY WALLS

LBS

CARBON SEQUESTRATION/YR

kWH

ELECTRICITY GENERATED/DAY

Electricity generation per day (solar alone) would power over 62,000 standard U.S. homes or 208,000 electric vehicles.

It would save over 767,000 kg of carbon dioxide emissions per day by avoiding power generation from fossil fuels.

*Impacts calculated by comparing site plan area to average U.S. numbers

10

The Metropolis of Tomorrow

• SMART SENSORS will gather data, assist with parking and transportation, and ensure security at all times.

• IoT-CAPABLE INFRASTRUCTURE will allow for the seamless integration of autonomous vehicles and systems.
  

• AI & VR INTEGRATION will allow residents and visitors to connect with the surrounding environment interactively, especially for providing directions and information.
  

Key Districts & Attractions

TIMEFRAME

Site plan: 7 hours

Design, extrusion, & renderings: 80 hours

Graphics & Photoshop: 5 hours

Website assembly: 14 hours

Project development: 1 semester (14 weeks)

All renderings and most architecture was made by the project team. No AI or image generation was used.

PROGRAMS USED

SPECIAL THANKS

Alice Alison Mueller, Professor & Architect

Project feedback, guidance, and support

REFERENCES & CITATIONS

Science.org (www.science.org/content/article/washington-dc-sinking-slowly)

Oklahoma Historical Society (www.okhistory.org/learn/trm1)

U.S. Census Bureau (data.census.gov)

CASE STUDIES & RESEARCH

(1) Tulsa, OK [link]

(2) Oxford, Great Britain [link]

(3) La Paz, Bolivia [link]

(4) Kohler, Wisconsin [link]

(5) BiodiverCity, Malaysia [link]

(6) East Solano County, CA [link]

(7) Barcelona, Spain [link]

(8) Poundbury, England [link]