Developer’s Favorite

Lindsay Perkins has developed nearly 3,500 lots over the past 30 years, yet of all his developments, one stands out as his most enjoyable project.
“Legacy Park has to be my favorite,” he said. “It was truly a case of listening to builders and customers and responding to their needs and wants.”
Legacy Park, which was developed in four phases and includes Legacy Park I, Legacy Park II, The Villages at Legacy and The Enclave at Legacy, boasts nearly 100 homes with an appraised value greater than $400,000.
And for this reason, Legacy Park, which broke ground in October 1998 and sold out less than six years later, was chosen for the 2008 TBJ upscale neighborhood profile.
The development, according to Perkins, was nearly twice its current size before a land acquisition deal fell through and confined the 371-lot to its current site.
“It started out with a land plan, all of which was owned by the Oliphant family,” he said. “We basically had Legacy on all of the Oliphant property (between Mingo to Memorial), but it ended up only on west side of the creek.”
Regardless of the condensed size, Legacy Park features varying terrain, ranging from an almost treeless northern border on 101st Street to lots with stands of 100-year-old oak trees on its southernmost border with 111th Street.
The subdivision benefited early in its development, according to Perkins, who teamed with his son Brandon in Perkins Development to develop the property, from the designation as Oklahoma’s first “disaster proof” subdivision, requiring builders to install a storm shelter in each of the homes built on the property.
“It was at a time when the City of Tulsa was trying to become a disaster resistant community and there was a push to try to mitigate some disaster liability,” the elder Perkins said.
Another attraction to the community was the effort of Perkins Development to designate several price points and lot sizes within the development. A tactic employed to “spread out the risk, which we saw as necessary due to the number of lots we were developing.” The price point of homes in Legacy follows its main north-south artery, 91st East Avenue, with the first, less expensive phase of Legacy I and II on the north, to the more upscale Enclave at Legacy Park to the south.
Despite its 72-month turn around, Legacy didn’t immediately seem a success.
“The original phase started very slow, but once we had some absorption and people started looking at Legacy Park II and the park and the pool broke ground,” Lindsay Perkins said. “The neighborhood just exploded.”
“We didn’t know how long we would be in the development, you never can tell,” said Brandon Perkins. “The first part of the development was much slower than we anticipated, but once the builders moved in and started marketing, the second phase and on moved faster than we could have anticipated.”
“We had a group of builders,” said Lindsay Perkins, “that decided to go in and once other builders saw the area was hot, we had a big influx of builders, the area turned into the hottest subdivision in Tulsa.” Lindsay Perkins credits the presence high-end builders such as Bill Rhees, Jim Ratcliff, Rick Doston, Rob Brewer, Steve Wright and Steve Brown in making Legacy Park a success. Noting that several of the builders chose to build their own homes in the development. “We just didn’t have enough lots,” he said.
Brandon Perkins estimates that the company spent nearly $1 million on an amenity package that includes lighted, landscaped entrances, a community pool and clubhouse, pocket parks, and a decorative bridge. He theorizes, however, that the biggest draw of the property might be unrestricted access to a greenbelt that runs north-south the length of the property and the presence of winding streets that make drivers feel as if the streets were winding through nature, rather than navigating part of a street grid designed to maximize the number of lots in the subdivision.
“Having 91st East Avenue winding through the property and situated along the creek really creates a sense of community and openness and brings the open space into resident’s yards,” he said.
Initial neighborhood plats did not include community access, or even views of green spaces, but at the urging of the younger Perkins, the neighborhood was opened up by routing 91st East Avenue down the spine of the greenbelt. “Instead of having the sense that only one person can use the community facilities and the green space, the winding roads open it up to everyone,” Brandon Perkins continued.
“Our initial layouts included homes backed up to the creek and the greenbelt,” said Lindsay Perkins, “but we came in and moved the street. In a sense opening it up to everyone and not just to the select few that could build houses on it.”
Lindsay Perkins admits that the community pool, which has proved quite popular with the residents of Legacy, was almost never installed.
“We didn’t have plans for a pool in the original plot, but it evolved that people wanted pools and buyers in Legacy Park’s original phase were telling builders that they wanted a pool,” he said. “It has since become a very marketable feature.”
“Personally, I was unenthusiastic and didn’t feel that a pool would help,” Lindsay Perkins continued. “But Brandon and some others listened to the customers and seeing the success of other developers, we decided to jump on board.”

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