Bridging Divides and Building Trust in Oklahoma City

• October 27, 2023
• Infrastructure

Oklahoma City has a unique and inspiring story of community transformation, driven by a series of visionary initiatives known collectively as the Metropolitan Area Projects, or MAPS. These projects, funded by an ongoing penny sales tax, have transformed Oklahoma City into a shining example of how effective collaboration between government and constituents can create lasting change. These projects are debt-free, funded by cash rather than bonds, ensuring fiscal responsibility and long-term sustainability. The renewal of the penny tax by voters and continued constituent support of MAPS also demonstrates strong trust in the local government institution.

The MAPS Legacy

MAPS dates back to 1993, when then-Mayor Ron Norick (1987 - 1998) sought to revitalize Oklahoma City and make it an appealing destination for residents. He proposed the temporary penny sales tax, which was approved by voters, and over the next five and a half years managed to raise $310 million, which went toward transformative initiatives to upgrade cultural, athletic and public facilities. The timing of MAPS 1 happened to overlap with the horrific Oklahoma City bombing in 1995, an attack that drew the community together and created solidarity in the aftermath. According to current Mayor David Holt’s Chief of Staff Steve Hill, MAPS helped “people feel like they had a lot of power at a time when they felt disenfranchised, and they saw the outcome of their votes in the MAPS project.” MAPS 1 restored Oklahoma City’s downtown and funded the opening of the Brocktown Ballpark, Bricktown Canal, and the downtown library.  Years later, these initial investments paid off as the canal (connected to the Oklahoma River), has become a destination for paddle sports and is now the US Olympic Training site.

With the overwhelming success of MAPS 1, MAPS 2 launched in 2001 under Mayor Kirk Humphreys (1998 - 2003) and focused on improving school infrastructure. As the city started to flourish and young professionals decided to call Oklahoma City home, so did the financing for MAPS, making it a win-win for the city and the constituents.

Mayor Mick Cornett's (2004 - 2018) tenure saw the initiation of MAPS 3 in 2009, which embraced community input through community meetings with charrettes and dedicated websites for community feedback. This inclusive approach led to an $800 million investment in areas like public transportation, parks, and the revitalization of downtown. MAPS 3 marked a pivotal change in the demographic of Oklahoma City, as more people decided to move into the urban center. Since 2008, Oklahoma City’s GDP has grown 62 percent, making it the 20th largest city in the nation. This expanded growth can largely be associated with the success of MAPS.

MAPS 4: A New Vision

Under the leadership of Mayor David Holt (current Mayor elected in 2018), MAPS 4 took a different path by investing in human infrastructure. The initiative recognized that addressing issues like homelessness and affordable housing is integral to building a stronger community. Over the next 8 years, the city plans on raising $1.1 billion to execute 16 projects set by the community.

MAPS 4: Homelessness

The MAPS 4 Homelessness Project is one such project. It is set to make a meaningful impact on vulnerable and low-income populations in Oklahoma City by expanding housing options. In total, $55.7 million is allocated towards the project, with $10 million executed every two years. This ambitious initiative is structured around three main pillars: providing 500 new units of supportive housing; rehabilitating and recapitalizing 1,500 public housing units; and establishing 150 affordable workforce housing units for those whose incomes range between 80% and 120% of the area median income (AMI). The ultimate goal is to prevent families from falling into homelessness, emphasizing the importance of early intervention and wrap around support.

To address the substantial financial requirements of these projects, the MAPS program is seeking to leverage up to an additional $400 million from various sources. Notably, the MAPS funding, although significant, plays only a small role in each project. The financing mix includes tax credits and capital magnet funds for public housing, grants and donations for supportive housing, and private debt for workforce housing. This unique model greatly expedites the development process and the delivery of affordable housing solutions.

MAPS 4 Homelessness seeks to utilize the “housing first” principles and has selected the Oklahoma City Housing Authority (OCHA) as their operating partner to provide clean, safe, and decent housing. OCHA played a pivotal role in scoping out various sites to build new infrastructure. They selected supportive housing sites based on comprehensive city plans, zoning regulations, and accessibility to public transportation and workforce housing sites in areas with high growth rates, focusing on emerging opportunities.

At a time when affordable housing is a critical issue nationwide, OCHA’s ability to manage MAPS 4 Homelessness is an impressive feat. Lindsay Cates, the city’s Homeless Strategy Implementation Manager, stated “this program demonstrates that comprehensive solutions can be achieved when diverse stakeholders come together to address the pressing needs of their community.” Collaboration with organizations like the Homeless Alliance, Mental Health Association of Oklahoma, and service provider Pivot, will only continue to ensure the sustainability of this project.

Community Trust and Support

One of the remarkable aspects of MAPS is its ability to bridge political divides. In a purple city that can be deeply divided during this time of increased political polarization, MAPS projects consistently garner strong support from a diverse voter base. Citizens have several channels through which they can voice their opinions, including subcommittee meetings, city council sessions, and board meetings. This citizen-led approach ensures that the program remains accountable to the very people it is designed to assist. According to Hill, “the city government knows what they are doing and does it well,” a successful legacy that allows the city to continue operating the projects, and requisite penny tax, in today’s climate.

Hill believes that one reason for the bipartisan support is that “we build things that people can see, experience, and touch. This makes our work tangible for people.”  Another way the government builds local trust is by “knowing that elected officials have made good on their promises year after year” two lessons that can be applied by other cities, particularly ones struggling with low resident trust or high partisanship at the local level. Since 1993, Oklahoma City residents have voted yes to $2.83 billion worth of investment in their city. Most of this investment surrounded the MAPS initiatives. The total value of investment projects related to MAPS, both public and private, is more than $5 billion.

Oklahoma City's MAPS legacy is a testament to the power of community collaboration and trusted, visionary leadership. With each new installment, the city has grown, improved, and transformed. As the projects under MAPS 4 take shape, Oklahoma City continues to set an example for communities across the nation, demonstrating that when residents and government work together, they can create lasting, positive change that benefits everyone.