Wheeler District Case Study
Building for Insurability, Resilience, Energy Efficiency, and Housing Affordability: Addressing the True Cost of Housing
Wheeler District in Oklahoma City is a mixed-use infill neighborhood at a former airport that is walkable and bikeable, and includes a range of diverse price points and housing types from small studio apartments to large single-family homes. With 250 single-family and multifamily units completed and 199 apartments under construction, Wheeler District will eventually grow to 800 single-family and 2,000 multifamily homes on 130 acres. Homes are highly energy efficient with a HERS rating in the mid-30s, meaning the homes are 70% more energy efficient than standard new homes. The 250 homes built to date meet ENERGY STAR certification, and all future homes will achieve Zero Energy Ready Homes certification. All-electric geothermal heat pumps manufactured in Oklahoma provide heating, cooling, and hot water. Over 20% of the homes are powered by solar today, and all homes have the capacity to install solar. Energy efficiency improvements are cost-neutral. Geothermal receives a 30% federal tax credit, local utility rebates, and bulk purchasing savings. Further, geothermal increases appraisal values because of lower energy costs and enhanced comfort. All homes are built one foot above the Oklahoma City flood requirements and hail-resistant metal roofs reduce insurance premiums 20%. To achieve Wheeler District’s density, the developers went through an extensive Planned Unit Development (PUD) zoning process, which allowed for mixed uses, right-sized housing units, and narrower, more walkable and bikeable tree-covered roads. TIF and the city’s fast commercial permitting review process reduced development costs. The locational efficiency of the development means that residents drive significantly less than the average resident in Oklahoma.
Actions state and local governments can take to accelerate similar housing projects include:
- Establishing a state or local heat pump challenge with clear targets and contractor training;
- Requiring high energy efficiency standards and electrification targets that exceed energy codes in state housing programs;
- Providing rebates and TIF for developments which utilize high energy efficiency construction; and
- Implementing zoning reform to allow for multifamily housing to be built with minimal parking requirements by right.